395 Evergreen Rd · Sanatoga, PA 19464

$199,900

2 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 96 Days on market

Built 1935 0.62 ac lot $134/sqft · 43% below area Est $350k · 43% under ↓ 17% since listing

---

Why this score? — see what drove the C 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 +18.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.8/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Zoned LI (Limited Industrial) in Lower Pottsgrove Township, this property offers a range of potential uses subject to township approval. Situated on approximately 0.5 acres, 395 Evergreen Road presents an opportunity for investors, contractors, or business owners seeking a property with redevelopment potential. The site includes a 1,856-square-foot structure in need of full renovation, along with a detached garage and shed, providing a flexible footprint for future use, improvement, or possible redevelopment. Existing residential use may be considered nonconforming; buyers are responsible for verifying permitted uses with the township. Property is being sold as-is.

Key facts

• 0.5 acres
• Shed
• Full renovation

Tags

• ZONED LI
• LOWER POTTSGROVE TOWNSHIP
• 0.5 ACRES
• DETACHED GARAGE
• SHED
• FULL RENOVATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.1% in Sanatoga — 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 74/100 on livability (#526 in PA, #4,881 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• 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); 211 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 33% of the median local income ($80k/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 $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.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,909 (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 1935 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 7.6

CMA / ARV

• ARV (median comp): $349,896
• List price: $199,900
• Delta: -42.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.93% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-15,878
• Equity at exit: $29,806

10-year hold

• IRR: 4.6%
• Equity multiple: 1.37×
• Total profit: $20,754
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$413 /mo · $4,954/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $189

Break-even live

Break-even rent $1,955

Max offer price $199,900

Occupancy floor 86%

Sensitivity live

Price	-10% $302	-5% $246	+0% $189	+5% $132	+10% $76
Rent	-10% $16	-5% $102	+0% $189	+5% $276	+10% $362
Rate	-1.0pp $290	-0.5pp $240	base $189	+0.5pp $137	+1.0pp $85

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
157 Van Fleet Cir Pottstown, PA	3.0	2.5	1220	$2,700	$2.21	11d	1	0.31mi
48 Shelly Ln Pottstown, PA	3.0	2.5	1522	$2,383	$1.57	0d	1	0.82mi
421 Oaktree Ct Pottstown, PA	3.0	1.5	1624	$2,250	$1.39	45d	1	1.07mi
1267 Village Ln Pottstown, PA	3.0	2.5	1152	$2,295	$1.99	6d	1	1.25mi
1613 Rosewood Ct #79 Pottstown, PA	2.0	1.0	1127	$2,400	$2.13	0d	1	1.31mi
1732 Rosewood Ct Pottstown, PA	2.0	1.0	1139	$2,100	$1.84	0d	1	1.33mi

Listing history 17 events

1. 2026-06-21
   days on market $199,900 Active 96 DOM
2. 2026-06-18
   days on market $199,900 Active 93 DOM
3. 2026-06-17
   days on market $199,900 Active 92 DOM
4. 2026-06-16
   days on market $199,900 Active 91 DOM
5. 2026-06-15
   days on market $199,900 Active 90 DOM
6. 2026-06-13
   days on market $199,900 Active 88 DOM
7. 2026-06-13
   days on market $199,900 Active 87 DOM
8. 2026-06-09
   days on market $199,900 Active 84 DOM
9. 2026-06-08
   pricedays on market $199,900 Active 83 DOM
10. 2026-06-07
    days on market $250,000 Active 82 DOM
11. 2026-06-04
    days on market $250,000 Active 79 DOM
12. 2026-06-03
    days on market $250,000 Active 78 DOM
13. 2026-06-02
    days on market $250,000 Active 77 DOM
14. 2026-06-01
    days on market $250,000 Active 76 DOM
15. 2026-05-31
    days on market $250,000 Active 75 DOM
16. 2026-04-16
    price $250,000 673-char remark

    Show marketing remark (673 chars)

    Zoned LI (Limited Industrial) in Lower Pottsgrove Township, this property offers a range of potential uses subject to township approval. Situated on approximately 0.5 acres, 395 Evergreen Road presents an opportunity for investors, contractors, or business owners seeking a property with redevelopment potential. The site includes a 1,856-square-foot structure in need of full renovation, along with a detached garage and shed, providing a flexible footprint for future use, improvement, or possible redevelopment. Existing residential use may be considered nonconforming; buyers are responsible for verifying permitted uses with the township. Property is being sold as-is.

17. 2026-03-17
    listed $300,000 Active 673-char remark

    Show marketing remark (673 chars)

    Zoned LI (Limited Industrial) in Lower Pottsgrove Township, this property offers a range of potential uses subject to township approval. Situated on approximately 0.5 acres, 395 Evergreen Road presents an opportunity for investors, contractors, or business owners seeking a property with redevelopment potential. The site includes a 1,856-square-foot structure in need of full renovation, along with a detached garage and shed, providing a flexible footprint for future use, improvement, or possible redevelopment. Existing residential use may be considered nonconforming; buyers are responsible for verifying permitted uses with the township. Property is being sold as-is.

ⓘ 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: $4,954 · $413/mo
• Projected year-2 tax: $4,954 · $413/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 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: $26,331
• − Mortgage interest: −$11,198
• − Property taxes: −$4,954
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$5,815
• Taxable loss: −$849
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $2,472/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 — Sanatoga

• Score: 74/100
• State rank: #526
• US rank: #4881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sanatoga, 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

-16.7% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $250,000 BRIGHT MLS
• 2026-03-17 Listed $300,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2026): $4,954 · +3.7% YoY. Source: county tax records.