125 Tuckerton Rd #916 · Muhlenberg Park, PA 19605

$89,900

2 bd · 2.0 ba · 1,024 sqft · SingleFamily · 71 Days on market

Built 2006 Est $82k · 10% over ↓ 5% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked into a secluded corner of the quiet and peaceful Valley View community, this beautifully maintained 2-bedroom, 2-full-bath home delivers over 1,000 square feet of bright, functional living space designed for comfort and convenience. Step inside to an open, airy layout filled with natural light. The spacious living area flows seamlessly into the dining space and well-appointed kitchen with brand new butcher block counters, creating the perfect setup for everyday living or hosting family and friends. The primary suite offers privacy and comfort with its own full en-suite bath and generous closet space, while the second bedroom and additional full bath provide flexibility for guests, a

Key facts

• Built 2006
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#285 in PA, #2,524 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities C-, schools D-, commute F.
• Muhlenberg SD (suburban): math 14% / reading 31% proficiency, ranked #475 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 81 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.57% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.69%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $81,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Tuckerton Rd #916	0.00mi	2/2.0	1,024 (0%)	0mo	$89,900	$88	100
1002 Heath Ave	0.52mi	2/2.0	980 (-4%)	4mo	$72,000	$73	66
1047 Sage Ave	0.55mi	2/2.0	980 (-4%)	2mo	$60,000	$61	66
1021 Barberry Ave Unit T67	0.56mi	2/2.0	980 (-4%)	4mo	$58,000	$59	63
1033 Barberry Ave	0.59mi	2/2.0	980 (-4%)	4mo	$68,800	$70	62
1019 Heath Ave	0.54mi	2/2.0	924 (-10%)	4mo	$68,000	$74	55
1023 Heath Ave	0.55mi	3/1.0 (+1)	1,008 (-2%)	12mo	$80,000	$79	52
1079 Sage Ave	0.65mi	2/1.5	924 (-10%)	2mo	$73,500	$80	49
3555 Reading Crest Ave	0.71mi	3/1.5 (+1)	960 (-6%)	3mo	$299,900	$312	47
3508 Sheidy Ave	0.75mi	3/1.0 (+1)	1,120 (+9%)	2mo	$231,100	$206	39
804 Apache Ln	0.74mi	3/1.0 (+1)	922 (-10%)	13mo	$245,000	$266	29
3821 Willow Grv	0.66mi	3/1.0 (+1)	882 (-14%)	11mo	$240,000	$272	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.68×
• Total profit: $17,108
• Equity at exit: $13,404

10-year hold

• IRR: 25.4%
• Equity multiple: 3.21×
• Total profit: $55,744
• Equity at exit: $7,773

Cash invested: $25,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 19605

• Home prices YoY: -12.2%
• Active inventory: 81
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,416 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $497

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 60%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Mount Laurel Rd Temple, PA	2.0	1.0	700	$1,200	$1.71	13d	1	0.62mi
500 Shalter Ave Apt B114 Temple, PA	2.0	1.0	949	$1,464	$1.54	13d	1	0.65mi
500 Shalter Ave Apt A210 Temple, PA	2.0	1.0	949	$1,436	$1.51	43d	1	0.65mi
3541 Ridgeway St Laureldale, PA	2.0	1.0	900	$1,650	$1.83	13d	3	1.47mi

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-04-09
   price $89,900
3. 2026-02-16
   listed $94,900 Active
4. 2026-02-13
   historical $94,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,986
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$2,615
• Taxable income: $4,820
• Est. tax owed @ 24.0%: −$1,157
• After-tax cash flow: $4,807/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Muhlenberg SD
• NCES district ID: 4216200
• Math proficiency: 14% ▼ -20.00%
• Reading proficiency: 31% ▼ -16.00%
• Median HH income: $58,131
• Composite: 20.7/100
• National rank: #8526
• State rank: #475 of 539 in PA

Livability — Muhlenberg Park

• Score: 78/100
• State rank: #285
• US rank: #2524

Category grades

Amenities C- Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,916

Population outlook (Berks County) Hauer SSP2

• Today (2025): 425,767 people
• By 2030: 428,814 · +0.7%
• By 2040: 433,463 · +1.8%
• By 2050: 439,426 · +3.2%
• By 2075: 478,647 · +12.4%
• By 2100: 518,507 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 60% Hispanic / Latino 29% Two or more races 10% Black 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 12% Dominican 7%
• Common ancestry: Polish 5% Romanian 5% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 20% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · Berks

• 2024 margin: R (+12.2) · D 43.4% · R 55.6%
• 2008→2024 swing: -21.4pp toward R · 2008: 9.2pp · 2024: -12.2pp
• All cycles: 2024: R+12.2 2020: R+8.2 2016: R+10.2 2012: R+0.6 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.46%
• Current HPI: 283.9138
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

-5.3% since first listed

4 events — show timeline

• 2026-04-27 Pending — BRIGHT MLS
• 2026-04-09 Price Changed $89,900 BRIGHT MLS
• 2026-02-16 Listed $94,900 BRIGHT MLS
• 2026-02-13 Coming Soon $94,900 BRIGHT MLS