2532 Reading Blvd · West Wyomissing, PA 19609

$274,900

4 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 2 Days on market

Built 1958 6,098 sqft lot $231/sqft · at area comps Est $282k · at est.

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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 +12.7/30.0
• ARV discount +8.6/15.0
• Schools +4.6/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wait, what? Yeah, 4 bedroom Wilson brick single in one of the best locations in district. .. Sit out on your quiet front porch, or spend the cool summer evenings on your large patio with Sunsetter retractable awning. No homes behind you, backs up to Owls Field. Hard wood floors on first floor, two bedrooms with ceiling fans and corner windows leaves in tons of light. Modern oak kitchen with all appliances remaining and double bowl sink, 1st floor full bath. 2 large bedrooms on second floor with lots of storage. Walk out basement perfect for a family room. Central Air, basement 1 car garage. Mechanics all spiffied up, new heat, new hot water heater, 200 amp electric, replacement windows. So don't wait, better hurry these homes don't last.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1958

Property features AI

Finance

• Other: Not in a federal flood zone; Accessibility features noted as 'Other'; Above-grade finished area reported by assessor

Exterior

• Parking: Attached garage with basement access and additional storage area (oversized, rear entry, built-in, inside access); One garage parking space; Two driveway spaces; On-street parking; Asphalt driveway; Total of three garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached property; Architectural shingle pitched roof; Replacement windows; Fee simple ownership; Property in very good condition
• Construction: Brick construction; Other foundation; Above-grade and below-grade structures
• Exterior features: Sidewalks; Front yard, rear yard and side yards; Patio(s) and porch(es)

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: Two bedrooms on the main level; Two bedrooms on the upper level
• Flooring: Hardwood; Laminated
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Forced air heating (oil-fired); Central air conditioning; 200+ amp electric service; Electric hot water
• Interior features: Eat-in kitchen and table space; Walk-in closet(s); Window treatments; Wood floors
• Laundry & utility: Washer hookup with dryer in unit (basement)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-28 ($-339/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (16.0% below list).
• Recommended offer: $231k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#418 in PA, #3,807 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, schools D-, 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.
• Market conditions: 44 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).
• This rent runs 34% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $160k; list at $275k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $230,810 (16.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.84% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

• ARV (median comp): $281,717
• List price: $274,900
• Delta: -2.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2532 Reading Blvd	0.00mi	4/1.0	1,190 (0%)	0mo	$279,900	$235	100
2413 Reading Blvd	0.18mi	4/1.0	1,155 (-3%)	3mo	$285,000	$247	84
2540 Reading Blvd	0.04mi	4/2.0	1,302 (+9%)	9mo	$292,000	$224	71
608 W Wyomissing Blvd	0.37mi	3/1.5 (-1)	1,195 (+0%)	6mo	$195,000	$163	70
14 Laird St	0.28mi	3/2.0 (-1)	1,274 (+7%)	2mo	$275,000	$216	64
2151 Reading	0.61mi	4/1.5	1,155 (-3%)	2mo	$305,000	$264	63
2302 Reading Blvd	0.32mi	3/1.0 (-1)	1,272 (+7%)	10mo	$230,000	$181	61
203 Intervilla Ave	0.45mi	3/1.0 (-1)	1,132 (-5%)	12mo	$242,000	$214	55
2241 Garfield Ave	0.43mi	4/1.0	1,345 (+13%)	9mo	$230,000	$171	51
300 Stevens Ave	0.68mi	3/2.0 (-1)	1,247 (+5%)	12mo	$307,000	$246	42
208 Perkasie Ave	0.70mi	3/1.0 (-1)	1,265 (+6%)	15mo	$200,000	$158	39
2051 Reading Ave	0.73mi	3/1.0 (-1)	1,075 (-10%)	14mo	$282,000	$262	33

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-46,342
• Equity at exit: $40,988

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-42,653
• Equity at exit: $23,768

Cash invested: $76,972 (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: 44
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,308 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$296 /mo · $3,547/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-28

Break-even live

Break-even rent $2,344

Max offer price $269,902

Occupancy floor 96%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2603 Eisenhower Ct Reading, PA	3.0	2.0	1452	$2,000	$1.38	13d	1	0.09mi
2815 Wyoming Dr Sinking Spring, PA	1.0–3.0	1.0	850	$2,010	$2.36	13d	1	0.83mi

Listing history 17 events

1. 2026-05-18
   status Pending 525-char remark
2. 2026-05-17
   listed $274,900 Active 525-char remark
3. 2026-05-12
   historical $274,900 525-char remark
4. 2018-07-18
   soldstatus $160,000
5. 2018-07-13
   historical 747-char remark

   Show marketing remark (752 chars)

   Wait, what? Yeah, 4 bedroom Wilson brick single in one of the best locations in district...Sit out on your quiet front porch, or spend the cool summer evenings on your large patio with Sunsetter retractable awning. No homes behind you, backs up to Owls Field. Hard wood floors on first floor, two bedrooms with ceiling fans and corner windows leaves in tons of light. Modern oak kitchen with all appliances remaining and double bowl sink, 1st floor full bath. 2 large bedrooms on second floor with lots of storage. Walk out basement perfect for a family room. Central Air, basement 1 car garage. Mechanics all spiffied up, new heat, new hot water heater, 200 amp electric, replacement windows. So don't wait, better hurry these homes don't last.

6. 2018-07-13
   soldstatus $160,000 Closed 747-char remark

   Show marketing remark (752 chars)

   Wait, what? Yeah, 4 bedroom Wilson brick single in one of the best locations in district...Sit out on your quiet front porch, or spend the cool summer evenings on your large patio with Sunsetter retractable awning. No homes behind you, backs up to Owls Field. Hard wood floors on first floor, two bedrooms with ceiling fans and corner windows leaves in tons of light. Modern oak kitchen with all appliances remaining and double bowl sink, 1st floor full bath. 2 large bedrooms on second floor with lots of storage. Walk out basement perfect for a family room. Central Air, basement 1 car garage. Mechanics all spiffied up, new heat, new hot water heater, 200 amp electric, replacement windows. So don't wait, better hurry these homes don't last.

7. 2018-07-13
   soldstatus $160,000 Sold

   Show marketing remark (752 chars)

   Wait, what? Yeah, 4 bedroom Wilson brick single in one of the best locations in district...Sit out on your quiet front porch, or spend the cool summer evenings on your large patio with Sunsetter retractable awning. No homes behind you, backs up to Owls Field. Hard wood floors on first floor, two bedrooms with ceiling fans and corner windows leaves in tons of light. Modern oak kitchen with all appliances remaining and double bowl sink, 1st floor full bath. 2 large bedrooms on second floor with lots of storage. Walk out basement perfect for a family room. Central Air, basement 1 car garage. Mechanics all spiffied up, new heat, new hot water heater, 200 amp electric, replacement windows. So don't wait, better hurry these homes don't last.

8. 2018-06-12
   status Pending 747-char remark

   Show marketing remark (752 chars)

   Wait, what? Yeah, 4 bedroom Wilson brick single in one of the best locations in district...Sit out on your quiet front porch, or spend the cool summer evenings on your large patio with Sunsetter retractable awning. No homes behind you, backs up to Owls Field. Hard wood floors on first floor, two bedrooms with ceiling fans and corner windows leaves in tons of light. Modern oak kitchen with all appliances remaining and double bowl sink, 1st floor full bath. 2 large bedrooms on second floor with lots of storage. Walk out basement perfect for a family room. Central Air, basement 1 car garage. Mechanics all spiffied up, new heat, new hot water heater, 200 amp electric, replacement windows. So don't wait, better hurry these homes don't last.

9. 2018-06-12
   status Under Contract

   Show marketing remark (752 chars)

   Wait, what? Yeah, 4 bedroom Wilson brick single in one of the best locations in district...Sit out on your quiet front porch, or spend the cool summer evenings on your large patio with Sunsetter retractable awning. No homes behind you, backs up to Owls Field. Hard wood floors on first floor, two bedrooms with ceiling fans and corner windows leaves in tons of light. Modern oak kitchen with all appliances remaining and double bowl sink, 1st floor full bath. 2 large bedrooms on second floor with lots of storage. Walk out basement perfect for a family room. Central Air, basement 1 car garage. Mechanics all spiffied up, new heat, new hot water heater, 200 amp electric, replacement windows. So don't wait, better hurry these homes don't last.

10. 2018-06-11
    historical

    Show marketing remark (747 chars)

    Wait, what? Yeah, 4 bedroom Wilson brick single in one of the best locations in district. .. Sit out on your quiet front porch, or spend the cool summer evenings on your large patio with Sunsetter retractable awning. No homes behind you, backs up to Owls Field. Hard wood floors on first floor, two bedrooms with ceiling fans and corner windows leaves in tons of light. Modern oak kitchen with all appliances remaining and double bowl sink, 1st floor full bath. 2 large bedrooms on second floor with lots of storage. Walk out basement perfect for a family room. Central Air, basement 1 car garage. Mechanics all spiffied up, new heat, new hot water heater, 200 amp electric, replacement windows. So don't wait, better hurry these homes don't last.

11. 2018-06-11
    historical 747-char remark

    Show marketing remark (747 chars)

    Wait, what? Yeah, 4 bedroom Wilson brick single in one of the best locations in district. .. Sit out on your quiet front porch, or spend the cool summer evenings on your large patio with Sunsetter retractable awning. No homes behind you, backs up to Owls Field. Hard wood floors on first floor, two bedrooms with ceiling fans and corner windows leaves in tons of light. Modern oak kitchen with all appliances remaining and double bowl sink, 1st floor full bath. 2 large bedrooms on second floor with lots of storage. Walk out basement perfect for a family room. Central Air, basement 1 car garage. Mechanics all spiffied up, new heat, new hot water heater, 200 amp electric, replacement windows. So don't wait, better hurry these homes don't last.

12. 2018-05-11
    listed $169,500 Active 747-char remark

    Show marketing remark (752 chars)

    Wait, what? Yeah, 4 bedroom Wilson brick single in one of the best locations in district...Sit out on your quiet front porch, or spend the cool summer evenings on your large patio with Sunsetter retractable awning. No homes behind you, backs up to Owls Field. Hard wood floors on first floor, two bedrooms with ceiling fans and corner windows leaves in tons of light. Modern oak kitchen with all appliances remaining and double bowl sink, 1st floor full bath. 2 large bedrooms on second floor with lots of storage. Walk out basement perfect for a family room. Central Air, basement 1 car garage. Mechanics all spiffied up, new heat, new hot water heater, 200 amp electric, replacement windows. So don't wait, better hurry these homes don't last.

13. 2018-05-11
    listed $169,500 Active

    Show marketing remark (752 chars)

    Wait, what? Yeah, 4 bedroom Wilson brick single in one of the best locations in district...Sit out on your quiet front porch, or spend the cool summer evenings on your large patio with Sunsetter retractable awning. No homes behind you, backs up to Owls Field. Hard wood floors on first floor, two bedrooms with ceiling fans and corner windows leaves in tons of light. Modern oak kitchen with all appliances remaining and double bowl sink, 1st floor full bath. 2 large bedrooms on second floor with lots of storage. Walk out basement perfect for a family room. Central Air, basement 1 car garage. Mechanics all spiffied up, new heat, new hot water heater, 200 amp electric, replacement windows. So don't wait, better hurry these homes don't last.

14. 2004-02-11
    soldstatus $118,500
15. 2003-11-28
    soldstatus $118,500
16. 2003-11-06
    historical
17. 2003-10-14
    listed $118,500

ⓘ 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: $3,547 · $296/mo
• Projected year-2 tax: $3,945 · $329/mo
• Expected delta: +$398/yr (+$33/mo · 11.2%)

ⓘ 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 2/10 Low
• 🌡 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: $27,697
• − Mortgage interest: −$15,399
• − Property taxes: −$3,547
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − Depreciation: −$7,997
• Taxable loss: −$5,051
• Est. tax savings @ 24.0%: +$1,212
• After-tax cash flow: $873/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 Wyomissing

• Score: 75/100
• State rank: #418
• US rank: #3807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Wyomissing, PA
• County: Berks County · 195,629 people
• 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

+132.0% since first listed

17 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-17 Listed $274,900 BRIGHT MLS
• 2026-05-12 Coming Soon $274,900 BRIGHT MLS
• 2018-07-18 Sold (Public Records) $160,000 Public Records
• 2018-07-13 Listing Removed — BRIGHT MLS
• 2018-07-13 Sold (MLS) $160,000 TREND
• 2018-07-13 Sold (MLS) $160,000 BRIGHT MLS
• 2018-06-12 Pending — BRIGHT MLS
• 2018-06-12 Pending — TREND
• 2018-06-11 Delisted — TREND
• 2018-06-11 Listing Removed — BRIGHT MLS
• 2018-05-11 Listed $169,500 TREND
• 2018-05-11 Listed $169,500 BRIGHT MLS
• 2004-02-11 Sold (Public Records) $118,500 Public Records
• 2003-11-28 Sold (MLS) $118,500 BRIGHT MLS
• 2003-11-06 Listing Removed — BRIGHT MLS
• 2003-10-14 Listed $118,500 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $3,547 · +0.0% YoY. Source: county tax records.