By The Numbers Estimate:
- Conservative ARV Range (After Repair Value): $205,000 – $225,000
- Purchase Price: $115,000
- Repair Estimate: $50,000
- Closing and Carrying Costs (10%): $22,500
- Profit Potential: $37,500
Highlights:
- Quiet setting outside of town
- Large corner lot
- AWS data center project in nearby Salem Township
Photos & Video Link:
Repair Estimate:
Total Estimated Repair Range: $32,000 materials ; $64,000 labor for main house
*High Labor Cost Estimate to Account for total sub out of all work, we do not feel that this project makes sense for that type of investor. This project at this price point is best suited for an investor who will do most of the work themselves.
https://docs.google.com/spreadsheets/d/1Bl_SS5nNGVK97xOzQbqqsXiGKG0tDz5Qn1rtTYCG4E0/edit?usp=sharing
Property Details:
- Beds: 3
- Baths: 1.5
- Square Footage: approx 1400 SF
- Lot Size: 0.63 acres
- Stories: 2
- Roof, asphalt shingles – 8 years old
- Heat: Oil, furnace needs replacing
- H2o baseboard
- Electric: 110 amp
- Plumbing: Copper/PEX
- Water: well
- Sewer: On-site Septic
- Roof: Asphalt shingle
- Foundation: Full Basement
- Windows: Double hung
- Water Heater: electric; age unknown
- Garage: None
- Flooring: Hardwood
- Flood Zone: No
- Water Damage: No
- Water in Basement: None observed
- Taxes: $1859 – 2025 estimate
Comparable Sales:
ARV (After Repair Value) Comps: Link to Comps
3 bed, 2 bath, 1274 sqft, .
Sold for $258,795 on 10/15/24
PPSF (Price Per Square Foot): $203
_______________
3 bed, 1 bath, 1440 sqft,
Sold for $204,500 on 10/25/24
PPSF (Price Per Square Foot): $142
_______________
2 bed, 2 bath, 1120 sqft,
Sold for $209,900 on 05/3/2024
PPSF: $187
ARV (After Repair Value) Estimate:
Conservative ARV PPSF Average: $175
Subject Property Sqft: 1400
Price Per SqFt. ARV Estimate: $245,000
Town Overview:
Berwick, Pennsylvania is a small town along the Susquehanna River in Columbia County, known for its historic charm and strong sense of community. It has a proud industrial heritage, notably as the former home of the American Car and Foundry Company, which built tanks during World War II. Today, Berwick is recognized for its scenic surroundings, local events like the annual Christmas Boulevard, and access to outdoor recreation.
- Economic/Jobs: Berwick, Pennsylvania, has a diverse economy rooted in manufacturing, healthcare, and retail. As of 2023, the borough had approximately 4,780 employed residents, with manufacturing employing about 1,126 people, healthcare and social assistance around 832, and retail trade approximately 623.
- Education: Berwick, Pennsylvania, is served by the Berwick Area School District, which includes five public schools educating approximately 2,600 students.. Berwick Area High School stands out with a math proficiency rate of 75–79%, significantly higher than the state average of 36%
- Lifestyle & Amenities: Berwick, Pennsylvania offers a relaxed, small-town lifestyle with a strong sense of community and affordability. Residents enjoy access to scenic outdoor spaces like Briar Creek Lake Park and Test Track Park, as well as local dining spots such as Berwick Brewing Company and Thompson’s Meat and Deli. The town hosts events like the annual Christmas Boulevard and WWII Weekend, fostering a vibrant community spirit.
For more details on Berwick’s attractions and local resources, visit:
Contact Us to Schedule a Walkthrough:
The Melito & Koch Team
- Team Line: 814-201-6172
- Email: jay@melitoandkoch.com
- Website: melitoandkoch.com
- Facebook: The Melito & Koch Team
Disclosures:
- ORAL CONSUMER NOTICE:
We are agents, but not YOUR agent until a representation agreement is signed. Real Estate Law requires us to provide a written notice describing various business relationships you may have with a real estate licensee. Information shared at this time is not confidential unless a business relationship is established. - HOLD HARMLESS ACKNOWLEDGEMENT:
All investment data is for informational purposes only. Real estate investment carries inherent risk. The Melito & Koch Team and associated entities are not liable for any reliance on the data provided. Always conduct your due diligence and consult financial/legal advisors. - DUE DILIGENCE:
This deal must be analyzed individually. Investment returns are not guaranteed. All investors should conduct their due diligence. The Melito & Koch Team, Realty ONE Group Supreme, and associated parties are not liable for any inaccuracies or reliance on this information.
