104 N Maple St · Kutztown, PA 19530

$179,900

2 bd · 1.0 ba · 1,036 sqft · Other public records · 2 Days on market

Built 1920 871 sqft lot $174/sqft · 6% below area Est $191k · 6% 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 +17.6/30.0
• ARV discount +10.1/15.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• 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

Great Starter home with Cental Air in the Boro of Kutztown. Affordable Utilities. . 100% Financing Available. 2 Spacious bedrooms upstairs, with walk up attice for additonal storage. Lots of newer Kitchen cabnets and tile floor. Main floor laundry hook up. Close to University and Fitness Center.

Key facts

• Built 1920
• Listed 2 days

Property features AI

Finance

• Other: Irrigation water rights

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 100 amp electric service; Electric hot water
• Home design: Semi-detached property; Fee simple ownership; Above-grade and below-grade structures
• Construction: Vinyl siding; Stone foundation; Year built per assessor
• Exterior features: Sidewalks; Street lights; Not in a federal flood zone

Interior

• Kitchen: Built-in range; Built-in microwave; Dishwasher; Refrigerator; Pantry
• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Heat pump with electric backup; Oil heating fuel; Central air conditioning
• Interior features: Tub/shower; Ceiling fans; Combination kitchen/dining; Traditional floor plan; Pantry; Unfinished walkout basement
• Laundry & utility: Washer; Electric dryer; Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $141 ($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 $170k (5.5% below list).
• Recommended offer: $170k (5.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#328 in PA, #2,879 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D+, amenities F, employment D-.
• Kutztown Area SD (town): math 51% / reading 64% proficiency, ranked #86 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 47 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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: built in 1920 — 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 $170,021 (5.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 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: 0.95% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (median comp): $190,814
• List price: $179,900
• Delta: -5.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-20,154
• Equity at exit: $26,824

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-5,964
• 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 19530

• Home prices YoY: -18.6%
• Active inventory: 47
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$943
• Tax from tax record: −$184 /mo · $2,202/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $141

Break-even live

Break-even rent $1,521

Max offer price $179,900

Occupancy floor 87%

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: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 E Normal Ave Kutztown, PA	3.0	1.0	920	$1,550	$1.68	21d	1	0.55mi
45 E Normal Ave Kutztown, PA	3.0	1.0–1.5	685	$1,467	$2.14	19d	2	0.55mi
45 E Normal Ave Kutztown, PA	3.0	1.0–1.5	687	$1,500	$2.18	44d	2	0.55mi
45 Normal Ave Kutztown, PA	3.0	1.0–1.5	685	$1,467	$2.14	2d	4	0.56mi
24 S Elm St Unit 304 Kutztown, PA	2.0	2.0	1048	$1,900	$1.81	2d	1	0.56mi
24 S Elm St Unit 303 Kutztown, PA	1.0	1.0	776	$1,600	$2.06	44d	1	0.56mi
2200 Lifestyle Ln Apt 902 Kutztown, PA	3.0	3.0	944	$1,975	$2.09	21d	1	0.67mi
2200 Lifestyle Ln Apt 100 Kutztown, PA	3.0	3.0	944	$1,750	$1.85	14d	1	0.67mi
2200 Lifestyle Ln Unit 706 Kutztown, PA	3.0	3.0	944	$1,975	$2.09	44d	1	0.67mi

Listing history 18 events

1. 2026-05-08
   status Pending 1086-char remark
2. 2026-05-07
   historical 1086-char remark
3. 2026-05-06
   listed $179,900 Active 1086-char remark
4. 2026-04-29
   historical $179,900 1086-char remark
5. 2014-10-24
   soldstatus $96,000 296-char remark

   Show marketing remark (298 chars)

   Great Starter home with Cental Air in the Boro of Kutztown. Affordable Utilities.. 100% Financing Available. 2 Spacious bedrooms upstairs, with walk up attice for additonal storage. Lots of newer Kitchen cabnets and tile floor. Main floor laundry hook up. Close to University and Fitness Center.

6. 2014-10-24
   soldstatus $96,000 Sold

   Show marketing remark (298 chars)

   Great Starter home with Cental Air in the Boro of Kutztown. Affordable Utilities.. 100% Financing Available. 2 Spacious bedrooms upstairs, with walk up attice for additonal storage. Lots of newer Kitchen cabnets and tile floor. Main floor laundry hook up. Close to University and Fitness Center.

7. 2014-10-24
   soldstatus $96,000

   Show marketing remark (298 chars)

   Great Starter home with Cental Air in the Boro of Kutztown. Affordable Utilities.. 100% Financing Available. 2 Spacious bedrooms upstairs, with walk up attice for additonal storage. Lots of newer Kitchen cabnets and tile floor. Main floor laundry hook up. Close to University and Fitness Center.

8. 2014-09-05
   status Under Contract

   Show marketing remark (296 chars)

   Great Starter home with Cental Air in the Boro of Kutztown. Affordable Utilities. . 100% Financing Available. 2 Spacious bedrooms upstairs, with walk up attice for additonal storage. Lots of newer Kitchen cabnets and tile floor. Main floor laundry hook up. Close to University and Fitness Center.

9. 2014-09-05
   historical 296-char remark

   Show marketing remark (296 chars)

   Great Starter home with Cental Air in the Boro of Kutztown. Affordable Utilities. . 100% Financing Available. 2 Spacious bedrooms upstairs, with walk up attice for additonal storage. Lots of newer Kitchen cabnets and tile floor. Main floor laundry hook up. Close to University and Fitness Center.

10. 2014-07-18
    price $96,000

    Show marketing remark (298 chars)

    Great Starter home with Cental Air in the Boro of Kutztown. Affordable Utilities.. 100% Financing Available. 2 Spacious bedrooms upstairs, with walk up attice for additonal storage. Lots of newer Kitchen cabnets and tile floor. Main floor laundry hook up. Close to University and Fitness Center.

11. 2014-06-18
    listed $99,900 Active

    Show marketing remark (296 chars)

    Great Starter home with Cental Air in the Boro of Kutztown. Affordable Utilities. . 100% Financing Available. 2 Spacious bedrooms upstairs, with walk up attice for additonal storage. Lots of newer Kitchen cabnets and tile floor. Main floor laundry hook up. Close to University and Fitness Center.

12. 2014-06-18
    listed $96,000 296-char remark

    Show marketing remark (296 chars)

    Great Starter home with Cental Air in the Boro of Kutztown. Affordable Utilities. . 100% Financing Available. 2 Spacious bedrooms upstairs, with walk up attice for additonal storage. Lots of newer Kitchen cabnets and tile floor. Main floor laundry hook up. Close to University and Fitness Center.

13. 2010-08-17
    soldstatus $92,000
14. 2010-07-30
    soldstatus $92,000
15. 2010-07-30
    soldstatus $92,000
16. 2010-06-25
    historical
17. 2010-06-16
    listed $84,900
18. 2010-06-16
    listed $84,900

ⓘ 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: $2,202 · $184/mo
• Projected year-2 tax: $2,522 · $210/mo
• Expected delta: +$320/yr (+$27/mo · 14.5%)

ⓘ 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 ≥99°F today · 16 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: $20,403
• − Mortgage interest: −$10,077
• − Property taxes: −$2,202
• − Insurance: −$900
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$5,233
• Taxable loss: −$1,274
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $2,001/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: Kutztown Area SD
• NCES district ID: 4212930
• Math proficiency: 51% ▼ -4.00%
• Reading proficiency: 64% ▼ -8.00%
• Median HH income: $56,887
• Composite: 49.61/100
• National rank: #1982
• State rank: #86 of 539 in PA

Livability — Kutztown

• Score: 77/100
• State rank: #328
• US rank: #2879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kutztown, PA
• Population (ZIP): 14,896

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Polish 7% Romanian 4% Scotch-Irish 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 4% 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: ▼ -63.76%
• Current HPI: 278.7933
• 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

+117.9% since first listed

19 events — show timeline

• 2026-06-11 Sold (MLS) $185,000 BRIGHT MLS
• 2026-05-08 Pending — BRIGHT MLS
• 2026-05-07 Listing Removed — BRIGHT MLS
• 2026-05-06 Listed $179,900 BRIGHT MLS
• 2026-04-29 Coming Soon $179,900 BRIGHT MLS
• 2014-10-24 Sold (Public Records) $96,000 Public Records
• 2014-10-24 Sold (MLS) $96,000 TREND
• 2014-10-24 Sold (MLS) $96,000 BRIGHT MLS
• 2014-09-05 Pending — TREND
• 2014-09-05 Listing Removed — BRIGHT MLS
• 2014-07-18 Price Changed $96,000 TREND
• 2014-06-18 Listed $99,900 TREND
• 2014-06-18 Listed $96,000 BRIGHT MLS
• 2010-08-17 Sold (Public Records) $92,000 Public Records
• 2010-07-30 Sold (MLS) $92,000 TREND
• 2010-07-30 Sold (MLS) $92,000 BRIGHT MLS
• 2010-06-25 Listing Removed — BRIGHT MLS
• 2010-06-16 Listed $84,900 TREND
• 2010-06-16 Listed $84,900 BRIGHT MLS

Property tax history

+0.8%/yr

Latest (2026): $2,202 · +0.5% YoY. Source: county tax records.