540 Green St · Lansdale, PA 19446

$474,750

4 bd · 2.0 ba · 1,800 sqft · MultiFamily public records · 4 Days on market

Built 1979 7,375 sqft lot Est $403k · 18% over

---

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 +12.9/30.0
• Schools +5.2/10.0
• Livability +4.5/5.0
• DSCR +3.9/10.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Very Nice DUPLEX Investment Opportunity In Lansdale Borough; Each Unit Features Living Room, Dining Area, Kitchen With Refrigerator, , 2 Bedrooms And 1 Full Bath And Outside Balcony; Tenants Pay Electric, Heat, Water & Sewer; Landlord Pays Insurance, Landscaping, Snow Removal, Trash & Taxes; This Duplex Is NOT A Conversion, It was Built As A Duplex With Nice Layouts; Off Street Parking At Rear Of Property; Each Unit Has A Private Basement With Alot Of Storage & Washer & Dryer For Each Unit; Walk To Shopping And Various Events In Lansdale Borough.

Key facts

• 7,375 sq ft lot
• 4 parking spots
• Built 1979

Property features AI

Finance

• Other: 2 total residential units; Finished above-grade area approximately 1,800

Exterior

• Parking: Total of 4 garage/parking spaces; Parking lot
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric hot water
• Home design: Semi-detached property; 2 stories; Fee simple ownership
• Construction: Brick and vinyl siding exterior; Block foundation; Above-grade and below-grade structures
• Exterior features: Paved driveway; Parking lot with 4 spaces; Lot dimensions approximately 54.00 x 0.00; Property condition rated excellent

Interior

• Kitchen: Kitchen and dining areas are combined
• Bedrooms: Two 2-bedroom units (multifamily)
• Bathrooms: Bathrooms include tub/shower combinations
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Combination kitchen/dining; Tub with shower; Unfinished basement with interior access; 8 total rooms
• Laundry & utility: Basement provides utility space

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $-31 ($-376/yr) — negative. Per door: $-16/mo.
• To cash-flow at today's rent, offer at most $469k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $392k (17.4% below list).
• Recommended offer: $392k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.4% in Lansdale — 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 89/100 on livability (#31 in PA, #170 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+.
• North Penn SD (suburban): math 48% / reading 67% proficiency, ranked #76 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: York Avenue El Sch (math 42% / reading 67%, grade C, #504 of 1,518 statewide, top 37%, 283 students, 42% FRL); Penndale Ms (math 32% / reading 63%, grade C-, #156 of 512 statewide, top 32%, 1,208 students, 43% FRL); North Penn Shs (math 78% / reading 50%, grade B-, #67 of 437 statewide, top 15%, 3,184 students, 34% FRL) — zoned schools average 40% FRL vs 20% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 190 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• This rent runs 44% of the median local income ($106k/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 $3k of loan paydown is wiped out by about $14k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $475k implies a 494% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $392,200 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $403,200
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Green St	0.00mi	4/—	1,800 (0%)	1mo	$460,000	$256	99
538 Green St	0.01mi	4/—	1,800 (0%)	1mo	$475,000	$264	99
534 Green St	0.02mi	4/—	1,800 (0%)	4mo	$460,000	$256	96
532 Green St	0.02mi	4/—	1,800 (0%)	6mo	$460,000	$256	94
117 Green St	0.39mi	4/—	1,929 (+7%)	16mo	$422,500	$219	56
136 Jenkins Ave	0.57mi	3/— (-1)	1,704 (-5%)	4mo	$315,000	$185	56
48 E Main St	0.58mi	3/— (-1)	1,682 (-7%)	14mo	$370,000	$220	46
409 Pierce St	0.74mi	5/— (+1)	1,856 (+3%)	20mo	$415,000	$224	39
156 E Main St	0.64mi	4/2.0	1,986 (+10%)	21mo	$392,500	$198	35
146 E Second St	0.70mi	3/— (-1)	2,009 (+12%)	12mo	$450,000	$224	33
33 E Third	0.70mi	3/— (-1)	1,569 (-13%)	12mo	$370,000	$236	31

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 · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-78,646
• Equity at exit: $70,787

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-69,895
• Equity at exit: $41,048

Cash invested: $132,930 (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 19446

• Rents YoY: 3.1%
• Active inventory: 190
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $3,922 high
• Mortgage (P&I): −$2,490
• Tax from tax record: −$442 /mo · $5,308/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$824
• Net cashflow: $-31

Break-even live

Break-even rent $3,962

Max offer price $469,208

Occupancy floor 96%

Sensitivity live

Price	-10% $237	-5% $103	+0% $-31	+5% $-166	+10% $-300
Rent	-10% $-341	-5% $-186	+0% $-31	+5% $124	+10% $278
Rate	-1.0pp $208	-0.5pp $89	base $-31	+0.5pp $-154	+1.0pp $-280

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,922
Total (2 units)			$3,922

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: $118,688
• Closing costs: $14,242
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Dragon Dr Unit 113 Lansdale, PA	4.0	3.0	2080	$3,400	$1.63	3d	1	0.41mi
228 Compass Dr Lansdale, PA	3.0	2.5	2080	$3,100	$1.49	4d	1	0.48mi
235 E Main St Unit 2F Lansdale, PA	3.0	1.0	1916	$1,650	$0.86	3d	1	0.69mi
39 N Mitchell Ave Lansdale, PA	3.0	3.5	1955	$2,850	$1.46	3d	1	0.72mi
201 N Line St Lansdale, PA	3.0	2.0	1656	$1,887	$1.14	25d	1	0.75mi
31 W End Dr Lansdale, PA	3.0	2.0	1380	$3,100	$2.25	18d	1	0.90mi
431 Williamson Ct Lansdale, PA	3.0	2.5	2200	$2,995	$1.36	4d	1	0.92mi
1 Marlbrook Ln Lansdale, PA	1.0–3.0	1.0–2.0	1251	$2,649	$2.12	0d	18	1.13mi
100 Snyder Rd Lansdale, PA	1.0–3.0	1.0–2.0	1007	$2,440	$2.42	0d	20	1.13mi

Listing history 5 events

1. 2026-05-06
   status Pending
2. 2026-04-28
   historical Active Under Contract
3. 2026-04-25
   listed $474,750 Active
4. 2026-04-22
   historical $474,750
5. 1984-01-05
   soldstatus $79,900

ⓘ 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: $5,308 · $442/mo
• Projected year-2 tax: $6,404 · $534/mo
• Expected delta: +$1,097/yr (+$91/mo · 20.7%)

ⓘ 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 5/10 Major 7 d/yr ≥99°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: $47,064
• − Mortgage interest: −$26,593
• − Property taxes: −$5,308
• − Insurance: −$2,374
• − Repairs & maintenance: −$3,765
• − Management: −$3,765
• − Depreciation: −$13,811
• Taxable loss: −$8,552
• Est. tax savings @ 24.0%: +$2,052
• After-tax cash flow: $1,676/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: North Penn SD
• NCES district ID: 4217280
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 67% ▼ -9.00%
• Median HH income: $76,866
• Composite: 51.5/100
• National rank: #1722
• State rank: #76 of 539 in PA

Livability — Lansdale

• Score: 89/100
• State rank: #31
• US rank: #170

Category grades

Amenities B Commute A+ Cost of living B+ Crime A+ Employment A Housing A+ Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansdale, PA
• County: Montgomery County · 712,331 people
• City population: 61,848
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 61,848
• Household income: $106,310
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 1930.0

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 (71%)
• Race & ethnicity: White 71% Asian 14% Black 7% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Slovak 2% Scotch-Irish 1%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 81% English-only · Other Indo-European 6% Spanish 2% Korean 2%

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: ▼ -340.90%
• Current HPI: 279.3557
• Rent YoY: ▲ 3.08%
• 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

+494.2% since first listed

5 events — show timeline

• 2026-05-06 Pending — BRIGHT MLS
• 2026-04-28 Contingent — BRIGHT MLS
• 2026-04-25 Listed $474,750 BRIGHT MLS
• 2026-04-22 Coming Soon $474,750 BRIGHT MLS
• 1984-01-05 Sold (Public Records) $79,900 Public Records

Property tax history

+3.5%/yr

Latest (2026): $5,308 · +4.6% YoY. Source: county tax records.