668 Haws Ave · Norristown, PA 19401

$179,900

5 bd · 1.0 ba · 1,984 sqft · Townhouse public records · 5 Days on market

Built 1898 1,600 sqft lot Est $252k · 29% 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

This Home currently boasts 5 bedrooms and 1 full bath. In its current condition the property is in need of a renovation but there's so much potential! So many possibilities to create an amazing space to make it your own, resell after renovations, or keep as an investment. Property is being sold in AS-IS condition. SOLD AS-IS, U/O is Buyers responsibility.

Key facts

• Built 1898
• Listed 5 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Natural gas heating and hot water; Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Permanent foundation; Above-grade and below-grade structures; Finished above-grade living area (1,984)
• Exterior features: Public water and public sewer

Interior

• Bedrooms: 3 bedrooms on the main level; 2 bedrooms on the first upper level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central forced-air heating; Natural gas hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Cap rate 10.2% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 43% 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 $1k of loan paydown is wiped out by about $5k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $106k; list at $180k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1898 — 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 $179,900

Questions for the listing agent

1. Built in 1898 — 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: 1.39% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $251,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
648 Kohn St	0.06mi	5/1.5	1,828 (-8%)	4mo	$185,000	$101	79
544 Stanbridge St	0.22mi	4/1.0 (-1)	1,968 (-1%)	7mo	$160,000	$81	77
725 Noble St	0.23mi	4/2.0 (-1)	2,044 (+3%)	5mo	$260,000	$127	71
721 Stanbridge St	0.14mi	4/1.5 (-1)	2,138 (+8%)	6mo	$275,000	$129	69
804 W Elm St	0.14mi	5/1.0	1,710 (-14%)	6mo	$175,000	$102	65
564 Hamilton St	0.36mi	5/2.0	1,816 (-8%)	7mo	$269,750	$149	60
1035 Willow St	0.61mi	4/1.0 (-1)	1,832 (-8%)	4mo	$180,000	$98	50
1055 Willow St	0.64mi	5/1.0	1,776 (-10%)	4mo	$220,000	$124	49
725 W Lafayette St	0.42mi	4/2.0 (-1)	1,770 (-11%)	5mo	$245,500	$139	49
1120 Swede St	0.54mi	4/1.5 (-1)	1,758 (-11%)	2mo	$289,900	$165	48
218 Forrest Ave	0.68mi	4/1.0 (-1)	1,700 (-14%)	1mo	$234,900	$138	39
208 E Chestnut St	0.72mi	4/2.0 (-1)	1,824 (-8%)	8mo	$152,000	$83	37

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,591
• Equity at exit: $26,824

10-year hold

• IRR: 9.6%
• Equity multiple: 1.68×
• Total profit: $34,309
• Equity at exit: $15,554

Cash invested: $50,372 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,507 high
• Mortgage (P&I): −$943
• Tax from tax record: −$383 /mo · $4,602/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $579

Break-even live

Break-even rent $1,774

Max offer price $179,900

Occupancy floor 72%

Sensitivity live

Price	-10% $680	-5% $629	+0% $579	+5% $528	+10% $477
Rent	-10% $381	-5% $480	+0% $579	+5% $678	+10% $777
Rate	-1.0pp $669	-0.5pp $624	base $579	+0.5pp $532	+1.0pp $485

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
712 George St Unit 2 Norristown, PA	4.0	1.0	1485	$2,500	$1.68	44d	1	0.13mi
540 George St Norristown, PA	5.0	2.0	2054	$2,595	$1.26	25d	1	0.23mi
533 Buttonwood St Norristown, PA	5.0	2.0	1888	$2,300	$1.22	15d	1	0.35mi
126 W Elm St Norristown, PA	4.0	1.5	1500	$2,000	$1.33	15d	1	0.41mi
534 Green St Norristown, PA	4.0	1.0	1612	$1,800	$1.12	22d	1	0.74mi
217 E Marshall St Norristown, PA	5.0	1.5	2142	$2,450	$1.14	5d	1	0.76mi
221 E Wood St Norristown, PA	4.0	1.0	1527	$2,277	$1.49	44d	1	0.86mi
1809 Chain St Norristown, PA	4.0	2.0	1344	$2,800	$2.08	44d	1	1.13mi
106 W 5th St Bridgeport, PA	4.0	1.5	1662	$2,850	$1.71	25d	1	1.31mi
344 Grove St Bridgeport, PA	4.0	2.0	1484	$2,895	$1.95	44d	1	1.49mi

Listing history 3 events

1. 2026-05-21
   listed $179,900 Active
2. 2026-03-11
   soldstatus $106,000
3. 1981-06-18
   soldstatus $24,086

ⓘ 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: $4,602 · $383/mo
• Projected year-2 tax: $4,602 · $383/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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,082
• − Mortgage interest: −$10,077
• − Property taxes: −$4,602
• − Insurance: −$900
• − Repairs & maintenance: −$2,407
• − Management: −$2,407
• − Depreciation: −$5,233
• Taxable income: $4,457
• Est. tax owed @ 24.0%: −$1,070
• After-tax cash flow: $5,873/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

+646.9% since first listed

3 events — show timeline

• 2026-05-21 Listed $179,900 BRIGHT MLS
• 2026-03-11 Sold (Public Records) $106,000 Public Records
• 1981-06-18 Sold (Public Records) $24,086 Public Records

Property tax history

+2.6%/yr

Latest (2026): $4,602 · +2.3% YoY. Source: county tax records.