1012 Barberry Ave · Riverview Park, PA 19605

$75,000

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 26 Days on market

Built 2007

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Renovated mobile home with a great floor plan. Located in well-kept Laurel Commons Community. $735 a month fee includes lot rent, trash, recycling, and other common area costs. This property has a very large deck, perfect for outdoor entertaining.

Key facts

• Large deck
• Great floor plan
• Parking

Tags

• RENOVATED MOBILE HOME
• GREAT FLOOR PLAN
• LARGE DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#654 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Muhlenberg El Ctr (math 10% / reading 32%, grade F, #1,241 of 1,518 statewide, top 82%, 1,150 students, 100% FRL); Muhlenberg Jr Ms (math 8% / reading 29%, grade F, #451 of 512 statewide, top 88%, 1,013 students, 100% FRL); Muhlenberg Hs (math 41%, 1,151 students, 67% FRL) — zoned schools average 89% FRL vs 41% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 81 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.84% ✓
• Cap rate: 15.37%
• Cash-on-cash: 32.40%
• DSCR: 2.44
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.5%
• Equity multiple: 2.14×
• Total profit: $23,989
• Equity at exit: $11,183

10-year hold

• IRR: 35.0%
• Equity multiple: 4.21×
• Total profit: $67,496
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $567

Break-even live

Break-even rent $664

Max offer price $75,000

Occupancy floor 54%

Sensitivity live

Price	-10% $610	-5% $588	+0% $567	+5% $546	+10% $525
Rent	-10% $458	-5% $513	+0% $567	+5% $622	+10% $676
Rate	-1.0pp $605	-0.5pp $586	base $567	+0.5pp $548	+1.0pp $528

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	15d	1	1.15mi
500 Shalter Ave Apt A210 Temple, PA	2.0	1.0	949	$1,436	$1.51	45d	1	1.18mi
500 Shalter Ave Apt B114 Temple, PA	2.0	1.0	949	$1,464	$1.54	15d	1	1.18mi

Listing history 2 events

1. 2026-04-20
   status Pending
2. 2026-03-25
   listed $75,000 Active

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,577
• − Mortgage interest: −$4,201
• − Property taxes: −$1,196
• − Insurance: −$375
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$2,182
• Taxable income: $5,971
• Est. tax owed @ 24.0%: −$1,433
• After-tax cash flow: $5,372/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: 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 — Riverview Park

• Score: 72/100
• State rank: #654
• US rank: #6368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,916
• 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

2 events — show timeline

• 2026-04-20 Pending — BRIGHT MLS
• 2026-03-25 Listed $75,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $1,196 · +0.0% YoY. Source: county tax records.