100 Walnuttown Rd · Walnuttown, PA 19522

$155,000

3 bd · 1.0 ba · 2,022 sqft · SingleFamily · 15 Days on market

Built 1760 Poor condition 1.45 ac lot $77/sqft · 54% below area

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Claim your own private slice of the Fleetwood School District. This property offers great potential for the right buyer—bring your vision and add some sweat equity to transform it into a standout home. The opportunity is here for those ready to make it their own.

Key facts

• 1.45 acre lot
• Garage
• Built 1760

Property features AI

Finance

• Financial info: Fee simple ownership; Property listed as needing major rehabilitation

Exterior

• Parking: Front-entry detached garage (1 garage space); Driveway with approximately 5 parking spaces; Total of about 6 garage/parking spaces
• Utilities: On-site septic system; Well water
• Home design: Detached property; Frame construction
• Construction: Frame construction with brick/mortar foundation; Above-grade and below-grade structures
• Exterior features: Detached structure; Not in a federal flood zone; Tidal water not present

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Hot water heating; Oil heating fuel; Electric hot water
• Interior features: One fireplace; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,040 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities F, commute F.
• Oley Valley SD (rural): math 37% / reading 58% proficiency, ranked #186 of 539 in PA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Oley Valley El Sch (math 35% / reading 58%, grade D-, #793 of 1,518 statewide, top 52%, 612 students, 36% FRL); Oley Valley Ms (math 29% / reading 59%, grade D, #202 of 512 statewide, top 40%, 357 students, 34% FRL); Oley Valley Shs (math 72% / reading 24%, grade D, #153 of 437 statewide, top 37%, 504 students, 27% FRL).
• Market conditions: 68 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1760 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1760 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.71%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $336,086
• List price: $155,000
• Delta: -53.88%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
895 Pleasant Hill Rd	0.54mi	3/1.0	2,157 (+7%)	2mo	$180,000	$83	63
690 Barlet Rd	0.50mi	3/1.0	1,892 (-6%)	12mo	$600,000	$317	56
27 Timothy Dr	0.64mi	3/1.0	1,729 (-14%)	16mo	$275,000	$159	32

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,611
• Equity at exit: $23,111

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $29,038
• Equity at exit: $13,402

Cash invested: $43,400 (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 19522

• Home prices YoY: -19.9%
• Active inventory: 68
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,892 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $368

Break-even live

Break-even rent $1,426

Max offer price $155,000

Occupancy floor 76%

Sensitivity live

Price	-10% $475	-5% $422	+0% $368	+5% $315	+10% $261
Rent	-10% $219	-5% $293	+0% $368	+5% $443	+10% $518
Rate	-1.0pp $446	-0.5pp $407	base $368	+0.5pp $328	+1.0pp $287

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-30
   statusdays on market $155,000 Pending 15 DOM
2. 2026-05-12
   historical
3. 2026-05-03
   listed $195,500 Active
4. 2025-11-04
   historical
5. 2025-10-29
   price $135,000
6. 2025-10-11
   status Active
7. 2025-10-10
   historical
8. 2025-09-30
   listed $149,900 Active

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $22,706
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$1,442
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$4,509
• Taxable income: $2,115
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $3,909/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive renovation and exterior repairs to become move-in ready. Significant improvements in exterior and interior will greatly enhance its value.

Repairs flagged

• Major siding — Severe weathering and damage
• Major roof — Exposed rafters and missing shingles
• Major porch — Structural issues
• Major landscaping — Overgrown vegetation and debris

Value-add opportunities

• Both exterior renovation — Improves curb appeal and functionality
• Both HVAC upgrade — Enhances comfort and energy efficiency
• Both painting — Fresh paint improves aesthetics and value
• Both windows — New windows improve energy efficiency and view

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and damage	Major	$15,000–50,000
roof · Exposed rafters and missing shingles	Major	$15,000–50,000
porch · Structural issues	Major	$15,000–50,000
landscaping · Overgrown vegetation and debris	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior renovation — Improves curb appeal and functionality ↑
• Both HVAC upgrade — Enhances comfort and energy efficiency ↑
• Both painting — Fresh paint improves aesthetics and value ↑
• Both windows — New windows improve energy efficiency and view ↑

ⓘ 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: Oley Valley SD
• NCES district ID: 4218150
• Math proficiency: 37% ▼ -18.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $68,937
• Composite: 42.44/100
• National rank: #3225
• State rank: #186 of 539 in PA

Livability — Walnuttown

• Score: 66/100
• State rank: #1040
• US rank: #11595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,926

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Dominican 1%
• Common ancestry: Polish 5% Romanian 5% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 3% Russian/Polish/Slavic 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: ▼ -67.19%
• Current HPI: 270.0276
• 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

+3.4% since first listed

11 events — show timeline

• 2026-05-29 Pending — BRIGHT MLS
• 2026-05-28 Listing Removed — BRIGHT MLS
• 2026-05-22 Price Changed $155,000 BRIGHT MLS
• 2026-05-22 Relisted — BRIGHT MLS
• 2026-05-12 Listing Removed — BRIGHT MLS
• 2026-05-03 Listed $195,500 BRIGHT MLS
• 2025-11-04 Listing Removed — BRIGHT MLS
• 2025-10-29 Price Changed $135,000 BRIGHT MLS
• 2025-10-11 Relisted — BRIGHT MLS
• 2025-10-10 Listing Removed — BRIGHT MLS
• 2025-09-30 Listed $149,900 BRIGHT MLS