24 Franklin St · Shillington, PA 19607

$89,900

2 bd · 1.0 ba · 9,024 sqft · Townhouse public records · 4 Days on market

Built 1902 1,742 sqft lot

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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 +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity at a great price for this Governor Mifflin two-story townhome offering plenty of potential! While the home is in need of updates, it provides a great chance to add your personal touches and build equity. Features include off-street parking, a fenced rear yard, and newer replacement windows. Conveniently located close to schools, shopping, and major routes. Property is being sold in as-is condition. Call today for additional information or to schedule your showing.

Key facts

• Off-street parking
• Conveniently located
• Fenced rear yard

Tags

• OFF-STREET PARKING
• FENCED REAR YARD
• NEWER REPLACEMENT WINDOWS
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: Ground rent paid annually

Exterior

• Parking: On-street parking available; One off-street parking space; One total garage/parking space
• Utilities: Public water; Public sewer; Natural gas service
• Home design: End of row townhouse; Pitched shingle roof
• Construction: Vinyl siding; Aluminum siding; Permanent foundation
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures

Interior

• Bedrooms: Two bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Natural gas heating and hot water
• Interior features: Carpeted areas; Vinyl flooring; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 15.6% vs local median 4.9% in Shillington — 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 79/100 on livability (#230 in PA, #2,007 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Governor Mifflin SD (suburban): math 31% / reading 50% proficiency, ranked #325 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; solid renter incomes; 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1902 — 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 $89,900

Questions for the listing agent

1. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.86% ✓
• Cap rate: 15.59%
• Cash-on-cash: 33.19%
• DSCR: 2.48
• 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: 28.4%
• Equity multiple: 2.18×
• Total profit: $29,801
• Equity at exit: $13,404

10-year hold

• IRR: 35.9%
• Equity multiple: 4.30×
• Total profit: $83,152
• Equity at exit: $7,773

Cash invested: $25,172 (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 19607

• Home prices YoY: -14.1%
• Active inventory: 87
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $696

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 53%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-05-11
   listed $89,900 Active
3. 2014-04-03
   soldstatus $445,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,013
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$2,615
• Taxable income: $7,362
• Est. tax owed @ 24.0%: −$1,767
• After-tax cash flow: $6,588/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: Governor Mifflin SD
• NCES district ID: 4210860
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 50% ▼ -11.00%
• Median HH income: $60,881
• Composite: 35.88/100
• National rank: #4815
• State rank: #325 of 539 in PA

Livability — Shillington

• Score: 79/100
• State rank: #230
• US rank: #2007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shillington, PA
• County: Berks County · 195,629 people
• Metro: Reading, PA
• Population (ZIP): 24,045
• Household income: $81,346
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 469.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 22% Two or more races 12% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 14% Dominican 3%
• Common ancestry: Romanian 5% Italian 2% Slovak 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 14% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -46.25%
• Current HPI: 282.2782
• 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

-79.8% since first listed

3 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-11 Listed $89,900 BRIGHT MLS
• 2014-04-03 Sold (Public Records) $445,000 Public Records

Property tax history

+3.1%/yr

Latest (2026): $10,099 · +1.6% YoY. Source: county tax records.