Real Estate Investing in Boyertown, Pennsylvania (19512)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 19512 (Boyertown, PA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Boyertown, PA (19512)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 19512 Boyertown
Investors eyeing 19512 need to respect the fundamentals at play. Home values of $342K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $342K asset, 19512 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 19512 and stronger Boyertown ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 19512 ZIP's population of 15,420 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
The right play in 19512 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Boyertown:
Property Strategy for 19512
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $230,684 | $1,250 | 3.9% | +5.1% | $230,684 |
| 2BR | $260,080 | $1,580 | 4.4% | +7.3% | $130,040 |
| 3BR | $322,260 | $1,950 | 4.4% | +7.7% | $107,420 |
| 4BR | $396,890 | $2,100 | 3.8% | +8.0% | $99,223 |
| 5BR | $448,405 | — | — | +8.9% | $89,681 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 19512 Compare?
| Metric | 19512 | Boyertown | Reading, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $342,353 | $342,353 | N/A | $278,018 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 6.3% |
| Avg Rent | $1,401 | $1,401 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 19512 (Boyertown, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $342,353 |
| Monthly Rent | $1,401 |
| Price-to-Rent | 20.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +6.4% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 19512
Population: 15,420
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 19512
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,633 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the median home value in Boyertown, PA?
Typical homes in Boyertown, PA go for around $342K. The 5-year CAGR of 0.0% measured price movement.
What is the typical rental rate in Boyertown, PA?
The typical rental in Boyertown, PA commands about $1,401/mo monthly. That rent profile stable cash flow against the $342K purchase basis.
Are tenants stable in Boyertown, PA?
Working renters make up the core of the Boyertown, PA tenant base. The pool is reasonable for investors targeting long-term holds.
Is house hacking profitable in Boyertown, PA?
House hacking works a challenging in Boyertown, PA. Rents of $1,401/mo against $342K acquisition make the strategy solid for owner-occupants.
What real estate strategy is ideal for Boyertown, PA?
Boyertown, PA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($342K prices, $1,401/mo rents) make it a reasonable choice.
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