55 Edgewood St · Pottstown, PA 19464

$199,500

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 96 Days on market

Built 1920 1,575 sqft lot $182/sqft · at area comps Est $207k · at est.

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Why this score? — see what drove the D 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 +14.7/30.0
• ARV discount +9.2/15.0
• DSCR +4.5/10.0
• 1% rule +4.4/10.0
• 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

Listing remarks MLS

Great twin in Pottstown east end. Living room, dining room, kitchen, 3 bedrooms. Full attic and full basement. Nice fenced yard. House is currently occupied $1600/month rent on month to month rent. 30 days notice for tenant to vacate.

Key facts

• Fenced yard
• Full basement
• Full attic

Tags

• FENCED YARD
• FULL ATTIC
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $50 ($604/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (5.6% below list).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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

• It's been on market 96 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $166k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $181,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 8.8

CMA / ARV

• ARV (median comp): $207,440
• List price: $199,500
• Delta: -3.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1143 Cherry St	0.34mi	3/2.0	1,175 (+7%)	5mo	$300,000	$255	64
677 Oakdale Ave	0.63mi	3/1.0	1,070 (-2%)	7mo	$240,000	$224	61
574 N Keim St	0.50mi	3/2.0	1,058 (-4%)	9mo	$249,900	$236	60
725 Lincoln Ave	0.40mi	4/1.0 (+1)	1,217 (+11%)	2mo	$240,000	$197	56
937 N Hills Blvd	0.66mi	3/1.0	1,052 (-4%)	8mo	$295,000	$280	56
1084 Center Ave	0.28mi	3/1.5	1,248 (+14%)	8mo	$235,000	$188	55
511 Beech St	0.68mi	4/1.5 (+1)	1,120 (+2%)	8mo	$239,700	$214	51
589 Wilson St	0.74mi	3/1.0	1,152 (+5%)	11mo	$250,000	$217	48
1116 Industrial Ave	0.38mi	3/1.0	1,260 (+15%)	11mo	$230,000	$183	48
1523 Cherry Ln	0.74mi	3/2.0	1,142 (+4%)	9mo	$310,000	$271	47
832 N Warren St	0.73mi	3/1.0	1,021 (-7%)	11mo	$285,000	$279	45
659 Beechwood Ave	0.59mi	4/1.5 (+1)	1,204 (+10%)	7mo	$260,000	$216	43

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: -12.3%
• Equity multiple: 0.55×
• Total profit: $-25,329
• Equity at exit: $29,746

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,747
• Equity at exit: $17,249

Cash invested: $55,860 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$309 /mo · $3,706/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $50

Break-even live

Break-even rent $1,820

Max offer price $199,500

Occupancy floor 92%

Sensitivity live

Price	-10% $163	-5% $107	+0% $50	+5% $-6	+10% $-63
Rent	-10% $-99	-5% $-24	+0% $50	+5% $125	+10% $199
Rate	-1.0pp $151	-0.5pp $101	base $50	+0.5pp $-1	+1.0pp $-54

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
824 E High St Unit 3 Pottstown, PA	2.0	2.0	900	$1,650	$1.83	44d	1	0.27mi
814 South St Pottstown, PA	3.0	1.0	1008	$1,995	$1.98	25d	1	0.35mi
1318 Cherry St Pottstown, PA	3.0	2.0	1240	$2,250	$1.81	2d	1	0.53mi
614 Beech St Pottstown, PA	3.0	1.5	1360	$1,900	$1.40	44d	1	0.54mi
226 Warren St Pottstown, PA	3.0	1.5	1180	$2,050	$1.74	17d	1	0.55mi
1412 Cherry Ln Pottstown, PA	3.0	1.0	1080	$2,200	$2.04	2d	1	0.61mi
541 Lincoln Ave Pottstown, PA	3.0	1.0	1094	$1,975	$1.81	25d	1	0.64mi
457 Walnut St Pottstown, PA	3.0	1.0	1274	$1,600	$1.26	44d	1	0.69mi
420 Chestnut St Unit 2 Pottstown, PA	2.0	1.5	1034	$1,795	$1.74	17d	1	0.75mi
94 Hillside Dr Pottstown, PA	2.0	1.0	965	$1,862	$1.93	2d	4	0.76mi
450 South St Pottstown, PA	3.0	1.5	1024	$1,995	$1.95	44d	1	0.76mi
113 S Washington St Unit B Pottstown, PA	2.0	1.0	1000	$1,700	$1.70	6d	1	0.76mi
351 Union Aly Pottstown, PA	4.0	1.5	1408	$1,995	$1.42	2d	1	0.87mi
308 Walnut St Pottstown, PA	3.0	1.0	888	$1,950	$2.20	5d	1	0.96mi
657 N Charlotte St Unit 2 Pottstown, PA	2.0	1.0	1050	$1,700	$1.62	2d	1	0.98mi
56 S Charlotte St Pottstown, PA	2.0	1.5	909	$1,520	$1.67	2d	1	0.99mi
262 Beech St Unit 2 Pottstown, PA	2.0	1.0	1000	$1,550	$1.55	44d	1	1.01mi
220 N Penn St Unit 1 Pottstown, PA	3.0	1.0	1184	$1,700	$1.44	25d	1	1.05mi
1732 Rosewood Ct Pottstown, PA	2.0	1.0	1139	$2,100	$1.84	2d	1	1.14mi
151 N Hanover St Unit 1 Pottstown, PA	2.0	1.0	1000	$1,600	$1.60	19d	1	1.14mi
1613 Rosewood Ct #79 Pottstown, PA	2.0	1.0	1127	$2,400	$2.13	2d	1	1.15mi
122 E 3rd St Unit 3 Pottstown, PA	2.0	1.0	1200	$1,400	$1.17	44d	1	1.20mi
261 N York St Pottstown, PA	2.0	1.0	800	$1,700	$2.12	19d	1	1.25mi
261 N York St Unit A Pottstown, PA	3.0	1.0	800	$1,550	$1.94	44d	1	1.25mi
24 E 5th St Pottstown, PA	2.0	1.0	796	$1,700	$2.14	19d	1	1.28mi
48 Chestnut St #2 Pottstown, PA	3.0	1.0	1100	$1,700	$1.55	44d	1	1.29mi
5 E 2nd St Pottstown, PA	3.0	1.5	1085	$2,000	$1.84	3d	1	1.34mi
207 Manatawny St Unit B Pottstown, PA	2.0	1.0	900	$1,350	$1.50	3d	1	1.45mi

Listing history 28 events

1. 2026-06-21
   days on market $199,500 Active 96 DOM
2. 2026-06-18
   days on market $199,500 Active 93 DOM
3. 2026-06-17
   days on market $199,500 Active 92 DOM
4. 2026-06-16
   days on market $199,500 Active 91 DOM
5. 2026-06-15
   days on market $199,500 Active 90 DOM
6. 2026-06-13
   days on market $199,500 Active 88 DOM
7. 2026-06-13
   days on market $199,500 Active 87 DOM
8. 2026-06-09
   days on market $199,500 Active 84 DOM
9. 2026-06-08
   days on market $199,500 Active 83 DOM
10. 2026-06-07
    days on market $199,500 Active 82 DOM
11. 2026-06-04
    days on market $199,500 Active 79 DOM
12. 2026-06-03
    days on market $199,500 Active 78 DOM
13. 2026-06-02
    days on market $199,500 Active 77 DOM
14. 2026-06-01
    days on market $199,500 Active 76 DOM
15. 2026-05-31
    days on market $199,500 Active 75 DOM
16. 2026-05-06
    price $199,500 234-char remark

    Show marketing remark (234 chars)

    Great twin in Pottstown east end. Living room, dining room, kitchen, 3 bedrooms. Full attic and full basement. Nice fenced yard. House is currently occupied $1600/month rent on month to month rent. 30 days notice for tenant to vacate.

17. 2026-03-17
    listed $210,000 Active 234-char remark

    Show marketing remark (234 chars)

    Great twin in Pottstown east end. Living room, dining room, kitchen, 3 bedrooms. Full attic and full basement. Nice fenced yard. House is currently occupied $1600/month rent on month to month rent. 30 days notice for tenant to vacate.

18. 2022-06-10
    soldstatus $165,500 Closed 531-char remark

    Show marketing remark (531 chars)

    Great opportunity to own a cute twin that has recently been renovated. New Kitchen, Bathroom, Paint & Carpets. Nice living space on 1st floor. .. Entry Room, Living Room, Kitchen, rear enclosed porch. 2nd floor has 2 bedroom and a Hall bathroom. 3rd floor has a Bedroom. Full unfinished Basement. Laundry in Basement. Fenced rear yard. Covered front Porch. Conventiently located - walking distance to shopping and close to many popular travel routes. .. Rt 100, Rt 422, Ridge Pike, etc. Quick delivery possible. Easy to show.

19. 2022-06-03
    soldstatus $165,500
20. 2022-05-13
    status Pending 531-char remark

    Show marketing remark (531 chars)

    Great opportunity to own a cute twin that has recently been renovated. New Kitchen, Bathroom, Paint & Carpets. Nice living space on 1st floor. .. Entry Room, Living Room, Kitchen, rear enclosed porch. 2nd floor has 2 bedroom and a Hall bathroom. 3rd floor has a Bedroom. Full unfinished Basement. Laundry in Basement. Fenced rear yard. Covered front Porch. Conventiently located - walking distance to shopping and close to many popular travel routes. .. Rt 100, Rt 422, Ridge Pike, etc. Quick delivery possible. Easy to show.

21. 2022-05-10
    listed $164,900 Active 531-char remark

    Show marketing remark (531 chars)

    Great opportunity to own a cute twin that has recently been renovated. New Kitchen, Bathroom, Paint & Carpets. Nice living space on 1st floor. .. Entry Room, Living Room, Kitchen, rear enclosed porch. 2nd floor has 2 bedroom and a Hall bathroom. 3rd floor has a Bedroom. Full unfinished Basement. Laundry in Basement. Fenced rear yard. Covered front Porch. Conventiently located - walking distance to shopping and close to many popular travel routes. .. Rt 100, Rt 422, Ridge Pike, etc. Quick delivery possible. Easy to show.

22. 2016-06-01
    soldstatus $52,500
23. 2016-05-20
    soldstatus $52,500
24. 2016-03-15
    historical
25. 2016-03-03
    listed $59,500
26. 2016-02-28
    historical
27. 2015-10-16
    listed $59,500
28. 1979-10-25
    soldstatus $23,500

ⓘ 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: $3,706 · $309/mo
• Projected year-2 tax: $3,706 · $309/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 6/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $22,610
• − Mortgage interest: −$11,175
• − Property taxes: −$3,706
• − Insurance: −$998
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$5,804
• Taxable loss: −$2,690
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $1,249/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

+748.9% since first listed

13 events — show timeline

• 2026-05-06 Price Changed $199,500 BRIGHT MLS
• 2026-03-17 Listed $210,000 BRIGHT MLS
• 2022-06-10 Sold (MLS) $165,500 BRIGHT MLS
• 2022-06-03 Sold (Public Records) $165,500 Public Records
• 2022-05-13 Pending — BRIGHT MLS
• 2022-05-10 Listed $164,900 BRIGHT MLS
• 2016-06-01 Sold (Public Records) $52,500 Public Records
• 2016-05-20 Sold (MLS) $52,500 BRIGHT MLS
• 2016-03-15 Listing Removed — BRIGHT MLS
• 2016-03-03 Listed $59,500 BRIGHT MLS
• 2016-02-28 Listing Removed — BRIGHT MLS
• 2015-10-16 Listed $59,500 BRIGHT MLS
• 1979-10-25 Sold (Public Records) $23,500 Public Records

Property tax history

+0.1%/yr

Latest (2026): $3,706 · +5.1% YoY. Source: county tax records.