659 Old Reading Pike · West Pottsgrove, PA 19464

$150,000

3 bd · 1.0 ba · 1,120 sqft · Townhouse public records · 4 Days on market

Built 1920 8,202 sqft lot Est $217k · 31% under

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Why this score? — see what drove the B- 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +7.2/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attractive brick twin. Replacement windows, new carpet downstairs, interior freshly painted, remodeled bath and kitchen, large yard with plently of off street parking, 12' x 24' workshop. Country feeling yet only a minute to Route 422.

Key facts

• Private parking area
• Double sink
• Large yard

Tags

• SEMI-DETACHED BRICK TWIN
• PRIVATE PARKING AREA
• LARGE YARD
• MUD ROOM
• WELL-EQUIPPED KITCHEN
• DOUBLE SINK

Property features AI

Finance

• Other: Fee simple ownership; Property condition noted as below average; Above-grade finished area reported (assessor source)

Exterior

• Parking: Driveway parking; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Brick construction
• Construction: Brick exterior; Stone foundation; Above-grade and below-grade structures
• Exterior features: Shared driveway with parking behind the home; Off-street parking available; Cable TV available

Interior

• Kitchen: Kitchen (no appliance details provided)
• Bedrooms: Three bedrooms on the upper level; Rooms include: Master bedroom, Bedroom 2, Bedroom 3
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Heat pump with oil backup; Oil hot water
• Interior features: Full, unfinished basement
• Laundry & utility: Mud room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Pottsgrove SD (suburban): math 29% / reading 50% proficiency, ranked #318 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.9%/yr); 202 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y 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 $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 8.46%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $217,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
657 Old Reading Pike	0.00mi	3/1.0	1,120 (0%)	19mo	$232,000	$207	84
663 Old Reading Pike	0.01mi	3/1.0	1,248 (+11%)	13mo	$231,000	$185	70
419 Center	0.57mi	2/1.5 (-1)	1,065 (-5%)	11mo	$206,700	$194	49

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,338
• Equity at exit: $22,365

10-year hold

• IRR: 9.9%
• Equity multiple: 1.84×
• Total profit: $35,258
• Equity at exit: $12,969

Cash invested: $42,000 (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: 202
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$332 /mo · $3,985/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $270

Break-even live

Break-even rent $1,495

Max offer price $150,000

Occupancy floor 80%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 W Vine St Stowe, PA	2.0	1.0	750	$1,395	$1.86	1d	1	0.62mi
303 Lemon St Stowe, PA	2.0	1.0	1000	$1,950	$1.95	43d	1	0.82mi

Listing history 5 events

1. 2026-06-18
   status $150,000 Pending 4 DOM
2. 2026-06-17
   days on market $150,000 Active 4 DOM
3. 2026-06-16
   days on market $150,000 Active 3 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $150,000 Active 2 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: $3,985 · $332/mo
• Projected year-2 tax: $3,985 · $332/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 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,049
• − Mortgage interest: −$8,402
• − Property taxes: −$3,985
• − Insurance: −$750
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$4,364
• Taxable income: $1,019
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $2,999/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: Pottsgrove SD
• NCES district ID: 4219650
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 50% ▼ -14.00%
• Median HH income: $71,814
• Composite: 36.08/100
• National rank: #4763
• State rank: #318 of 539 in PA

Livability — West Pottsgrove

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Stowe, PA
• County: Montgomery County · 712,331 people
• 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

+117.7% since first listed

6 events — show timeline

• 2026-06-14 Listed $150,000 BRIGHT MLS
• 2026-06-14 Coming Soon $150,000 BRIGHT MLS
• 2003-07-17 Sold (Public Records) $89,900 Public Records
• 2003-06-27 Sold (MLS) $89,900 BRIGHT MLS
• 2003-02-27 Listed $89,900 BRIGHT MLS
• 1989-07-31 Sold (Public Records) $68,900 Public Records

Property tax history

+2.4%/yr

Latest (2026): $3,985 · +8.6% YoY. Source: county tax records.