808 E High St · Pottstown, PA 19464

$420,000

4 bd · 2.0 ba · 2,658 sqft · MultiFamily public records · 32 Days on market

Built 1908 5,400 sqft lot $158/sqft · 53% above area

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Located in a beautiful and historic section of Pottstown, this stately multi-unit offers 3 residential units with an oversized 3 car detached (leased) garage. Property has been well maintained with recent improvements including renovated 3rd floor unit, renovated second floor bath, new windows in unit 2, exterior painting, concrete work, 2 new flat roofs, new gutters, downspouts and facia. Electrical and plumbing updates were made as well. All three residential units and rear garage are currently leased. Coin operated laundry facilities in basement for added income. Utilities are all separated by unit. Tenants pay heat. Numbers and leases available upon request. Tenants require 24 hours notice for showings.

Key facts

• 5,400 sq ft lot
• 3 garage spots
• Built 1908

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $420k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $420k).
• Recommended offer: $407k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.0% in Pottstown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#643 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment D+, crime F.
• Pottstown SD (suburban): math 11% / reading 23% proficiency, ranked #504 of 539 in PA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.9%/yr); 211 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• At $4,964/mo this rent would consume 75% of the median local household income ($80k/yr) (locally 1797% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $118k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($407k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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 $170k; list at $420k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $407,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.36%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $274,099
• List price: $420,000
• Delta: 53.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 King St	0.51mi	4/2.0	2,711 (+2%)	6mo	$285,000	$105	68
945 E High St	0.25mi	4/—	2,313 (-13%)	10mo	$305,000	$132	58
538 Chestnut St	0.37mi	4/—	2,830 (+6%)	23mo	$235,000	$83	52
368 Chestnut St	0.59mi	5/— (+1)	2,531 (-5%)	13mo	$245,000	$97	49
1240 E High St	0.65mi	4/—	2,351 (-12%)	2mo	$335,000	$142	48
426 South St	0.50mi	3/— (-1)	2,270 (-15%)	8mo	$262,000	$115	41
436 South St	0.49mi	5/— (+1)	2,282 (-14%)	15mo	$325,000	$142	36

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 · 4.93% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $6,535
• Equity at exit: $62,623

10-year hold

• IRR: 12.9%
• Equity multiple: 2.12×
• Total profit: $131,243
• Equity at exit: $36,314

Cash invested: $117,600 (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 19464

• Rents YoY: 4.9%
• Active inventory: 211
• Price-to-rent: 21.2×

Monthly cashflow live

• Estimated rent: $4,964 high
• Mortgage (P&I): −$2,203
• Tax from tax record: −$528 /mo · $6,340/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,042
• Net cashflow: $1,016

Break-even live

Break-even rent $3,678

Max offer price $420,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,253	-5% $1,135	+0% $1,016	+5% $897	+10% $778
Rent	-10% $624	-5% $820	+0% $1,016	+5% $1,212	+10% $1,408
Rate	-1.0pp $1,227	-0.5pp $1,123	base $1,016	+0.5pp $907	+1.0pp $796

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,965
Total (3 units)			$4,964

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
538 Chestnut St Unit 2 Pottstown, PA	3.0	1.0	2830	$1,540	$0.54	6d	1	0.38mi
308 King St Unit 2 Pottstown, PA	4.0	2.0	1958	$2,100	$1.07	45d	1	0.71mi
310 N Charlotte St Pottstown, PA	4.0	1.5	1990	$2,100	$1.06	45d	1	0.75mi
130 E 4th St Unit 2 Pottstown, PA	3.0	1.0	1808	$1,850	$1.02	45d	1	0.96mi
21 Walnut St Pottstown, PA	4.0	2.0	1791	$2,200	$1.23	6d	1	1.11mi

Listing history 20 events

1. 2026-05-10
   historical Active Under Contract 716-char remark

   Show marketing remark (716 chars)

   Located in a beautiful and historic section of Pottstown, this stately multi-unit offers 3 residential units with an oversized 3 car detached (leased) garage. Property has been well maintained with recent improvements including renovated 3rd floor unit, renovated second floor bath, new windows in unit 2, exterior painting, concrete work, 2 new flat roofs, new gutters, downspouts and facia. Electrical and plumbing updates were made as well. All three residential units and rear garage are currently leased. Coin operated laundry facilities in basement for added income. Utilities are all separated by unit. Tenants pay heat. Numbers and leases available upon request. Tenants require 24 hours notice for showings.

2. 2026-04-09
   listed $420,000 Active 716-char remark

   Show marketing remark (716 chars)

   Located in a beautiful and historic section of Pottstown, this stately multi-unit offers 3 residential units with an oversized 3 car detached (leased) garage. Property has been well maintained with recent improvements including renovated 3rd floor unit, renovated second floor bath, new windows in unit 2, exterior painting, concrete work, 2 new flat roofs, new gutters, downspouts and facia. Electrical and plumbing updates were made as well. All three residential units and rear garage are currently leased. Coin operated laundry facilities in basement for added income. Utilities are all separated by unit. Tenants pay heat. Numbers and leases available upon request. Tenants require 24 hours notice for showings.

3. 2026-04-09
   historical $420,000 716-char remark

   Show marketing remark (716 chars)

   Located in a beautiful and historic section of Pottstown, this stately multi-unit offers 3 residential units with an oversized 3 car detached (leased) garage. Property has been well maintained with recent improvements including renovated 3rd floor unit, renovated second floor bath, new windows in unit 2, exterior painting, concrete work, 2 new flat roofs, new gutters, downspouts and facia. Electrical and plumbing updates were made as well. All three residential units and rear garage are currently leased. Coin operated laundry facilities in basement for added income. Utilities are all separated by unit. Tenants pay heat. Numbers and leases available upon request. Tenants require 24 hours notice for showings.

4. 2019-12-11
   soldstatus $170,000
5. 2019-11-22
   soldstatus $170,000 Closed 262-char remark

   Show marketing remark (262 chars)

   Beautiful stone building loaded with charm. This is one of the most beautiful 3+ unitapt. buildings you will every view. Old time custom wood work and flooring inside & out. 3+ car garage that can be rented out also. Located across from the Hill School !!!

6. 2019-09-20
   status Pending 262-char remark

   Show marketing remark (262 chars)

   Beautiful stone building loaded with charm. This is one of the most beautiful 3+ unitapt. buildings you will every view. Old time custom wood work and flooring inside & out. 3+ car garage that can be rented out also. Located across from the Hill School !!!

7. 2019-08-31
   status Active 262-char remark

   Show marketing remark (262 chars)

   Beautiful stone building loaded with charm. This is one of the most beautiful 3+ unitapt. buildings you will every view. Old time custom wood work and flooring inside & out. 3+ car garage that can be rented out also. Located across from the Hill School !!!

8. 2019-07-24
   status Pending 262-char remark

   Show marketing remark (262 chars)

   Beautiful stone building loaded with charm. This is one of the most beautiful 3+ unitapt. buildings you will every view. Old time custom wood work and flooring inside & out. 3+ car garage that can be rented out also. Located across from the Hill School !!!

9. 2019-07-01
   status Active 262-char remark

   Show marketing remark (262 chars)

   Beautiful stone building loaded with charm. This is one of the most beautiful 3+ unitapt. buildings you will every view. Old time custom wood work and flooring inside & out. 3+ car garage that can be rented out also. Located across from the Hill School !!!

10. 2019-04-16
    historical 262-char remark

    Show marketing remark (262 chars)

    Beautiful stone building loaded with charm. This is one of the most beautiful 3+ unitapt. buildings you will every view. Old time custom wood work and flooring inside & out. 3+ car garage that can be rented out also. Located across from the Hill School !!!

11. 2019-04-03
    listed $174,900 Active 262-char remark

    Show marketing remark (262 chars)

    Beautiful stone building loaded with charm. This is one of the most beautiful 3+ unitapt. buildings you will every view. Old time custom wood work and flooring inside & out. 3+ car garage that can be rented out also. Located across from the Hill School !!!

12. 2016-04-16
    historical
13. 2015-11-10
    historical
14. 2015-10-16
    listed $165,000
15. 2015-10-16
    listed $165,000
16. 2015-07-16
    historical
17. 2015-01-16
    listed $165,000
18. 2014-12-30
    historical
19. 2014-05-05
    listed $169,900
20. 1984-10-29
    soldstatus $48,900

ⓘ 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: $6,340 · $528/mo
• Projected year-2 tax: $6,488 · $541/mo
• Expected delta: +$148/yr (+$12/mo · 2.3%)

ⓘ 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 6/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,568
• − Mortgage interest: −$23,527
• − Property taxes: −$6,340
• − Insurance: −$2,100
• − Repairs & maintenance: −$4,765
• − Management: −$4,765
• − Depreciation: −$12,218
• Taxable income: $5,853
• Est. tax owed @ 24.0%: −$1,405
• After-tax cash flow: $10,784/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: Pottstown SD
• NCES district ID: 4219680
• Math proficiency: 11% ▼ -12.00%
• Reading proficiency: 23% ▼ -19.00%
• Median HH income: $43,739
• Composite: 14.78/100
• National rank: #9390
• State rank: #504 of 539 in PA

Livability — Pottstown

• Score: 72/100
• State rank: #643
• US rank: #6257

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pottstown, PA
• County: Montgomery County · 712,331 people
• City population: 49,101
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,101
• Household income: $79,787
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1797.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 856,074 people
• By 2030: 870,887 · +1.7%
• By 2040: 891,195 · +4.1%
• By 2050: 896,417 · +4.7%
• By 2075: 903,212 · +5.5%
• By 2100: 843,240 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 7% Polish 2% Iranian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong D (+22.8) · D 60.9% · R 38.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: 20.8pp · 2024: 22.8pp
• All cycles: 2024: D+22.8 2020: D+26.3 2016: D+21.1 2012: D+14.3 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -253.73%
• Current HPI: 271.9399
• Rent YoY: ▲ 4.93%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+758.9% since first listed

20 events — show timeline

• 2026-05-10 Contingent — BRIGHT MLS
• 2026-04-09 Listed $420,000 BRIGHT MLS
• 2026-04-09 Coming Soon $420,000 BRIGHT MLS
• 2019-12-11 Sold (Public Records) $170,000 Public Records
• 2019-11-22 Sold (MLS) $170,000 BRIGHT MLS
• 2019-09-20 Pending — BRIGHT MLS
• 2019-08-31 Relisted — BRIGHT MLS
• 2019-07-24 Pending — BRIGHT MLS
• 2019-07-01 Relisted — BRIGHT MLS
• 2019-04-16 Listing Removed — BRIGHT MLS
• 2019-04-03 Listed $174,900 BRIGHT MLS
• 2016-04-16 Listing Removed — BRIGHT MLS
• 2015-11-10 Listing Removed — BRIGHT MLS
• 2015-10-16 Listed $165,000 BRIGHT MLS
• 2015-10-16 Listed $165,000 BRIGHT MLS
• 2015-07-16 Listing Removed — BRIGHT MLS
• 2015-01-16 Listed $165,000 BRIGHT MLS
• 2014-12-30 Listing Removed — BRIGHT MLS
• 2014-05-05 Listed $169,900 BRIGHT MLS
• 1984-10-29 Sold (Public Records) $48,900 Public Records

Property tax history

+1.3%/yr

Latest (2026): $6,340 · +5.1% YoY. Source: county tax records.