147 Walnut St · Mohnton, PA 19540

$279,900

5 bd · 2.0 ba · 1,694 sqft · MultiFamily public records · 6 Days on market

Built 1930 0.71 ac lot $165/sqft · 17% above area Est $295k · 5% under

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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 +9.9/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Welcome to 147 Walnut Street, Mohnton, PA! This spacious 5-bedroom, 2.5-bath home offers over 2,100 square feet of living space and sits on a generous . 71-acre lot in the Governor Mifflin School District. Designed with both comfort and functionality in mind, the home provides abundant space for growing households, multi-generational living, or those simply seeking flexibility. Multiple living areas and well-sized bedrooms allow for a variety of layouts, including home offices, guest space, or creative use of the floor plan. Outside, enjoy the rare combination of neighborhood living and a sizeable lot, offering room for outdoor entertaining, gardening, recreation, or future enhancements. Co

Key facts

• Outdoor entertaining
• Room for recreation
• Sizeable lot

Tags

• MULTIPLE LIVING AREAS
• SIZEABLE LOT
• OUTDOOR ENTERTAINING
• ROOM FOR GARDENING
• ROOM FOR RECREATION

Property features AI

Finance

• Other: Ownership is fee simple; Above-grade finished area approx. 1,694 (source: assessor); Below-grade finished area approx. 400 (estimated)

Exterior

• Parking: Off-street parking with 3 spaces (total 3 garage/parking spaces)
• Utilities: Public water; Public sewer; Hot water heated by oil; Heating fuel: oil and owned propane; Cooling fuel: electric
• Home design: Detached structure; Shingle roof; Vinyl siding
• Construction: Permanent foundation
• Exterior features: Not in a federal flood zone; Other structures both above grade and below grade

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: One main-level bedroom; Three bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level); One half bath on lower level
• Heating & cooling: Baseboard hot water heating; Cooling via wall unit and window units
• Interior features: Full walkout basement; Recreation room; Office/bonus room; Utility room
• Laundry & utility: Utility room (laundry/utility location not specified)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $280k).

Location & tenants

• Location reads 77/100 on livability (#328 in PA, #3,008 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: 46 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 $2k of loan paydown is wiped out by about $8k 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 $78k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $279,900

Questions for the listing agent

1. Built in 1930 — 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 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: 1.70% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.85%
• DSCR: 2.19
• GRM: 4.9

CMA / ARV

• ARV (median comp): $295,455
• List price: $279,900
• Delta: -5.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 S Wyomissing Ave	0.19mi	4/— (-1)	1,796 (+6%)	6mo	$405,000	$226	71

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: 20.8%
• Equity multiple: 1.85×
• Total profit: $66,429
• Equity at exit: $41,734

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $202,093
• Equity at exit: $24,201

Cash invested: $78,372 (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 19540

• Home prices YoY: -14.0%
• Active inventory: 46
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $4,748 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$413 /mo · $4,957/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$997
• Net cashflow: $1,753

Break-even live

Break-even rent $2,529

Max offer price $279,900

Occupancy floor 58%

Sensitivity live

Price	-10% $1,912	-5% $1,833	+0% $1,753	+5% $1,674	+10% $1,595
Rent	-10% $1,378	-5% $1,566	+0% $1,753	+5% $1,941	+10% $2,128
Rate	-1.0pp $1,894	-0.5pp $1,825	base $1,753	+0.5pp $1,681	+1.0pp $1,607

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,278
1× unit	1	1	$1,470
Total (3 units)			$4,748

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-06
   status Pending 888-char remark
2. 2026-04-29
   listed $279,900 Active 888-char remark
3. 2026-04-29
   historical $279,900 888-char remark
4. 1996-08-02
   soldstatus $96,000

ⓘ 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: $4,957 · $413/mo
• Projected year-2 tax: $4,957 · $413/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $56,976
• − Mortgage interest: −$15,679
• − Property taxes: −$4,957
• − Insurance: −$1,400
• − Repairs & maintenance: −$4,558
• − Management: −$4,558
• − Depreciation: −$8,143
• Taxable income: $17,682
• Est. tax owed @ 24.0%: −$4,244
• After-tax cash flow: $16,797/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 — Mohnton

• Score: 77/100
• State rank: #328
• US rank: #3008

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: Mohnton, PA
• Population (ZIP): 11,705

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, Vietnam, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 1% 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: ▼ -47.18%
• Current HPI: 288.9438
• 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

+202.1% since first listed

6 events — show timeline

• 2026-06-02 Sold (Public Records) $290,000 Public Records
• 2026-05-29 Sold (MLS) $290,000 BRIGHT MLS
• 2026-05-06 Pending — BRIGHT MLS
• 2026-04-29 Listed $279,900 BRIGHT MLS
• 2026-04-29 Coming Soon $279,900 BRIGHT MLS
• 1996-08-02 Sold (Public Records) $96,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $4,957 · +0.0% YoY. Source: county tax records.