812 Kohn St · Norristown, PA 19401

$129,900

2 bd · 1.0 ba · 759 sqft · Townhouse public records · 9 Days on market

Built 1910 1,100 sqft lot Est $125k · at est.

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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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +7.2/10.0
• ARV discount +5.8/15.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

West End- Up-Dated 2 Story End of Row- ( Property up-dated in 2025) features: Living room w/ knotty pine wall, newer vinyl plank flooring- Kitchen w/ newer white base and wall cabinets, newer counter top, newer gas range, range hood and newer vinyl plank flooring and newer refrigerator- hall to bathroom w/ newer vinyl plank flooring, tub shower and vanity and exit to rear yard. 2nd Floor w/ newer carpet on stairs to 2 bedrooms w/ newer vinyl floors. Full unfinished basement w/ walk out exit to rear yard. Property being Sold in the "As Is Condition " Buyer to apply for the Use and Occupancy Permit at their expense and comply with all requirements at their expense. Landlord is a L

Key facts

• Built 1910
• Listed 9 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: 100 amp electric service with circuit breakers; Electric available; Natural gas available; Public water; Public sewer; Natural gas hot water
• Home design: End-of-row townhouse; Fee simple ownership; Effective remodel year 2025
• Construction: Brick construction; Block foundation
• Exterior features: Walkout basement with unfinished space; Above-grade and below-grade structures noted; Municipal trash service

Interior

• Kitchen: Gas oven/range
• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Hot water radiator heating; Natural gas heating
• Interior features: Ceiling fans; Eat-in kitchen; Window treatments; Storm door
• Laundry & utility: Washer/dryer hookups on the lower floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.1% vs local median 4.5% in Norristown — 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 84/100 on livability (#100 in PA, #720 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime D-.
• Norristown Area SD (suburban): math 18% / reading 31% proficiency, ranked #466 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 164 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $130k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1910 — 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. Crime grade is D 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?
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: 1.22% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $125,235
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
879 Cherry St	0.36mi	3/1.0 (+1)	780 (+3%)	14mo	$68,000	$87	62
20 Lincoln Ave	0.35mi	2/1.0	858 (+13%)	10mo	$130,000	$152	54
102 Wendover Unit 2-A	0.68mi	2/1.0	777 (+2%)	22mo	$215,000	$277	45
19 E Blackberry Aly	0.56mi	2/1.0	850 (+12%)	11mo	$140,000	$165	45
447 Forrest Ave	0.72mi	2/1.0	832 (+10%)	22mo	$224,000	$269	32

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 · 1.29% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.88×
• Total profit: $-4,497
• Equity at exit: $19,369

10-year hold

• IRR: 4.2%
• Equity multiple: 1.29×
• Total profit: $10,379
• Equity at exit: $11,231

Cash invested: $36,372 (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 19401

• Rents YoY: 1.3%
• Active inventory: 164
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$681
• Tax from tax record: −$215 /mo · $2,578/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $301

Break-even live

Break-even rent $1,203

Max offer price $129,900

Occupancy floor 76%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
712 George St Unit 1 Norristown, PA	1.0	1.0	700	$1,500	$2.14	43d	1	0.13mi
822 Stanbridge St Norristown, PA	1.0–2.0	1.0	775	$1,695	$2.19	43d	1	0.16mi
1009 Markley St Unit 1009 1R Norristown, PA	1.0	1.0	750	$1,295	$1.73	43d	1	0.22mi
835 W Marshall St Unit 6 Norristown, PA	1.0	1.0	550	$1,150	$2.09	24d	1	0.32mi
917 Swede St Unit 1 Norristown, PA	1.0	1.0	600	$1,295	$2.16	24d	1	0.39mi
309 W Poplar St Norristown, PA	1.0–2.0	1.0	712	$1,745	$2.45	43d	1	0.44mi
515 Cherry St Norristown, PA	3.0	3.0	1100	$1,995	$1.81	24d	1	0.50mi
221 W Main St Unit 7 Norristown, PA	1.0	1.0	740	$1,450	$1.96	24d	1	0.54mi
1029 W Main St Unit 1R Norristown, PA	1.0	1.0	700	$1,295	$1.85	24d	1	0.60mi
215 W Lafayette St Unit 1 Norristown, PA	1.0	1.0	800	$1,500	$1.88	43d	1	0.61mi
1020 W Main St Unit 3 Norristown, PA	1.0	1.0	800	$1,500	$1.88	3d	1	0.62mi
1 W Main St Unit 504 Norristown, PA	1.0	1.0	623	$1,595	$2.56	18d	1	0.64mi
1115 W Main St Unit 2 Norristown, PA	3.0	1.5	1050	$2,010	$1.91	43d	1	0.64mi
449 Hamilton St Norristown, PA	2.0	1.0	582	$1,519	$2.61	1d	5	0.66mi
423 DeKalb St Norristown, PA	2.0	1.0	795	$1,350	$1.70	24d	1	0.67mi
244 Minor St Norristown, PA	2.0	1.0	1098	$1,700	$1.55	43d	1	0.68mi
801 Laura Ln Norristown, PA	1.0–2.0	1.0	787	$1,695	$2.15	24d	1	0.72mi
1 Meadow Ln Jeffersonville, PA	2.0	1.0	975	$1,847	$1.89	11d	1	0.74mi
1 Meadow Ln Jeffersonville, PA	2.0	1.0	975	$1,597	$1.64	43d	1	0.74mi
1 Meadow Ln Jeffersonville, PA	1.0	1.0	950	$1,597	$1.68	2d	1	0.74mi
1 Meadow Ln Jeffersonville, PA	1.0	1.0	775	$1,597	$2.06	3d	1	0.74mi
421 Wendover Dr Eagleville, PA	2.0	1.0	903	$1,940	$2.15	5d	1	0.90mi
1029 Northridge Dr Unit 82B Norristown, PA	2.0	1.0	903	$1,950	$2.16	43d	1	0.92mi
331 W Logan St Norristown, PA	1.0–2.0	1.0	750	$1,545	$2.06	3d	18	0.95mi
301 E Brown St Unit A9 Norristown, PA	2.0	1.0	1000	$1,595	$1.59	44d	1	1.00mi
301 Violet St Norristown, PA	1.0	1.0	800	$1,200	$1.50	18d	1	1.06mi
1011 New Hope St Norristown, PA	1.0–2.0	1.0	807	$1,810	$2.24	1d	13	1.21mi
708 Carmen Dr Apt B Norristown, PA	2.0	1.0	1000	$1,650	$1.65	22d	1	1.24mi
721 Sandy St Norristown, PA	1.0	1.0	600	$1,375	$2.29	1d	4	1.24mi
900 Luxor Ln Norristown, PA	2.0	1.0–2.0	754	$2,070	$2.74	43d	20	1.38mi
200 Ross Rd King of Prussia, PA	1.0–2.0	1.0	950	$1,750	$1.84	43d	1	1.45mi
311 E 4th St Unit 9 Bridgeport, PA	2.0	1.0	900	$1,800	$2.00	24d	1	1.46mi
520 Russwood Dr Norristown, PA	1.0–2.0	1.0	792	$1,753	$2.21	3d	13	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $129,900 Active 9 DOM
2. 2026-06-17
   days on market $129,900 Active 8 DOM
3. 2026-06-16
   days on market $129,900 Active 7 DOM
4. 2026-06-15
   days on market $129,900 Active 6 DOM
5. 2026-06-13
   days on market $129,900 Active 4 DOM
6. 2026-06-13
   days on market $129,900 Active 3 DOM
7. 2026-06-10
   statusdays on market $129,900 Active 1 DOM
8. 2026-06-09
   days on market $129,900 Coming Soon 2 DOM
9. 2026-06-08
   remarks 689-char remark
10. 2026-06-08
    listed $129,900 Coming Soon 1 DOM

ⓘ 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: $2,578 · $215/mo
• Projected year-2 tax: $2,578 · $215/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,006
• − Mortgage interest: −$7,276
• − Property taxes: −$2,578
• − Insurance: −$650
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$3,779
• Taxable income: $1,682
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $3,209/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: Norristown Area SD
• NCES district ID: 4216980
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 31% ▼ -14.00%
• Median HH income: $56,024
• Composite: 22.17/100
• National rank: #8166
• State rank: #466 of 539 in PA

Livability — Norristown

• Score: 84/100
• State rank: #100
• US rank: #720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norristown, PA
• County: Montgomery County · 712,331 people
• City population: 87,376
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 43,359
• Household income: $69,908
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 2725.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 33% Black 29% Hispanic / Latino 29% Two or more races 16% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 3% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, South Korea
• Languages at home: 71% English-only · Spanish 22% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -203.75%
• Current HPI: 301.7748
• Rent YoY: ▲ 1.29%
• 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

+147.4% since first listed

6 events — show timeline

• 2026-06-07 Coming Soon $129,900 BRIGHT MLS
• 2026-02-22 Rental Removed $1,450 BRIGHTMLS
• 2025-11-08 Price Changed $1,450 BRIGHTMLS
• 2025-09-12 Price Changed $1,600 BRIGHTMLS
• 2025-08-15 Listed for Rent $1,750 BRIGHTMLS
• 2024-02-14 Sold (Public Records) $52,500 Public Records

Property tax history

+2.6%/yr

Latest (2026): $2,578 · +2.3% YoY. Source: county tax records.