1234 Markley St · Norristown, PA 19401

$125,000

3 bd · 1.0 ba · 1,500 sqft · Townhouse public records · 13 Days on market

Built 1900 1,125 sqft lot Est $237k · 47% under ↓ 43% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Welcome Home to 1234 Markley St in the heart of Norristown Borough. Fully remodeled in 2021 (list attached) you will not be disappointed with all this home has to offer. Updated framing, insulation, doors, windows, roof, plumbing (replaced all the way to street connection), electrical, and heater. The inviting front porch is awaiting your enjoyment. The designer kitchen features white cabinets, recessed lighting, built-in microwave and dishwasher, subway tile back splash, open shelving, range hood, stainless steel appliances, and granite counters. Open concept first floor is full of light from the front porch window and makes the hardwood floors shine! Rear of the home brings an additional full bathroom with stall shower and modern finishes, as well as a dedicated laundry room. Access patio from the Kitchen to small backyard. Good size bedrooms and expanded bathroom. Make yours today!

Key facts

• Built 1900
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 12.6% vs local median 4.2% 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); 166 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• This rent runs 37% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 + 1.3% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1900 — 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 $125,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
5. 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.
6. 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.
7. 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: 1.70% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.40%
• DSCR: 2.00
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $237,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1423 Locust St	0.28mi	3/1.0	1,502 (+0%)	1mo	$285,000	$190	86
332 James St	0.11mi	4/2.0 (+1)	1,500 (0%)	1mo	$285,000	$190	85
1445 Willow St	0.38mi	3/1.0	1,476 (-2%)	1mo	$220,000	$149	79
29 E Freedley St	0.42mi	3/1.0	1,486 (-1%)	1mo	$235,000	$158	78
211 E Poplar St	0.44mi	3/1.5	1,414 (-6%)	4mo	$215,000	$152	65
1040 Green St	0.39mi	4/1.0 (+1)	1,590 (+6%)	3mo	$175,000	$110	64
1410 Arch St	0.53mi	3/1.5	1,580 (+5%)	2mo	$305,000	$193	63
543 Corson St	0.55mi	4/1.0 (+1)	1,554 (+4%)	3mo	$175,000	$113	61
219 E Basin St	0.42mi	3/1.0	1,285 (-14%)	2mo	$165,000	$128	55
1505 Dekalb St #106	0.47mi	3/2.5	1,692 (+13%)	0mo	$385,000	$228	51
909 Noble St	0.54mi	3/1.0	1,280 (-15%)	3mo	$194,000	$152	48
1727 Powell St	0.65mi	3/1.5	1,296 (-14%)	4mo	$309,900	$239	42

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: 13.1%
• Equity multiple: 1.51×
• Total profit: $17,885
• Equity at exit: $18,638

10-year hold

• IRR: 20.5%
• Equity multiple: 2.58×
• Total profit: $55,420
• Equity at exit: $10,808

Cash invested: $35,000 (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 19401

• Rents YoY: 1.3%
• Active inventory: 166
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$656
• Tax from tax record: −$319 /mo · $3,834/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $653

Break-even live

Break-even rent $1,300

Max offer price $125,000

Occupancy floor 64%

Sensitivity live

Price	-10% $724	-5% $689	+0% $653	+5% $618	+10% $582
Rent	-10% $485	-5% $569	+0% $653	+5% $737	+10% $821
Rate	-1.0pp $716	-0.5pp $685	base $653	+0.5pp $621	+1.0pp $588

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1331 Astor St Unit 2 Norristown, PA	2.0	1.0	1720	$1,900	$1.10	6d	1	0.18mi
126 W Elm St Norristown, PA	4.0	1.5	1500	$2,000	$1.33	16d	1	0.26mi
712 George St Unit 2 Norristown, PA	4.0	1.0	1485	$2,500	$1.68	44d	1	0.41mi
1005 Stanbridge St #1 Norristown, PA	2.0	1.0	1876	$1,850	$0.99	44d	1	0.42mi
221 E Wood St Norristown, PA	4.0	1.0	1527	$2,277	$1.49	44d	1	0.46mi
211 E Poplar St Norristown, PA	3.0	1.5	1414	$2,350	$1.66	44d	1	0.46mi
1535 Willow St Norristown, PA	3.0	1.0	1186	$2,450	$2.07	19d	1	0.48mi
1201 Arch St Unit 2nd Floor Norristown, PA	2.0	1.0	1200	$1,725	$1.44	25d	1	0.48mi
244 Minor St Norristown, PA	2.0	1.0	1098	$1,700	$1.55	44d	1	0.54mi
515 Cherry St Norristown, PA	3.0	3.0	1100	$1,995	$1.81	25d	1	0.59mi
134 W Airy St Norristown, PA	4.0	1.0	1116	$3,036	$2.72	44d	1	0.62mi
250 E Chestnut St Norristown, PA	3.0	1.0	1216	$2,724	$2.24	44d	1	0.62mi
534 Green St Norristown, PA	4.0	1.0	1612	$1,800	$1.12	23d	1	0.65mi
417 E Fornance St Norristown, PA	2.0	1.0	1408	$1,650	$1.17	6d	1	0.66mi
542 Stanbridge St #1 Norristown, PA	3.0	1.0	1400	$2,200	$1.57	25d	1	0.73mi
1809 Chain St Norristown, PA	4.0	2.0	1344	$2,800	$2.08	44d	1	0.74mi
637 Hamilton St Norristown, PA	2.0	1.0	2020	$1,900	$0.94	23d	1	0.78mi
613 Walnut St Norristown, PA	3.0	1.0	1526	$1,925	$1.26	6d	1	0.80mi
206 Chain St Norristown, PA	3.0	1.0	1440	$2,200	$1.53	44d	1	0.80mi
119 Pearl St Norristown, PA	3.0	2.0	1428	$1,750	$1.23	19d	1	0.82mi
119 Pearl St Unit 1 Norristown, PA	3.0	1.5	1428	$1,750	$1.23	19d	1	0.82mi
502 Buttonwood St Norristown, PA	3.0	1.0	1330	$2,100	$1.58	25d	1	0.87mi
124 Knox St Norristown, PA	3.0	1.0	1170	$2,043	$1.75	19d	1	0.94mi
535 Sandy St Norristown, PA	2.0	2.0	1476	$1,699	$1.15	21d	1	0.97mi
1115 W Main St Unit 2 Norristown, PA	3.0	1.5	1050	$2,010	$1.91	44d	1	0.97mi
716 E Marshall St Apt 2 Norristown, PA	3.0	1.0	1920	$1,875	$0.98	44d	1	1.02mi
24 W Front St Bridgeport, PA	3.0	1.5	1136	$2,100	$1.85	19d	1	1.23mi
3 Ford St Unit B Bridgeport, PA	2.0	2.5	1292	$2,550	$1.97	23d	1	1.36mi
106 W 5th St Bridgeport, PA	4.0	1.5	1662	$2,850	$1.71	25d	1	1.45mi
344 Grove St Bridgeport, PA	4.0	2.0	1484	$2,895	$1.95	44d	1	1.46mi
2803 Stanbridge St East Norriton, PA	1.0–2.0	1.0–2.0	1043	$2,055	$1.97	0d	19	1.49mi
310 Prospect Ave Bridgeport, PA	4.0	2.5	1920	$3,100	$1.61	44d	1	1.50mi

Listing history 17 events

1. 2026-03-10
   price $125,000
2. 2026-03-03
   status Pending
3. 2026-03-03
   price $170,000
4. 2026-02-18
   status Active
5. 2026-02-17
   historical
6. 2026-02-17
   listed $100,000
7. 2026-02-11
   historical
8. 2025-12-04
   price $100,000
9. 2025-12-04
   historical Active Under Contract
10. 2025-11-14
    listed $199,900 Active
11. 2022-04-08
    soldstatus $218,000
12. 2022-03-11
    soldstatus $218,000 Closed 897-char remark

    Show marketing remark (897 chars)

    Welcome Home to 1234 Markley St in the heart of Norristown Borough. Fully remodeled in 2021 (list attached) you will not be disappointed with all this home has to offer. Updated framing, insulation, doors, windows, roof, plumbing (replaced all the way to street connection), electrical, and heater. The inviting front porch is awaiting your enjoyment. The designer kitchen features white cabinets, recessed lighting, built-in microwave and dishwasher, subway tile back splash, open shelving, range hood, stainless steel appliances, and granite counters. Open concept first floor is full of light from the front porch window and makes the hardwood floors shine! Rear of the home brings an additional full bathroom with stall shower and modern finishes, as well as a dedicated laundry room. Access patio from the Kitchen to small backyard. Good size bedrooms and expanded bathroom. Make yours today!

13. 2022-03-04
    status Pending 897-char remark

    Show marketing remark (897 chars)

    Welcome Home to 1234 Markley St in the heart of Norristown Borough. Fully remodeled in 2021 (list attached) you will not be disappointed with all this home has to offer. Updated framing, insulation, doors, windows, roof, plumbing (replaced all the way to street connection), electrical, and heater. The inviting front porch is awaiting your enjoyment. The designer kitchen features white cabinets, recessed lighting, built-in microwave and dishwasher, subway tile back splash, open shelving, range hood, stainless steel appliances, and granite counters. Open concept first floor is full of light from the front porch window and makes the hardwood floors shine! Rear of the home brings an additional full bathroom with stall shower and modern finishes, as well as a dedicated laundry room. Access patio from the Kitchen to small backyard. Good size bedrooms and expanded bathroom. Make yours today!

14. 2022-03-03
    soldstatus $218,000 Closed 897-char remark

    Show marketing remark (897 chars)

    Welcome Home to 1234 Markley St in the heart of Norristown Borough. Fully remodeled in 2021 (list attached) you will not be disappointed with all this home has to offer. Updated framing, insulation, doors, windows, roof, plumbing (replaced all the way to street connection), electrical, and heater. The inviting front porch is awaiting your enjoyment. The designer kitchen features white cabinets, recessed lighting, built-in microwave and dishwasher, subway tile back splash, open shelving, range hood, stainless steel appliances, and granite counters. Open concept first floor is full of light from the front porch window and makes the hardwood floors shine! Rear of the home brings an additional full bathroom with stall shower and modern finishes, as well as a dedicated laundry room. Access patio from the Kitchen to small backyard. Good size bedrooms and expanded bathroom. Make yours today!

15. 2022-02-22
    status Pending 897-char remark

    Show marketing remark (897 chars)

    Welcome Home to 1234 Markley St in the heart of Norristown Borough. Fully remodeled in 2021 (list attached) you will not be disappointed with all this home has to offer. Updated framing, insulation, doors, windows, roof, plumbing (replaced all the way to street connection), electrical, and heater. The inviting front porch is awaiting your enjoyment. The designer kitchen features white cabinets, recessed lighting, built-in microwave and dishwasher, subway tile back splash, open shelving, range hood, stainless steel appliances, and granite counters. Open concept first floor is full of light from the front porch window and makes the hardwood floors shine! Rear of the home brings an additional full bathroom with stall shower and modern finishes, as well as a dedicated laundry room. Access patio from the Kitchen to small backyard. Good size bedrooms and expanded bathroom. Make yours today!

16. 2022-01-24
    historical Active Under Contract 897-char remark

    Show marketing remark (897 chars)

    Welcome Home to 1234 Markley St in the heart of Norristown Borough. Fully remodeled in 2021 (list attached) you will not be disappointed with all this home has to offer. Updated framing, insulation, doors, windows, roof, plumbing (replaced all the way to street connection), electrical, and heater. The inviting front porch is awaiting your enjoyment. The designer kitchen features white cabinets, recessed lighting, built-in microwave and dishwasher, subway tile back splash, open shelving, range hood, stainless steel appliances, and granite counters. Open concept first floor is full of light from the front porch window and makes the hardwood floors shine! Rear of the home brings an additional full bathroom with stall shower and modern finishes, as well as a dedicated laundry room. Access patio from the Kitchen to small backyard. Good size bedrooms and expanded bathroom. Make yours today!

17. 2021-12-20
    listed $219,900 Active 897-char remark

    Show marketing remark (897 chars)

    Welcome Home to 1234 Markley St in the heart of Norristown Borough. Fully remodeled in 2021 (list attached) you will not be disappointed with all this home has to offer. Updated framing, insulation, doors, windows, roof, plumbing (replaced all the way to street connection), electrical, and heater. The inviting front porch is awaiting your enjoyment. The designer kitchen features white cabinets, recessed lighting, built-in microwave and dishwasher, subway tile back splash, open shelving, range hood, stainless steel appliances, and granite counters. Open concept first floor is full of light from the front porch window and makes the hardwood floors shine! Rear of the home brings an additional full bathroom with stall shower and modern finishes, as well as a dedicated laundry room. Access patio from the Kitchen to small backyard. Good size bedrooms and expanded bathroom. Make yours today!

ⓘ 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: $3,834 · $319/mo
• Projected year-2 tax: $3,834 · $319/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: $25,524
• − Mortgage interest: −$7,002
• − Property taxes: −$3,834
• − Insurance: −$625
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$3,636
• Taxable income: $6,343
• Est. tax owed @ 24.0%: −$1,522
• After-tax cash flow: $6,317/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

-43.2% since first listed

17 events — show timeline

• 2026-03-10 Price Changed $125,000 BRIGHT MLS
• 2026-03-03 Pending — BRIGHT MLS
• 2026-03-03 Price Changed $170,000 BRIGHT MLS
• 2026-02-18 Relisted — BRIGHT MLS
• 2026-02-17 Listed $100,000 BRIGHT MLS
• 2026-02-17 Listing Removed — BRIGHT MLS
• 2026-02-11 Listing Removed — BRIGHT MLS
• 2025-12-04 Price Changed $100,000 BRIGHT MLS
• 2025-12-04 Contingent — BRIGHT MLS
• 2025-11-14 Listed $199,900 BRIGHT MLS
• 2022-04-08 Sold (Public Records) $218,000 Public Records
• 2022-03-11 Sold (MLS) $218,000 BRIGHT MLS
• 2022-03-04 Pending — BRIGHT MLS
• 2022-03-03 Sold (MLS) $218,000 BRIGHT MLS
• 2022-02-22 Pending — BRIGHT MLS
• 2022-01-24 Contingent — BRIGHT MLS
• 2021-12-20 Listed $219,900 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $3,834 · +2.3% YoY. Source: county tax records.