135 Sandpiper Ct · Gilbertsville, PA 19525

$340,000

3 bd · 2.0 ba · 1,814 sqft · Townhouse public records · 7 Days on market

Built 2011 2,100 sqft lot Est $345k · at est. $125/mo HOA · 4% of rent

---

Why this score? — see what drove the D+ 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 +16.8/30.0
• ARV discount +8.1/15.0
• DSCR +5.2/10.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy living at its finest in the popular WIndlestrae development in New Hanover Township. This wonderful townhome has nice size living room with brand new carpeting. The adjacent kitchen has oak cabinetry, hardwood floors, island, pantry, double bowl sink, built-in microwave, dishwasher, as well as an eat-in breakfast room. A bonus sunroom off the kitchen, also with hardwood floor, can be used as a family room, dining room, playroom, office space and more! Sliders to the back yard are off this room. A powder room and coat closet complete this level. Second floor has master bedroom with walk-in closet, as well as a Jack-n-Jill bathroom accessible from hallway too. 2 additional bedrooms with ample size closets and ceiling fans complete this floor. Spend lots of time in the full, finished basement, which has plenty of space to use for multiple purposes. ALL CARPETING IN HOME IS BRAND NEW! A laundry room, and additional storage complete the basement. There is also an egress window, which provides a good amount of light. All of this in a location that’s convenient to local commuter roads, restaurants, and lots of shopping, including the Premium Outlets at Limerick. This is a place you will love to call home

Key facts

• $125 HOA
• 2 parking spots
• Built 2011

Property features AI

Finance

• Other: Fee simple ownership; Property manager present
• HOA & community: Monthly HOA fee of $125; HOA covers snow removal, trash, and lawn care (front, rear, side)

Exterior

• Parking: Two total garage/parking spaces
• Utilities: Public water; Public sewer; Electric cooling; Natural gas for heating and hot water
• Home design: Interior townhouse/rowhouse; Pitched shingle roof; Vinyl siding
• Construction: Vinyl siding construction; Concrete perimeter foundation; Pitched shingle roof; Interior townhouse/rowhouse design
• Exterior features: Parking lot and off-street parking; Two parking spaces in lot

Interior

• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Hardwood; Laminate; Tile/brick
• Bathrooms: One full bathroom on the upper level; Two half bathrooms (one on the main level and one on the lower level)
• Heating & cooling: Forced air heating; Natural gas heating and hot water; Central air conditioning (electric)
• Interior features: Daylight, fully finished basement with rough plumbing for a bath; Living area reported as estimated

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $340k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (1.9% below list).
• Recommended offer: $333k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.1% in Gilbertsville — 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 83/100 on livability (#129 in PA, #1,013 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, commute F.
• Boyertown Area SD (suburban): math 44% / reading 53% proficiency, ranked #167 of 539 in PA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 76 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago 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.
• Current owner paid $280k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $333,455 (1.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $344,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Sandpiper Ct	0.00mi	3/2.0	1,914 (+6%)	1mo	$345,000	$180	90
122 Topaz Dr	0.03mi	3/2.5	1,835 (+1%)	8mo	$345,000	$188	88
106 Raven Ct	0.12mi	3/2.5	1,847 (+2%)	4mo	$372,000	$201	86
105 Raven Ct	0.09mi	3/2.5	1,852 (+2%)	16mo	$350,000	$189	77
141 Sandpiper Ct	0.02mi	3/2.5	1,934 (+7%)	13mo	$375,000	$194	75
120 Fawn Dr	0.31mi	3/2.5	1,815 (+0%)	14mo	$395,000	$218	72
195 Tulip Ln	0.25mi	3/2.5	1,753 (-3%)	14mo	$380,000	$217	69
114 Fawn Dr	0.36mi	3/2.5	1,799 (-1%)	14mo	$335,000	$186	68
109 Tulip Ln	0.19mi	3/2.5	2,026 (+12%)	8mo	$385,000	$190	63
145 Sandpiper Ct	0.03mi	3/2.5	2,072 (+14%)	12mo	$345,000	$167	63
215 Tulip Ln	0.30mi	3/2.5	2,026 (+12%)	15mo	$385,000	$190	52
105 Kati Ct	0.51mi	3/2.5	1,600 (-12%)	15mo	$374,700	$234	42

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-41,282
• Equity at exit: $50,695

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-17,904
• Equity at exit: $29,397

Cash invested: $95,200 (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 19525

• Home prices YoY: -26.2%
• Active inventory: 76
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,335 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$369 /mo · $4,431/yr
• Insurance: −$142
• HOA: −$125
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $215

Break-even live

Break-even rent $3,062

Max offer price $340,000

Occupancy floor 89%

Sensitivity live

Price	-10% $408	-5% $312	+0% $215	+5% $119	+10% $23
Rent	-10% $-48	-5% $84	+0% $215	+5% $347	+10% $479
Rate	-1.0pp $387	-0.5pp $302	base $215	+0.5pp $127	+1.0pp $38

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Wren Rd Gilbertsville, PA	4.0	2.5	1939	$3,600	$1.86	0d	1	1.20mi
330 Gilbertsville Rd Gilbertsville, PA	4.0	2.5	2400	$2,950	$1.23	45d	1	1.41mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 8 events

1. 2026-04-30
   status Pending
2. 2026-04-24
   listed $340,000 Active
3. 2026-04-20
   historical $340,000
4. 2021-08-20
   soldstatus $280,000
5. 2021-07-29
   soldstatus $280,000 Closed 1228-char remark

   Show marketing remark (1228 chars)

   Easy living at its finest in the popular WIndlestrae development in New Hanover Township. This wonderful townhome has nice size living room with brand new carpeting. The adjacent kitchen has oak cabinetry, hardwood floors, island, pantry, double bowl sink, built-in microwave, dishwasher, as well as an eat-in breakfast room. A bonus sunroom off the kitchen, also with hardwood floor, can be used as a family room, dining room, playroom, office space and more! Sliders to the back yard are off this room. A powder room and coat closet complete this level. Second floor has master bedroom with walk-in closet, as well as a Jack-n-Jill bathroom accessible from hallway too. 2 additional bedrooms with ample size closets and ceiling fans complete this floor. Spend lots of time in the full, finished basement, which has plenty of space to use for multiple purposes. ALL CARPETING IN HOME IS BRAND NEW! A laundry room, and additional storage complete the basement. There is also an egress window, which provides a good amount of light. All of this in a location that’s convenient to local commuter roads, restaurants, and lots of shopping, including the Premium Outlets at Limerick. This is a place you will love to call home

6. 2021-05-17
   status Pending 1228-char remark

   Show marketing remark (1228 chars)

   Easy living at its finest in the popular WIndlestrae development in New Hanover Township. This wonderful townhome has nice size living room with brand new carpeting. The adjacent kitchen has oak cabinetry, hardwood floors, island, pantry, double bowl sink, built-in microwave, dishwasher, as well as an eat-in breakfast room. A bonus sunroom off the kitchen, also with hardwood floor, can be used as a family room, dining room, playroom, office space and more! Sliders to the back yard are off this room. A powder room and coat closet complete this level. Second floor has master bedroom with walk-in closet, as well as a Jack-n-Jill bathroom accessible from hallway too. 2 additional bedrooms with ample size closets and ceiling fans complete this floor. Spend lots of time in the full, finished basement, which has plenty of space to use for multiple purposes. ALL CARPETING IN HOME IS BRAND NEW! A laundry room, and additional storage complete the basement. There is also an egress window, which provides a good amount of light. All of this in a location that’s convenient to local commuter roads, restaurants, and lots of shopping, including the Premium Outlets at Limerick. This is a place you will love to call home

7. 2021-05-11
   listed $259,900 Active 1228-char remark

   Show marketing remark (1228 chars)

   Easy living at its finest in the popular WIndlestrae development in New Hanover Township. This wonderful townhome has nice size living room with brand new carpeting. The adjacent kitchen has oak cabinetry, hardwood floors, island, pantry, double bowl sink, built-in microwave, dishwasher, as well as an eat-in breakfast room. A bonus sunroom off the kitchen, also with hardwood floor, can be used as a family room, dining room, playroom, office space and more! Sliders to the back yard are off this room. A powder room and coat closet complete this level. Second floor has master bedroom with walk-in closet, as well as a Jack-n-Jill bathroom accessible from hallway too. 2 additional bedrooms with ample size closets and ceiling fans complete this floor. Spend lots of time in the full, finished basement, which has plenty of space to use for multiple purposes. ALL CARPETING IN HOME IS BRAND NEW! A laundry room, and additional storage complete the basement. There is also an egress window, which provides a good amount of light. All of this in a location that’s convenient to local commuter roads, restaurants, and lots of shopping, including the Premium Outlets at Limerick. This is a place you will love to call home

8. 2011-04-08
   soldstatus $1,093,000

ⓘ 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: $4,431 · $369/mo
• Projected year-2 tax: $4,901 · $408/mo
• Expected delta: +$471/yr (+$39/mo · 10.6%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,015
• − Mortgage interest: −$19,045
• − Property taxes: −$4,431
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,201
• − Management: −$3,201
• − HOA: −$1,500
• − Depreciation: −$9,891
• Taxable loss: −$2,955
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $3,294/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: Boyertown Area SD
• NCES district ID: 4203960
• Math proficiency: 44% ▼ -21.00%
• Reading proficiency: 53% ▼ -22.00%
• Median HH income: $70,605
• Composite: 43.48/100
• National rank: #2999
• State rank: #167 of 539 in PA

Livability — Gilbertsville

• Score: 83/100
• State rank: #129
• US rank: #1013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,859

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 856,074 people
• By 2030: 870,887 · +1.7%
• By 2040: 891,195 · +4.1%
• By 2050: 896,417 · +4.7%
• By 2075: 903,212 · +5.5%
• By 2100: 843,240 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 4% Two or more races 4% Black 2% Asian 2%
• Common ancestry: Romanian 7% Italian 2% Polish 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong D (+22.8) · D 60.9% · R 38.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: 20.8pp · 2024: 22.8pp
• All cycles: 2024: D+22.8 2020: D+26.3 2016: D+21.1 2012: D+14.3 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.53%
• Current HPI: 283.6282
• 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

-68.9% since first listed

8 events — show timeline

• 2026-04-30 Pending — BRIGHT MLS
• 2026-04-24 Listed $340,000 BRIGHT MLS
• 2026-04-20 Coming Soon $340,000 BRIGHT MLS
• 2021-08-20 Sold (Public Records) $280,000 Public Records
• 2021-07-29 Sold (MLS) $280,000 BRIGHT MLS
• 2021-05-17 Pending — BRIGHT MLS
• 2021-05-11 Listed $259,900 BRIGHT MLS
• 2011-04-08 Sold (Public Records) $1,093,000 Public Records

Property tax history

+30.5%/yr

Latest (2026): $4,431 · +4.7% YoY. Source: county tax records.