508-510 W Front St · Berwick, PA 18603

$189,900

9 bd · 9.0 ba · 2,255 sqft · MultiFamily public records · 44 Days on market

Built 1900 4,791 sqft lot $84/sqft · 18% above area Est $170k · 12% 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 +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

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

This 3 unit property has a strong rental history and positive cash flow. Currently has one vacancy that may be owner occupied. Priced to sell.

Key facts

• Dining
• Schools
• Vacant unit

Tags

• STRONG INVESTMENT OPPORTUNITY
• OWNER-OCCUPANT OPPORTUNITY
• VACANT UNIT
• LOCAL SHOPS
• DINING
• SCHOOLS

Property features AI

Exterior

• Parking: 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family (multi-units)
• Construction: Vinyl siding; No foundation details listed
• Exterior features: Asphalt shingle roof; Sidewalks

Interior

• Kitchen: Range
• Bedrooms: 1 main-level bedroom
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Heating present
• Interior features: Range; Water heater; Unfinished basement with exterior entry
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $532/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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 $53k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.90% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.03%
• DSCR: 2.60
• GRM: 4.4

CMA / ARV

• ARV (median comp): $169,542
• List price: $189,900
• Delta: 12.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.7%
• Equity multiple: 2.33×
• Total profit: $70,921
• Equity at exit: $28,315

10-year hold

• IRR: 38.9%
• Equity multiple: 4.62×
• Total profit: $192,744
• Equity at exit: $16,419

Cash invested: $53,172 (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 18603

• Active inventory: 86
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $3,600 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$173 /mo · $2,071/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $1,596

Break-even live

Break-even rent $1,579

Max offer price $189,900

Occupancy floor 51%

Sensitivity live

Price	-10% $1,704	-5% $1,650	+0% $1,596	+5% $1,543	+10% $1,489
Rent	-10% $1,312	-5% $1,454	+0% $1,596	+5% $1,739	+10% $1,881
Rate	-1.0pp $1,692	-0.5pp $1,645	base $1,596	+0.5pp $1,547	+1.0pp $1,497

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $189,900 Active 44 DOM
2. 2026-06-18
   days on market $189,900 Active 43 DOM
3. 2026-06-17
   days on market $189,900 Active 42 DOM
4. 2026-06-16
   days on market $189,900 Active 41 DOM
5. 2026-06-16
   price $189,900 Active 40 DOM
6. 2026-06-15
   days on market $194,900 Active 40 DOM
7. 2026-06-14
   days on market $194,900 Active 38 DOM
8. 2026-06-12
   days on market $194,900 Active 37 DOM
9. 2026-06-09
   days on market $194,900 Active 34 DOM
10. 2026-06-08
    days on market $194,900 Active 33 DOM
11. 2026-06-07
    days on market $194,900 Active 32 DOM
12. 2026-06-03
    price $194,900 Active 27 DOM
13. 2026-06-02
    days on market $199,900 Active 27 DOM
14. 2026-06-01
    days on market $199,900 Active 26 DOM
15. 2026-05-31
    days on market $199,900 Active 25 DOM
16. 2026-05-30
    days on market $199,900 Active 24 DOM
17. 2026-05-06
    listed $199,900 Active 602-char remark
18. 2025-05-02
    soldstatus $250,000
19. 2022-06-15
    soldstatus $118,000
20. 2022-06-14
    soldstatus $118,000 Closed 142-char remark

    Show marketing remark (142 chars)

    This 3 unit property has a strong rental history and positive cash flow. Currently has one vacancy that may be owner occupied. Priced to sell.

21. 2022-04-01
    listed $135,450 142-char remark

    Show marketing remark (142 chars)

    This 3 unit property has a strong rental history and positive cash flow. Currently has one vacancy that may be owner occupied. Priced to sell.

22. 2008-02-01
    soldstatus $44,000

ⓘ 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: $2,071 · $173/mo
• Projected year-2 tax: $2,536 · $211/mo
• Expected delta: +$465/yr (+$39/mo · 22.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 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: −$10,637
• − Property taxes: −$2,071
• − Insurance: −$950
• − Repairs & maintenance: −$3,456
• − Management: −$3,456
• − Depreciation: −$5,524
• Taxable income: $17,106
• Est. tax owed @ 24.0%: −$4,105
• After-tax cash flow: $15,052/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: 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

+331.6% since first listed

8 events — show timeline

• 2026-06-15 Price Changed $189,900 CSVBR
• 2026-06-02 Price Changed $194,900 CSVBR
• 2026-05-06 Listed $199,900 CSVBR
• 2025-05-02 Sold (Public Records) $250,000 Public Records
• 2022-06-15 Sold (Public Records) $118,000 Public Records
• 2022-06-14 Sold (MLS) $118,000 CSVBR
• 2022-04-01 Listed $135,450 CSVBR
• 2008-02-01 Sold (Public Records) $44,000 Public Records

Property tax history

+2.7%/yr

Latest (2026): $2,071 · +2.2% YoY. Source: county tax records.