2504 Girard · West Wyomissing, PA 19609

$235,000

3 bd · 1.0 ba · 1,408 sqft · Townhouse public records · 2 Days on market

Built 1971 2,613 sqft lot Est $259k · 9% under

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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 +14.0/30.0
• ARV discount +11.7/15.0
• Schools +4.6/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corporate owned, being sold As Is. Disclaimer, property may be dangerous, enter at own risk. All transfer tax and local transfer fees to be paid by buyer. Encourage buyers to perform inspections prior to making offer. Dewinterization and rewinterization at buyers expense and must be approved by seller prior to performing. All use and occupancy requirements responsibility of buyer. All repairs responsiblity of buyer. $2500 in certified funds required with all offers. Preapproval or proof of funds required with all offers.

Key facts

• Built 1971
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $-27 ($-326/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (13.3% below list).
• Recommended offer: $204k (13.3% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $7k 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.
• 3 sale attempts since 18y 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 $78k; list at $235k implies a 201% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,678 (13.3% 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $259,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2504 Girard	0.00mi	3/1.5	1,408 (0%)	1mo	$260,000	$185	97
2621 Girard Ave #1	0.12mi	3/1.5	1,452 (+3%)	9mo	$235,000	$162	80
2406 Noble St	0.46mi	3/1.5	1,260 (-10%)	0mo	$234,000	$186	58
2408 Noble St	0.46mi	3/1.0	1,260 (-10%)	5mo	$205,000	$163	57
2446 Cleveland Ave	0.24mi	4/1.5 (+1)	1,248 (-11%)	8mo	$260,000	$208	56
2246 Reading Ave	0.49mi	3/1.0	1,248 (-11%)	4mo	$230,000	$184	55
3411 Penn Ave	0.60mi	3/1.0	1,264 (-10%)	4mo	$183,000	$145	52
3420 Penn Ave	0.59mi	3/1.5	1,260 (-10%)	2mo	$240,000	$190	51
2116 Noble St	0.68mi	3/1.0	1,599 (+14%)	0mo	$273,000	$171	45
2225 Highland St	0.70mi	3/1.5	1,286 (-9%)	8mo	$224,900	$175	44
108 Telford Ave	0.64mi	3/1.0	1,248 (-11%)	8mo	$241,500	$194	44
1334 W Wyomissing Ct Unit Q	0.44mi	2/2.0 (-1)	1,220 (-13%)	6mo	$133,500	$109	43

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-39,774
• Equity at exit: $35,039

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-36,710
• Equity at exit: $20,319

Cash invested: $65,800 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,037 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$250 /mo · $3,005/yr
• Insurance: −$98
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-27

Break-even live

Break-even rent $2,071

Max offer price $230,194

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.11mi
1342 W Wyomissing Blvd West Lawn, PA	1.0–2.0	1.0–2.0	865	$1,775	$2.05	13d	16	0.57mi
2815 Wyoming Dr Sinking Spring, PA	1.0–3.0	1.0	850	$2,010	$2.36	13d	1	0.74mi
2912 State Hill Rd Unit B2 Reading, PA	2.0	2.0	1209	$2,000	$1.65	13d	1	1.50mi
144 Victoria Ln Unit A Reading, PA	2.0	1.0	1026	$1,847	$1.80	21d	1	1.50mi
144 Victoria Ln Unit A Reading, PA	2.0	1.0	1026	$1,797	$1.75	44d	1	1.50mi

Listing history 10 events

1. 2026-04-20
   status Pending
2. 2026-04-19
   historical
3. 2026-04-17
   listed $235,000 Active
4. 2026-04-16
   historical $235,000
5. 2008-12-10
   soldstatus $78,000
6. 2008-11-20
   soldstatus $78,000 526-char remark

   Show marketing remark (526 chars)

   Corporate owned, being sold As Is. Disclaimer, property may be dangerous, enter at own risk. All transfer tax and local transfer fees to be paid by buyer. Encourage buyers to perform inspections prior to making offer. Dewinterization and rewinterization at buyers expense and must be approved by seller prior to performing. All use and occupancy requirements responsibility of buyer. All repairs responsiblity of buyer. $2500 in certified funds required with all offers. Preapproval or proof of funds required with all offers.

7. 2008-10-25
   historical 526-char remark

   Show marketing remark (526 chars)

   Corporate owned, being sold As Is. Disclaimer, property may be dangerous, enter at own risk. All transfer tax and local transfer fees to be paid by buyer. Encourage buyers to perform inspections prior to making offer. Dewinterization and rewinterization at buyers expense and must be approved by seller prior to performing. All use and occupancy requirements responsibility of buyer. All repairs responsiblity of buyer. $2500 in certified funds required with all offers. Preapproval or proof of funds required with all offers.

8. 2008-09-24
   listed $84,500 526-char remark

   Show marketing remark (526 chars)

   Corporate owned, being sold As Is. Disclaimer, property may be dangerous, enter at own risk. All transfer tax and local transfer fees to be paid by buyer. Encourage buyers to perform inspections prior to making offer. Dewinterization and rewinterization at buyers expense and must be approved by seller prior to performing. All use and occupancy requirements responsibility of buyer. All repairs responsiblity of buyer. $2500 in certified funds required with all offers. Preapproval or proof of funds required with all offers.

9. 2008-09-04
   historical
10. 2008-02-06
    listed $99,900

ⓘ 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: $3,005 · $250/mo
• Projected year-2 tax: $3,359 · $280/mo
• Expected delta: +$354/yr (+$29/mo · 11.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% 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: $24,441
• − Mortgage interest: −$13,164
• − Property taxes: −$3,005
• − Insurance: −$1,842
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$6,836
• Taxable loss: −$4,316
• Est. tax savings @ 24.0%: +$1,036
• After-tax cash flow: $709/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

+135.2% since first listed

10 events — show timeline

• 2026-04-20 Pending — BRIGHT MLS
• 2026-04-19 Listing Removed — BRIGHT MLS
• 2026-04-17 Listed $235,000 BRIGHT MLS
• 2026-04-16 Coming Soon $235,000 BRIGHT MLS
• 2008-12-10 Sold (Public Records) $78,000 Public Records
• 2008-11-20 Sold (MLS) $78,000 BRIGHT MLS
• 2008-10-25 Listing Removed — BRIGHT MLS
• 2008-09-24 Listed $84,500 BRIGHT MLS
• 2008-09-04 Listing Removed — BRIGHT MLS
• 2008-02-06 Listed $99,900 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $3,005 · +0.0% YoY. Source: county tax records.