49 E Washington St · Topton, PA 19562

$179,900

3 bd · 1.0 ba · 1,160 sqft · Townhouse · 3 Days on market

Built 1915 Fair condition 2,613 sqft lot Est $231k · 22% under

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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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +5.2/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Own your home for cheaper than rent. Perfect start home. Home offers three bedrooms and one full bath. Floored attic for storage. Large kitchen and living room on the first floor enclosed front porch. Has on street parking and also a one car garage accessed from the rear alleyway. Centrally located between running and Allentown.

Key facts

• One car garage
• Centrally located
• Floored attic

Tags

• FLOORED ATTIC
• LARGE KITCHEN
• ENCLOSED FRONT PORCH
• ON STREET PARKING
• ONE CAR GARAGE
• CENTRALLY LOCATED

Property features AI

Exterior

• Parking: Detached rear-entry garage (1 car); On-street parking
• Utilities: Public water; Public sewer; No municipal trash service
• Home design: Semi-detached home; Building is winterized
• Construction: Brick construction; Stone and other foundation types; Architectural shingle, rubber, and metal roofing; Basement with outside entrance and poured concrete
• Exterior features: Exterior lighting; Sidewalks; Street lights; Not in a federal flood zone

Interior

• Kitchen: Eat-in kitchen; Country-style kitchen
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Hot water baseboard heating (oil-fired); Ceiling fans; Window air conditioning units; 100 amp electric service with circuit breakers; Electric hot water
• Interior features: Traditional floor plan; Family room off the kitchen; Eat-in kitchen with country-style details; Tub with shower; Ceiling fans
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $176k (2.2% below list).
• Recommended offer: $176k (2.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#449 in PA, #4,123 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Brandywine Heights Area SD (suburban): math 48% / reading 66% proficiency, ranked #241 of 658 in PA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Brandywine Heights El Sch (337 students, 30% FRL); Brandywine Heights Intrmd/Ms (math 50% / reading 70%, grade B, #46 of 512 statewide, top 9%, 501 students, 32% FRL); Brandywine Heights Hs (math 42% / reading 24%, grade F, #325 of 437 statewide, top 75%, 439 students, 22% FRL).
• Market conditions: 10 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,926 (2.2% 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $230,840
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41-E Washington St	0.02mi	3/1.0	1,204 (+4%)	1mo	$239,000	$199	92
110 S Haas St	0.32mi	3/1.0	1,132 (-2%)	9mo	$247,500	$219	74
26 W Smith St	0.39mi	3/1.5	1,206 (+4%)	11mo	$200,000	$166	64
33 Spruce St	0.35mi	4/1.5 (+1)	1,176 (+1%)	18mo	$240,000	$204	59
21 W Smith St	0.36mi	4/1.5 (+1)	1,300 (+12%)	1mo	$215,500	$166	55
210 S Home Ave	0.39mi	3/1.5	1,314 (+13%)	8mo	$231,900	$176	51

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-19,790
• Equity at exit: $26,824

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,105
• Equity at exit: $15,554

Cash invested: $50,372 (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 19562

• Home prices YoY: -15.0%
• Active inventory: 10
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $147

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 87%

Sensitivity live

Price	-10% $271	-5% $209	+0% $147	+5% $84	+10% $22
Rent	-10% $8	-5% $77	+0% $147	+5% $216	+10% $286
Rate	-1.0pp $237	-0.5pp $192	base $147	+0.5pp $100	+1.0pp $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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-21
   listed $179,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 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: $21,111
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$5,233
• Taxable loss: −$1,175
• Est. tax savings @ 24.0%: +$282
• After-tax cash flow: $2,041/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 · 13 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate repairs and maintenance to improve its condition and value. Painting, updating cabinets, and cleaning will enhance its appeal for both resale and rental.

Repairs flagged

• Minor Kitchen cabinets — Slight wear and tear visible on cabinet doors and drawers.
• Minor Bathroom fixtures — Some discoloration and wear on bathtub and shower curtain.
• Minor Exterior siding — Slight discoloration and wear visible on exterior siding.
• Minor Windows — Some dirt and grime visible on window frames.

Value-add opportunities

• Resale Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly enhance the home's curb appeal and value.
• Rental Reupholstering or replacing carpet — Fresh carpet can improve the rental experience and attract tenants.
• Both Window treatments — New window treatments can improve both the home's curb appeal and interior aesthetics.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear and tear visible on cabinet doors and drawers.	Minor	$500–3,000
Bathroom fixtures · Some discoloration and wear on bathtub and shower curtain.	Minor	$500–3,000
Exterior siding · Slight discoloration and wear visible on exterior siding.	Minor	$500–3,000
Windows · Some dirt and grime visible on window frames.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly enhance the home's curb appeal and value. ↑
• Rental Reupholstering or replacing carpet — Fresh carpet can improve the rental experience and attract tenants. ↑
• Both Window treatments — New window treatments can improve both the home's curb appeal and interior aesthetics. ↑

ⓘ 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: Brandywine Heights Area SD
• NCES district ID: 4204050
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $62,904
• Composite: 51.52/100
• National rank: #3670
• State rank: #241 of 658 in PA

Livability — Topton

• Score: 75/100
• State rank: #449
• US rank: #4123

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Topton, PA
• City population: 2,965
• Population (ZIP): 2,965

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Polish 15% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -43.17%
• Current HPI: 245.2917
• 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

1 event — show timeline

• 2026-05-21 Listed $179,900 BRIGHT MLS