1200 1st Ave · Berwick, PA 18603

$199,900

6 bd · 3.0 ba · 3,392 sqft · MultiFamily · 86 Days on market

Built 1948 Fair condition 6,969 sqft lot $59/sqft · 9% below area Est $221k · 9% under

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Why this score? — see what drove the B 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
• ARV discount +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

3 Unit property located on a corner lot. Off street parking for 4 vehicles. Owner pays for water, hot water, sewer and heat and electric for 2nd floor units. 1st floor has its own electrical service and own gas furnace with central air. Owner pays water/sewer and hot water for 1st floor. 2nd floor has a gas hot water furnace. Refrigerator and stove in the 1 bedroom unit being sold with the property. All other appliances are the tenants. Rear covered porch and enclosed storage area. All 3 tenants have been there over a year and are now month to month leases.

Key facts

• Own gas furnace
• Off street parking
• Central air

Tags

• CORNER LOT
• OFF STREET PARKING
• OWN ELECTRICAL SERVICE
• OWN GAS FURNACE
• CENTRAL AIR
• GAS HOT WATER FURNACE

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $488/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 5.4% in Berwick — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#412 in PA, #3,762 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Berwick Area SD (other): math 32% / reading 57% proficiency, ranked #291 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 86 active listings in the ZIP; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.80% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.36%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $220,542
• List price: $199,900
• Delta: -9.36%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
726-728 Green St	0.56mi	7/4.0 (+1)	3,158 (-7%)	16mo	$205,000	$65	40
810 812 Vine St	0.68mi	7/4.0 (+1)	3,700 (+9%)	13mo	$236,900	$64	33

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: 26.2%
• Equity multiple: 2.09×
• Total profit: $60,812
• Equity at exit: $29,806

10-year hold

• IRR: 33.9%
• Equity multiple: 4.09×
• Total profit: $173,120
• Equity at exit: $17,284

Cash invested: $55,972 (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 18603

• Active inventory: 86
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $3,600 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $1,463

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 54%

Sensitivity live

Price	-10% $1,601	-5% $1,532	+0% $1,463	+5% $1,393	+10% $1,324
Rent	-10% $1,178	-5% $1,320	+0% $1,463	+5% $1,605	+10% $1,747
Rate	-1.0pp $1,563	-0.5pp $1,513	base $1,463	+0.5pp $1,411	+1.0pp $1,358

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,600
Total (3 units)			$3,600

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $199,900 Active 86 DOM
2. 2026-06-18
   days on market $199,900 Active 85 DOM
3. 2026-06-17
   days on market $199,900 Active 84 DOM
4. 2026-06-16
   days on market $199,900 Active 83 DOM
5. 2026-06-15
   days on market $199,900 Active 82 DOM
6. 2026-06-14
   days on market $199,900 Active 80 DOM
7. 2026-06-12
   days on market $199,900 Active 79 DOM
8. 2026-06-09
   days on market $199,900 Active 76 DOM
9. 2026-06-08
   days on market $199,900 Active 75 DOM
10. 2026-06-07
    days on market $199,900 Active 74 DOM
11. 2026-06-02
    days on market $199,900 Active 69 DOM
12. 2026-06-01
    days on market $199,900 Active 68 DOM
13. 2026-05-31
    days on market $199,900 Active 67 DOM
14. 2026-05-30
    days on market $199,900 Active 66 DOM
15. 2026-04-10
    status Active 563-char remark

    Show marketing remark (563 chars)

    3 Unit property located on a corner lot. Off street parking for 4 vehicles. Owner pays for water, hot water, sewer and heat and electric for 2nd floor units. 1st floor has its own electrical service and own gas furnace with central air. Owner pays water/sewer and hot water for 1st floor. 2nd floor has a gas hot water furnace. Refrigerator and stove in the 1 bedroom unit being sold with the property. All other appliances are the tenants. Rear covered porch and enclosed storage area. All 3 tenants have been there over a year and are now month to month leases.

16. 2026-04-02
    historical Active Under Contract 563-char remark

    Show marketing remark (563 chars)

    3 Unit property located on a corner lot. Off street parking for 4 vehicles. Owner pays for water, hot water, sewer and heat and electric for 2nd floor units. 1st floor has its own electrical service and own gas furnace with central air. Owner pays water/sewer and hot water for 1st floor. 2nd floor has a gas hot water furnace. Refrigerator and stove in the 1 bedroom unit being sold with the property. All other appliances are the tenants. Rear covered porch and enclosed storage area. All 3 tenants have been there over a year and are now month to month leases.

17. 2026-03-25
    listed $199,900 Active 563-char remark

    Show marketing remark (563 chars)

    3 Unit property located on a corner lot. Off street parking for 4 vehicles. Owner pays for water, hot water, sewer and heat and electric for 2nd floor units. 1st floor has its own electrical service and own gas furnace with central air. Owner pays water/sewer and hot water for 1st floor. 2nd floor has a gas hot water furnace. Refrigerator and stove in the 1 bedroom unit being sold with the property. All other appliances are the tenants. Rear covered porch and enclosed storage area. All 3 tenants have been there over a year and are now month to month leases.

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $43,200
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,456
• − Management: −$3,456
• − Depreciation: −$5,815
• Taxable income: $15,277
• Est. tax owed @ 24.0%: −$3,667
• After-tax cash flow: $13,884/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant exterior and interior repairs, including new siding, roof, and HVAC system. Landscaping improvements are also needed. Upgrading these areas will significantly increase its resale and rental value.

Repairs flagged

• Major Exterior siding — Significant wear and tear on the siding
• Major Roof — Visible wear on the roof
• Minor Landscaping — Needs trimming and general maintenance

Value-add opportunities

• Resale New siding and roof — New siding and roof will significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers.
• Rental Upgraded HVAC system — A new HVAC system will improve the comfort and energy efficiency of the home, making it more appealing to tenants.
• Both Landscaping improvements — A well-maintained and aesthetically pleasing landscape will enhance the home's curb appeal and attract both buyers and tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear on the siding	Major	$15,000–50,000
Roof · Visible wear on the roof	Major	$15,000–50,000
Landscaping · Needs trimming and general maintenance	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale New siding and roof — New siding and roof will significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers. ↑
• Rental Upgraded HVAC system — A new HVAC system will improve the comfort and energy efficiency of the home, making it more appealing to tenants. ↑
• Both Landscaping improvements — A well-maintained and aesthetically pleasing landscape will enhance the home's curb appeal and attract both buyers and tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Berwick Area SD
• NCES district ID: 4203480
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 57% ▼ -6.00%
• Median HH income: $41,964
• Composite: 37.36/100
• National rank: #4433
• State rank: #291 of 539 in PA

Livability — Berwick

• Score: 76/100
• State rank: #412
• US rank: #3762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berwick, PA
• Population (ZIP): 18,985

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 6% Polish 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.40%
• Current HPI: 211.5643
• 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

3 events — show timeline

• 2026-04-10 Relisted — CSVBR
• 2026-04-02 Contingent — CSVBR
• 2026-03-25 Listed $199,900 CSVBR