300 Friedensburg Rd · Mount Penn, PA 19606

$799,900

70 bd · None ba · 5,768 sqft · MultiFamily public records · 704 Days on market

Built 1920 5,227 sqft lot $139/sqft · 32% above area Est $607k · 32% over

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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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Fully Occupied Multi Family - 6 residential units, outside of the city, in Mt. Penn Boro. Central location makes residential units easy to rent. Excellent cash flow for the savvy investor. Call today for additional details and to schedule your private showing. Current rental/lease income per unit/per month. Unit/Apartment 1: $895. Unit/Apartment 2: $1050. Unit/Apartment 3: $850. Unit/Apartment 4: $650. Unit/Apartment 5: $1150. Unit/Apartment 6: $1150 Bring an Offer!

Key facts

• 5,227 sq ft lot
• Built 1920
• Listed 704 days

What this means for you Summary

Snapshot

• This is a 7 × 10-bed/?-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $7k ($79k/yr) — positive. Per door: $944/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $800k).
• Recommended offer: $704k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#356 in PA, #3,123 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Antietam SD (suburban): math 13% / reading 35% proficiency, ranked #468 of 539 in PA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 166 active listings in the ZIP; solid renter incomes; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).
• At $14,898/mo this rent would consume 209% of the median local household income ($86k/yr) (locally 619% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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 $224k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 704 days — a 12% lower offer ($704k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $95k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $800k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $703,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 704 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.86% ✓
• Cap rate: 16.21%
• Cash-on-cash: 35.40%
• DSCR: 2.58
• GRM: 4.5

CMA / ARV

• ARV (median comp): $607,416
• List price: $799,900
• Delta: 31.69%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.0%
• Equity multiple: 2.30×
• Total profit: $291,211
• Equity at exit: $119,268

10-year hold

• IRR: 38.2%
• Equity multiple: 4.55×
• Total profit: $795,466
• Equity at exit: $69,161

Cash invested: $223,972 (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 19606

• Active inventory: 166
• Price-to-rent: 31.3×

Monthly cashflow live

• Estimated rent: $14,898 medium
• Mortgage (P&I): −$4,195
• Tax from tax record: −$634 /mo · $7,608/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,129
• Net cashflow: $6,607

Break-even live

Break-even rent $6,534

Max offer price $799,900

Occupancy floor 51%

Sensitivity live

Price	-10% $7,060	-5% $6,834	+0% $6,607	+5% $6,381	+10% $6,155
Rent	-10% $5,430	-5% $6,019	+0% $6,607	+5% $7,196	+10% $7,784
Rate	-1.0pp $7,010	-0.5pp $6,811	base $6,607	+0.5pp $6,400	+1.0pp $6,189

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

Units	Beds	Baths	Est. rent
▸ 7× units	10	—	$14,896
Total (7 units)			$14,898

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: $199,975
• Closing costs: $23,997
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $799,900 Active 704 DOM
2. 2026-06-17
   days on market $799,900 Active 703 DOM
3. 2026-06-16
   days on market $799,900 Active 702 DOM
4. 2026-06-15
   days on market $799,900 Active 701 DOM
5. 2026-06-14
   days on market $799,900 Active 699 DOM
6. 2026-06-13
   days on market $799,900 Active 698 DOM
7. 2026-06-10
   days on market $799,900 Active 696 DOM
8. 2026-06-09
   days on market $799,900 Active 695 DOM
9. 2026-06-08
   days on market $799,900 Active 694 DOM
10. 2026-06-07
    days on market $799,900 Active 693 DOM
11. 2026-06-05
    days on market $799,900 Active 690 DOM
12. 2026-06-02
    days on market $799,900 Active 688 DOM
13. 2026-06-01
    days on market $799,900 Active 687 DOM
14. 2026-05-31
    days on market $799,900 Active 686 DOM
15. 2026-05-30
    days on market $799,900 Active 685 DOM
16. 2026-05-14
    price $799,900 471-char remark

    Show marketing remark (471 chars)

    Fully Occupied Multi Family - 6 residential units, outside of the city, in Mt. Penn Boro. Central location makes residential units easy to rent. Excellent cash flow for the savvy investor. Call today for additional details and to schedule your private showing. Current rental/lease income per unit/per month. Unit/Apartment 1: $895. Unit/Apartment 2: $1050. Unit/Apartment 3: $850. Unit/Apartment 4: $650. Unit/Apartment 5: $1150. Unit/Apartment 6: $1150 Bring an Offer!

17. 2026-02-13
    status Active 471-char remark

    Show marketing remark (471 chars)

    Fully Occupied Multi Family - 6 residential units, outside of the city, in Mt. Penn Boro. Central location makes residential units easy to rent. Excellent cash flow for the savvy investor. Call today for additional details and to schedule your private showing. Current rental/lease income per unit/per month. Unit/Apartment 1: $895. Unit/Apartment 2: $1050. Unit/Apartment 3: $850. Unit/Apartment 4: $650. Unit/Apartment 5: $1150. Unit/Apartment 6: $1150 Bring an Offer!

18. 2026-01-30
    historical 471-char remark

    Show marketing remark (471 chars)

    Fully Occupied Multi Family - 6 residential units, outside of the city, in Mt. Penn Boro. Central location makes residential units easy to rent. Excellent cash flow for the savvy investor. Call today for additional details and to schedule your private showing. Current rental/lease income per unit/per month. Unit/Apartment 1: $895. Unit/Apartment 2: $1050. Unit/Apartment 3: $850. Unit/Apartment 4: $650. Unit/Apartment 5: $1150. Unit/Apartment 6: $1150 Bring an Offer!

19. 2025-10-02
    status Active 471-char remark

    Show marketing remark (471 chars)

    Fully Occupied Multi Family - 6 residential units, outside of the city, in Mt. Penn Boro. Central location makes residential units easy to rent. Excellent cash flow for the savvy investor. Call today for additional details and to schedule your private showing. Current rental/lease income per unit/per month. Unit/Apartment 1: $895. Unit/Apartment 2: $1050. Unit/Apartment 3: $850. Unit/Apartment 4: $650. Unit/Apartment 5: $1150. Unit/Apartment 6: $1150 Bring an Offer!

20. 2025-09-30
    historical 471-char remark

    Show marketing remark (471 chars)

    Fully Occupied Multi Family - 6 residential units, outside of the city, in Mt. Penn Boro. Central location makes residential units easy to rent. Excellent cash flow for the savvy investor. Call today for additional details and to schedule your private showing. Current rental/lease income per unit/per month. Unit/Apartment 1: $895. Unit/Apartment 2: $1050. Unit/Apartment 3: $850. Unit/Apartment 4: $650. Unit/Apartment 5: $1150. Unit/Apartment 6: $1150 Bring an Offer!

21. 2025-07-09
    status Active 471-char remark

    Show marketing remark (471 chars)

    Fully Occupied Multi Family - 6 residential units, outside of the city, in Mt. Penn Boro. Central location makes residential units easy to rent. Excellent cash flow for the savvy investor. Call today for additional details and to schedule your private showing. Current rental/lease income per unit/per month. Unit/Apartment 1: $895. Unit/Apartment 2: $1050. Unit/Apartment 3: $850. Unit/Apartment 4: $650. Unit/Apartment 5: $1150. Unit/Apartment 6: $1150 Bring an Offer!

22. 2025-06-30
    historical 471-char remark

    Show marketing remark (471 chars)

    Fully Occupied Multi Family - 6 residential units, outside of the city, in Mt. Penn Boro. Central location makes residential units easy to rent. Excellent cash flow for the savvy investor. Call today for additional details and to schedule your private showing. Current rental/lease income per unit/per month. Unit/Apartment 1: $895. Unit/Apartment 2: $1050. Unit/Apartment 3: $850. Unit/Apartment 4: $650. Unit/Apartment 5: $1150. Unit/Apartment 6: $1150 Bring an Offer!

23. 2025-03-21
    price $819,900 471-char remark

    Show marketing remark (471 chars)

    Fully Occupied Multi Family - 6 residential units, outside of the city, in Mt. Penn Boro. Central location makes residential units easy to rent. Excellent cash flow for the savvy investor. Call today for additional details and to schedule your private showing. Current rental/lease income per unit/per month. Unit/Apartment 1: $895. Unit/Apartment 2: $1050. Unit/Apartment 3: $850. Unit/Apartment 4: $650. Unit/Apartment 5: $1150. Unit/Apartment 6: $1150 Bring an Offer!

24. 2024-07-19
    price $824,900 471-char remark

    Show marketing remark (471 chars)

    Fully Occupied Multi Family - 6 residential units, outside of the city, in Mt. Penn Boro. Central location makes residential units easy to rent. Excellent cash flow for the savvy investor. Call today for additional details and to schedule your private showing. Current rental/lease income per unit/per month. Unit/Apartment 1: $895. Unit/Apartment 2: $1050. Unit/Apartment 3: $850. Unit/Apartment 4: $650. Unit/Apartment 5: $1150. Unit/Apartment 6: $1150 Bring an Offer!

25. 2024-06-20
    price $849,900 471-char remark

    Show marketing remark (471 chars)

    Fully Occupied Multi Family - 6 residential units, outside of the city, in Mt. Penn Boro. Central location makes residential units easy to rent. Excellent cash flow for the savvy investor. Call today for additional details and to schedule your private showing. Current rental/lease income per unit/per month. Unit/Apartment 1: $895. Unit/Apartment 2: $1050. Unit/Apartment 3: $850. Unit/Apartment 4: $650. Unit/Apartment 5: $1150. Unit/Apartment 6: $1150 Bring an Offer!

26. 2024-06-20
    listed $895,000 Active 471-char remark

    Show marketing remark (471 chars)

    Fully Occupied Multi Family - 6 residential units, outside of the city, in Mt. Penn Boro. Central location makes residential units easy to rent. Excellent cash flow for the savvy investor. Call today for additional details and to schedule your private showing. Current rental/lease income per unit/per month. Unit/Apartment 1: $895. Unit/Apartment 2: $1050. Unit/Apartment 3: $850. Unit/Apartment 4: $650. Unit/Apartment 5: $1150. Unit/Apartment 6: $1150 Bring an Offer!

27. 1996-03-07
    soldstatus $150,000

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $7,608 · $634/mo
• Projected year-2 tax: $10,123 · $844/mo
• Expected delta: +$2,515/yr (+$210/mo · 33.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $178,776
• − Mortgage interest: −$44,807
• − Property taxes: −$7,608
• − Insurance: −$4,000
• − Repairs & maintenance: −$14,302
• − Management: −$14,302
• − Depreciation: −$23,270
• Taxable income: $70,488
• Est. tax owed @ 24.0%: −$16,917
• After-tax cash flow: $62,372/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: Antietam SD
• NCES district ID: 4202480
• Math proficiency: 13% ▼ -16.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $51,003
• Composite: 21.24/100
• National rank: #8403
• State rank: #468 of 539 in PA

Livability — Mount Penn

• Score: 77/100
• State rank: #356
• US rank: #3123

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Penn, PA
• County: Berks County · 195,629 people
• Metro: Reading, PA
• Population (ZIP): 35,853
• Household income: $85,557
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 619.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 11% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 3%
• Common ancestry: Romanian 7% Polish 2% Iranian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% German/W. Germanic 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: ▼ -211.56%
• Current HPI: 283.6138
• Rent YoY: —
• Metro: Reading, PA
• 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

+433.3% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $799,900 BRIGHT MLS
• 2026-02-13 Relisted — BRIGHT MLS
• 2026-01-30 Listing Removed — BRIGHT MLS
• 2025-10-02 Relisted — BRIGHT MLS
• 2025-09-30 Listing Removed — BRIGHT MLS
• 2025-07-09 Relisted — BRIGHT MLS
• 2025-06-30 Listing Removed — BRIGHT MLS
• 2025-03-21 Price Changed $819,900 BRIGHT MLS
• 2024-07-19 Price Changed $824,900 BRIGHT MLS
• 2024-06-20 Price Changed $849,900 BRIGHT MLS
• 2024-06-20 Listed $895,000 BRIGHT MLS
• 1996-03-07 Sold (Public Records) $150,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $7,608 · +1.1% YoY. Source: county tax records.