2406 Noble St · West Lawn, PA 19609

$219,900

3 bd · 1.0 ba · 1,260 sqft · Other public records · 4 Days on market

Built 1925 3,049 sqft lot

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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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This nice 3 bedroom semi detached home sits on a nice block in West Lawn. It needs some updating but the potential is here! The room sizes are large. and there is lots of natural light through out. The eat in kitchen opens to a main floor laundry room. You will also find a half bath on the main floor. Upstairs you find 3 nicely sized bedrooms and a full bath. The attic provides extra storage. The back yard is fenced and a covered patio adds outdoor living space rain or shine. A one car garage is a bonus! This home has a newer roof and gas heat. The seller is providing a one year home warranty. Call now to schedule a tour.

Key facts

• Garage
• Built 1925
• Listed 4 days

Property features AI

Exterior

• Parking: Detached garage (1 space); On-street parking
• Utilities: Public water; Public sewer; 100 amp electric service with circuit breakers; Cable TV available; Natural gas hot water
• Home design: Semi-detached; Fee simple ownership
• Construction: Frame and masonry construction; Shingle roof; Permanent foundation; Built (year source: Assessor)
• Exterior features: Porch(es); Sidewalks; Chain link and wood fencing

Interior

• Kitchen: Gas oven/range
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Hot water heating; Natural gas fuel
• Interior features: Eat-in kitchen; Full basement; Fireplace (1)
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $63 ($759/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 $204k (7.4% below list).
• Recommended offer: $204k (7.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#272 in PA, #2,394 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Wilson SD (suburban): math 46% / reading 59% proficiency, ranked #127 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Whitfield El Sch (math 42% / reading 56%, grade D, #712 of 1,518 statewide, top 47%, 576 students, 32% FRL); Wilson West Ms (math 30% / reading 60%, grade D, #187 of 512 statewide, top 38%, 739 students, 31% FRL); Wilson Hs (math 61% / reading 24%, grade F, #225 of 437 statewide, top 51%, 2,059 students, 34% FRL).
• Market conditions: 45 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,572 (7.4% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.93% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 9.0

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-31,561
• Equity at exit: $32,788

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-22,111
• Equity at exit: $19,013

Cash invested: $61,572 (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 19609

• Home prices YoY: -24.5%
• Active inventory: 45
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,036 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$245 /mo · $2,936/yr
• Insurance: −$92
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $63

Break-even live

Break-even rent $1,956

Max offer price $219,900

Occupancy floor 92%

Sensitivity live

Price	-10% $188	-5% $125	+0% $63	+5% $1	+10% $-61
Rent	-10% $-98	-5% $-17	+0% $63	+5% $144	+10% $224
Rate	-1.0pp $174	-0.5pp $119	base $63	+0.5pp $6	+1.0pp $-52

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2603 Eisenhower Ct Reading, PA	3.0	2.0	1452	$2,000	$1.38	15d	1	0.46mi
1342 W Wyomissing Blvd West Lawn, PA	1.0–2.0	1.0–2.0	865	$1,775	$2.05	15d	16	0.94mi
2912 State Hill Rd Unit B2 Reading, PA	2.0	2.0	1209	$2,000	$1.65	15d	1	1.00mi
144 Victoria Ln Unit A Reading, PA	2.0	1.0	1026	$1,797	$1.75	45d	1	1.01mi
144 Victoria Ln Unit A Reading, PA	2.0	1.0	1026	$1,847	$1.80	23d	1	1.01mi
138 Hawthorne Ct Reading, PA	2.0	2.0	1414	$2,500	$1.77	45d	1	1.14mi
2815 Wyoming Dr Sinking Spring, PA	1.0–3.0	1.0	850	$2,010	$2.36	15d	1	1.20mi
1701 State Hill Rd Reading, PA	2.0	1.0	910	$1,597	$1.75	45d	1	1.48mi

Listing history 15 events

1. 2026-05-06
   status Pending 905-char remark
2. 2026-05-04
   historical 905-char remark
3. 2026-05-01
   listed $219,900 Active 905-char remark
4. 2026-04-30
   historical $219,900 905-char remark
5. 2020-07-28
   soldstatus $130,900
6. 2020-07-24
   soldstatus $130,900 Closed 632-char remark

   Show marketing remark (632 chars)

   This nice 3 bedroom semi detached home sits on a nice block in West Lawn. It needs some updating but the potential is here! The room sizes are large. and there is lots of natural light through out. The eat in kitchen opens to a main floor laundry room. You will also find a half bath on the main floor. Upstairs you find 3 nicely sized bedrooms and a full bath. The attic provides extra storage. The back yard is fenced and a covered patio adds outdoor living space rain or shine. A one car garage is a bonus! This home has a newer roof and gas heat. The seller is providing a one year home warranty. Call now to schedule a tour.

7. 2020-06-29
   status Pending 632-char remark

   Show marketing remark (632 chars)

   This nice 3 bedroom semi detached home sits on a nice block in West Lawn. It needs some updating but the potential is here! The room sizes are large. and there is lots of natural light through out. The eat in kitchen opens to a main floor laundry room. You will also find a half bath on the main floor. Upstairs you find 3 nicely sized bedrooms and a full bath. The attic provides extra storage. The back yard is fenced and a covered patio adds outdoor living space rain or shine. A one car garage is a bonus! This home has a newer roof and gas heat. The seller is providing a one year home warranty. Call now to schedule a tour.

8. 2020-06-24
   historical 632-char remark

   Show marketing remark (632 chars)

   This nice 3 bedroom semi detached home sits on a nice block in West Lawn. It needs some updating but the potential is here! The room sizes are large. and there is lots of natural light through out. The eat in kitchen opens to a main floor laundry room. You will also find a half bath on the main floor. Upstairs you find 3 nicely sized bedrooms and a full bath. The attic provides extra storage. The back yard is fenced and a covered patio adds outdoor living space rain or shine. A one car garage is a bonus! This home has a newer roof and gas heat. The seller is providing a one year home warranty. Call now to schedule a tour.

9. 2020-06-22
   price $129,900 632-char remark

   Show marketing remark (632 chars)

   This nice 3 bedroom semi detached home sits on a nice block in West Lawn. It needs some updating but the potential is here! The room sizes are large. and there is lots of natural light through out. The eat in kitchen opens to a main floor laundry room. You will also find a half bath on the main floor. Upstairs you find 3 nicely sized bedrooms and a full bath. The attic provides extra storage. The back yard is fenced and a covered patio adds outdoor living space rain or shine. A one car garage is a bonus! This home has a newer roof and gas heat. The seller is providing a one year home warranty. Call now to schedule a tour.

10. 2020-06-18
    price $139,900 632-char remark

    Show marketing remark (632 chars)

    This nice 3 bedroom semi detached home sits on a nice block in West Lawn. It needs some updating but the potential is here! The room sizes are large. and there is lots of natural light through out. The eat in kitchen opens to a main floor laundry room. You will also find a half bath on the main floor. Upstairs you find 3 nicely sized bedrooms and a full bath. The attic provides extra storage. The back yard is fenced and a covered patio adds outdoor living space rain or shine. A one car garage is a bonus! This home has a newer roof and gas heat. The seller is providing a one year home warranty. Call now to schedule a tour.

11. 2020-06-15
    listed $144,900 Active 632-char remark

    Show marketing remark (632 chars)

    This nice 3 bedroom semi detached home sits on a nice block in West Lawn. It needs some updating but the potential is here! The room sizes are large. and there is lots of natural light through out. The eat in kitchen opens to a main floor laundry room. You will also find a half bath on the main floor. Upstairs you find 3 nicely sized bedrooms and a full bath. The attic provides extra storage. The back yard is fenced and a covered patio adds outdoor living space rain or shine. A one car garage is a bonus! This home has a newer roof and gas heat. The seller is providing a one year home warranty. Call now to schedule a tour.

12. 2003-04-14
    soldstatus $72,000
13. 2003-03-31
    soldstatus $72,000

    Show marketing remark (310 chars)

    Great West Lawn semi 1/2 block from playground. New carpet in living room, 25 handle kitchen, main floor laundry with cabinets, new garage roof, gas furnace 4 years old, hot water heater new, hardwood floors, heat coils on roof for ice dams, plus bathroom has new floor, window, and tub. Priced extremely well!

14. 2003-02-27
    historical

    Show marketing remark (310 chars)

    Great West Lawn semi 1/2 block from playground. New carpet in living room, 25 handle kitchen, main floor laundry with cabinets, new garage roof, gas furnace 4 years old, hot water heater new, hardwood floors, heat coils on roof for ice dams, plus bathroom has new floor, window, and tub. Priced extremely well!

15. 2003-01-29
    listed $72,000

    Show marketing remark (310 chars)

    Great West Lawn semi 1/2 block from playground. New carpet in living room, 25 handle kitchen, main floor laundry with cabinets, new garage roof, gas furnace 4 years old, hot water heater new, hardwood floors, heat coils on roof for ice dams, plus bathroom has new floor, window, and tub. Priced extremely well!

ⓘ 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: $2,936 · $245/mo
• Projected year-2 tax: $3,205 · $267/mo
• Expected delta: +$269/yr (+$22/mo · 9.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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: $24,429
• − Mortgage interest: −$12,318
• − Property taxes: −$2,936
• − Insurance: −$1,766
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − Depreciation: −$6,397
• Taxable loss: −$2,897
• Est. tax savings @ 24.0%: +$695
• After-tax cash flow: $1,454/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: Wilson SD
• NCES district ID: 4226580
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $65,787
• Composite: 46.32/100
• National rank: #2471
• State rank: #127 of 539 in PA

Livability — West Lawn

• Score: 78/100
• State rank: #272
• US rank: #2394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Lawn, PA
• County: Berks County · 195,629 people
• City population: 10,003
• Metro: Reading, PA
• Population (ZIP): 9,874
• Household income: $82,576
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 188.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 20% Two or more races 10% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 10% Lithuanian 2% Polish 2%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 80% English-only · Spanish 13% Other Indo-European 2% 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: ▼ -94.42%
• Current HPI: 291.2214
• 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

+225.0% since first listed

16 events — show timeline

• 2026-06-05 Sold (MLS) $234,000 BRIGHT MLS
• 2026-05-06 Pending — BRIGHT MLS
• 2026-05-04 Listing Removed — BRIGHT MLS
• 2026-05-01 Listed $219,900 BRIGHT MLS
• 2026-04-30 Coming Soon $219,900 BRIGHT MLS
• 2020-07-28 Sold (Public Records) $130,900 Public Records
• 2020-07-24 Sold (MLS) $130,900 BRIGHT MLS
• 2020-06-29 Pending — BRIGHT MLS
• 2020-06-24 Listing Removed — BRIGHT MLS
• 2020-06-22 Price Changed $129,900 BRIGHT MLS
• 2020-06-18 Price Changed $139,900 BRIGHT MLS
• 2020-06-15 Listed $144,900 BRIGHT MLS
• 2003-04-14 Sold (Public Records) $72,000 Public Records
• 2003-03-31 Sold (MLS) $72,000 BRIGHT MLS
• 2003-02-27 Listing Removed — BRIGHT MLS
• 2003-01-29 Listed $72,000 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $2,936 · +0.0% YoY. Source: county tax records.