500 Windsor St · Hamburg, PA 19526

$400,000

8 bd · 3.0 ba · 3,452 sqft · MultiFamily public records · 19 Days on market

Built 1900 0.26 ac lot $116/sqft · 74% above area

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Attention Investors or home buyers! Great opportunity in Hamburg! This is a 3 unit detached apartment building featuring a detached 2 car garage, new gas high efficiency boilers, new sidewalk and retaining wall on a . 35 acre cornet lot. Unit 502B (right side) is a 3 bedroom apartment on the second floor and third floor; Unit 502A (right side) is a 1 bedroom apartment on first floor. 502A and 502B utilize a shared heating system. Unit 500 (left side) occupies the entire side and is a 3 story home featuring 3 bedrooms, a full attic and basement, and a separate heating system. Outside, the second parcel includes the 2 car garage (great potential for additional income!) and private fenced in yard. Located just two blocks from the Hamburg High School and minutes to Rt 61 and I-78.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• Other: Three total units (2 leased, 1 vacant); Above-grade finished area reported; Below-grade finished area reported; Building not winterized
• Financial info: Total actual rent reported; Existing leases are yearly

Exterior

• Parking: Detached garage (2 spaces, front entry); Driveway with 3 spaces (concrete driveway); Total of 5 garage/parking spaces
• Utilities: Natural gas available; Electric available; Water available; Sewer available
• Home design: Detached property; Three levels; Fee simple ownership; Very good condition
• Construction: Aluminum siding; Shingle roof; Concrete perimeter foundation; Built (year estimated)
• Exterior features: Above-grade and below-grade structures; Public water; Public sewer

Interior

• Kitchen: Refrigerator
• Bedrooms: Three-bedroom unit; One-bedroom unit
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Heating & cooling: Hot water heating; Natural gas heating fuel; Window air conditioning units (electric)
• Interior features: Breakfast area; Combination kitchen/dining; Dining area; Traditional floor plan; Pantry

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Recommended offer: $394k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#529 in PA, #4,893 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities D+, commute F.
• Hamburg Area SD (other): math 31% / reading 43% proficiency, ranked #377 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y 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 $275k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $394,000 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.48%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

• ARV (median comp): $263,513
• List price: $400,000
• Delta: 51.80%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 3.87×
• Total profit: $321,697
• Equity at exit: $360,352

10-year hold

• IRR: 32.1%
• Equity multiple: 8.73×
• Total profit: $865,553
• Equity at exit: $777,112

Cash invested: $112,000 (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 19526

• Home prices YoY: 4.6%
• Active inventory: 46
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $5,304 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$295 /mo · $3,536/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,114
• Net cashflow: $1,631

Break-even live

Break-even rent $3,239

Max offer price $400,000

Occupancy floor 64%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	5	3	$1,944
1× unit	1	1	$1,558
1× unit	3	1	$1,802
Total (3 units)			$5,304

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   days on market $400,000 Active 19 DOM
2. 2026-06-17
   days on market $400,000 Active 18 DOM
3. 2026-06-16
   days on market $400,000 Active 17 DOM
4. 2026-06-15
   days on market $400,000 Active 16 DOM
5. 2026-06-13
   statusdays on market $400,000 Active 14 DOM
6. 2026-05-31
   status $400,000 Pending 13 DOM
7. 2026-05-18
   listed $400,000 Active 1457-char remark
8. 2026-05-09
   historical $400,000 1457-char remark
9. 2023-07-27
   soldstatus $275,000 Sold 787-char remark

   Show marketing remark (787 chars)

   Attention Investors or home buyers! Great opportunity in Hamburg! This is a 3 unit detached apartment building featuring a detached 2 car garage, new gas high efficiency boilers, new sidewalk and retaining wall on a . 35 acre cornet lot. Unit 502B (right side) is a 3 bedroom apartment on the second floor and third floor; Unit 502A (right side) is a 1 bedroom apartment on first floor. 502A and 502B utilize a shared heating system. Unit 500 (left side) occupies the entire side and is a 3 story home featuring 3 bedrooms, a full attic and basement, and a separate heating system. Outside, the second parcel includes the 2 car garage (great potential for additional income!) and private fenced in yard. Located just two blocks from the Hamburg High School and minutes to Rt 61 and I-78.

10. 2023-07-27
    soldstatus $275,000

    Show marketing remark (787 chars)

    Attention Investors or home buyers! Great opportunity in Hamburg! This is a 3 unit detached apartment building featuring a detached 2 car garage, new gas high efficiency boilers, new sidewalk and retaining wall on a . 35 acre cornet lot. Unit 502B (right side) is a 3 bedroom apartment on the second floor and third floor; Unit 502A (right side) is a 1 bedroom apartment on first floor. 502A and 502B utilize a shared heating system. Unit 500 (left side) occupies the entire side and is a 3 story home featuring 3 bedrooms, a full attic and basement, and a separate heating system. Outside, the second parcel includes the 2 car garage (great potential for additional income!) and private fenced in yard. Located just two blocks from the Hamburg High School and minutes to Rt 61 and I-78.

11. 2023-07-19
    soldstatus $275,000 Closed

    Show marketing remark (787 chars)

    Attention Investors or home buyers! Great opportunity in Hamburg! This is a 3 unit detached apartment building featuring a detached 2 car garage, new gas high efficiency boilers, new sidewalk and retaining wall on a . 35 acre cornet lot. Unit 502B (right side) is a 3 bedroom apartment on the second floor and third floor; Unit 502A (right side) is a 1 bedroom apartment on first floor. 502A and 502B utilize a shared heating system. Unit 500 (left side) occupies the entire side and is a 3 story home featuring 3 bedrooms, a full attic and basement, and a separate heating system. Outside, the second parcel includes the 2 car garage (great potential for additional income!) and private fenced in yard. Located just two blocks from the Hamburg High School and minutes to Rt 61 and I-78.

12. 2023-06-22
    status Pending

    Show marketing remark (787 chars)

    Attention Investors or home buyers! Great opportunity in Hamburg! This is a 3 unit detached apartment building featuring a detached 2 car garage, new gas high efficiency boilers, new sidewalk and retaining wall on a . 35 acre cornet lot. Unit 502B (right side) is a 3 bedroom apartment on the second floor and third floor; Unit 502A (right side) is a 1 bedroom apartment on first floor. 502A and 502B utilize a shared heating system. Unit 500 (left side) occupies the entire side and is a 3 story home featuring 3 bedrooms, a full attic and basement, and a separate heating system. Outside, the second parcel includes the 2 car garage (great potential for additional income!) and private fenced in yard. Located just two blocks from the Hamburg High School and minutes to Rt 61 and I-78.

13. 2023-06-22
    status Pending 787-char remark

    Show marketing remark (787 chars)

    Attention Investors or home buyers! Great opportunity in Hamburg! This is a 3 unit detached apartment building featuring a detached 2 car garage, new gas high efficiency boilers, new sidewalk and retaining wall on a . 35 acre cornet lot. Unit 502B (right side) is a 3 bedroom apartment on the second floor and third floor; Unit 502A (right side) is a 1 bedroom apartment on first floor. 502A and 502B utilize a shared heating system. Unit 500 (left side) occupies the entire side and is a 3 story home featuring 3 bedrooms, a full attic and basement, and a separate heating system. Outside, the second parcel includes the 2 car garage (great potential for additional income!) and private fenced in yard. Located just two blocks from the Hamburg High School and minutes to Rt 61 and I-78.

14. 2023-06-19
    price $324,900

    Show marketing remark (787 chars)

    Attention Investors or home buyers! Great opportunity in Hamburg! This is a 3 unit detached apartment building featuring a detached 2 car garage, new gas high efficiency boilers, new sidewalk and retaining wall on a . 35 acre cornet lot. Unit 502B (right side) is a 3 bedroom apartment on the second floor and third floor; Unit 502A (right side) is a 1 bedroom apartment on first floor. 502A and 502B utilize a shared heating system. Unit 500 (left side) occupies the entire side and is a 3 story home featuring 3 bedrooms, a full attic and basement, and a separate heating system. Outside, the second parcel includes the 2 car garage (great potential for additional income!) and private fenced in yard. Located just two blocks from the Hamburg High School and minutes to Rt 61 and I-78.

15. 2023-06-19
    price $324,900 787-char remark

    Show marketing remark (787 chars)

    Attention Investors or home buyers! Great opportunity in Hamburg! This is a 3 unit detached apartment building featuring a detached 2 car garage, new gas high efficiency boilers, new sidewalk and retaining wall on a . 35 acre cornet lot. Unit 502B (right side) is a 3 bedroom apartment on the second floor and third floor; Unit 502A (right side) is a 1 bedroom apartment on first floor. 502A and 502B utilize a shared heating system. Unit 500 (left side) occupies the entire side and is a 3 story home featuring 3 bedrooms, a full attic and basement, and a separate heating system. Outside, the second parcel includes the 2 car garage (great potential for additional income!) and private fenced in yard. Located just two blocks from the Hamburg High School and minutes to Rt 61 and I-78.

16. 2023-04-03
    listed $349,900 Active

    Show marketing remark (787 chars)

    Attention Investors or home buyers! Great opportunity in Hamburg! This is a 3 unit detached apartment building featuring a detached 2 car garage, new gas high efficiency boilers, new sidewalk and retaining wall on a . 35 acre cornet lot. Unit 502B (right side) is a 3 bedroom apartment on the second floor and third floor; Unit 502A (right side) is a 1 bedroom apartment on first floor. 502A and 502B utilize a shared heating system. Unit 500 (left side) occupies the entire side and is a 3 story home featuring 3 bedrooms, a full attic and basement, and a separate heating system. Outside, the second parcel includes the 2 car garage (great potential for additional income!) and private fenced in yard. Located just two blocks from the Hamburg High School and minutes to Rt 61 and I-78.

17. 2023-03-31
    listed $349,900 Active 787-char remark

    Show marketing remark (787 chars)

    Attention Investors or home buyers! Great opportunity in Hamburg! This is a 3 unit detached apartment building featuring a detached 2 car garage, new gas high efficiency boilers, new sidewalk and retaining wall on a . 35 acre cornet lot. Unit 502B (right side) is a 3 bedroom apartment on the second floor and third floor; Unit 502A (right side) is a 1 bedroom apartment on first floor. 502A and 502B utilize a shared heating system. Unit 500 (left side) occupies the entire side and is a 3 story home featuring 3 bedrooms, a full attic and basement, and a separate heating system. Outside, the second parcel includes the 2 car garage (great potential for additional income!) and private fenced in yard. Located just two blocks from the Hamburg High School and minutes to Rt 61 and I-78.

18. 2023-01-31
    historical
19. 2023-01-31
    historical
20. 2023-01-31
    historical
21. 2023-01-31
    historical
22. 2022-12-15
    listed $349,900 Active
23. 2022-12-05
    price $349,900
24. 2022-12-05
    price $349,900
25. 2022-12-05
    price $349,900
26. 2022-05-27
    price $369,900
27. 2022-05-27
    price $369,900
28. 2022-05-27
    price $369,900
29. 2021-11-30
    listed $374,900 Active
30. 2021-11-30
    listed $374,900 Active
31. 2021-11-29
    listed $374,900 Active
32. 2016-01-19
    soldstatus $165,000
33. 2016-01-11
    soldstatus $165,000
34. 2015-11-11
    historical
35. 2015-10-23
    listed $175,000
36. 2014-02-20
    soldstatus $90,000
37. 2014-02-18
    soldstatus $90,000
38. 2014-01-29
    historical
39. 2013-05-16
    listed $125,000

ⓘ 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: $3,536 · $295/mo
• Projected year-2 tax: $4,928 · $411/mo
• Expected delta: +$1,392/yr (+$116/mo · 39.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,648
• − Mortgage interest: −$22,406
• − Property taxes: −$3,536
• − Insurance: −$2,000
• − Repairs & maintenance: −$5,092
• − Management: −$5,092
• − Depreciation: −$11,636
• Taxable income: $13,886
• Est. tax owed @ 24.0%: −$3,333
• After-tax cash flow: $16,242/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: Hamburg Area SD
• NCES district ID: 4211340
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $55,589
• Composite: 32.5/100
• National rank: #5705
• State rank: #377 of 539 in PA

Livability — Hamburg

• Score: 74/100
• State rank: #529
• US rank: #4893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamburg, PA
• Population (ZIP): 11,412

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% Hispanic / Latino 6% Two or more races 3% Black 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Polish 7% Romanian 4% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 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: ▲ 13.13%
• Current HPI: 299.1168
• 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

+220.0% since first listed

35 events — show timeline

• 2026-06-12 Relisted — BRIGHT MLS
• 2026-05-30 Pending — BRIGHT MLS
• 2026-05-18 Listed $400,000 BRIGHT MLS
• 2026-05-09 Coming Soon $400,000 BRIGHT MLS
• 2023-07-27 Sold (Public Records) $275,000 Public Records
• 2023-07-27 Sold (MLS) $275,000 GLVRMLS
• 2023-07-19 Sold (MLS) $275,000 BRIGHT MLS
• 2023-06-22 Pending — BRIGHT MLS
• 2023-06-22 Pending — GLVRMLS
• 2023-06-19 Price Changed $324,900 BRIGHT MLS
• 2023-06-19 Price Changed $324,900 GLVRMLS
• 2023-04-03 Listed $349,900 BRIGHT MLS
• 2023-03-31 Listed $349,900 GLVRMLS
• 2023-01-31 Listing Removed — GLVRMLS
• 2023-01-31 Listing Removed — BRIGHT MLS
• 2023-01-31 Listing Removed — GLVRMLS
• 2023-01-31 Listing Removed — BRIGHT MLS
• 2022-12-15 Listed $349,900 BRIGHT MLS
• 2022-12-05 Price Changed $349,900 BRIGHT MLS
• 2022-12-05 Price Changed $349,900 GLVRMLS
• 2022-12-05 Price Changed $349,900 GLVRMLS
• 2022-05-27 Price Changed $369,900 BRIGHT MLS
• 2022-05-27 Price Changed $369,900 GLVRMLS
• 2022-05-27 Price Changed $369,900 GLVRMLS
• 2021-11-30 Listed $374,900 GLVRMLS
• 2021-11-30 Listed $374,900 BRIGHT MLS
• 2021-11-29 Listed $374,900 GLVRMLS
• 2016-01-19 Sold (Public Records) $165,000 Public Records
• 2016-01-11 Sold (MLS) $165,000 BRIGHT MLS
• 2015-11-11 Listing Removed — BRIGHT MLS
• 2015-10-23 Listed $175,000 BRIGHT MLS
• 2014-02-20 Sold (Public Records) $90,000 Public Records
• 2014-02-18 Sold (MLS) $90,000 BRIGHT MLS
• 2014-01-29 Listing Removed — BRIGHT MLS
• 2013-05-16 Listed $125,000 BRIGHT MLS

Property tax history

-0.2%/yr

Latest (2026): $3,536 · +0.0% YoY. Source: county tax records.