310 Spring St · Royersford, PA 19468

$222,555

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 5 Days on market

Built 1898 3,400 sqft lot $171/sqft · 32% below area Est $329k · 32% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.2/10.0
• Schools +6.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks on the door at 310 Spring Street in Royersford Borough, Spring Ford Schools. Located just a block away from Royersford Elementary, walking distance to Spring Fords Main Campus, and just a half of block from beloved Victory Park; this is the ideal location/block for the new owner or for a great income producing property as a rental in our desired local market. With a new roof in 2026, replacement windows throughout the home, quaint porch setting, and fenced in rear yard with shed; this 3 bedroom , 1 bath home with 2 car off street parking on this loved community block has so much potential and opportunity. Please bring you vision of opportunity to the home for a showing wi

Key facts

• 2 parking spots
• Built 1898
• Listed 5 days

Property features AI

Finance

• Other: Ground rent paid annually

Exterior

• Parking: Two driveway parking spaces; On-street parking available; Two total garage/parking spaces
• Utilities: Public water; Public sewer; Oil hot water and oil hot water supply; Electric service (100 amp); Cable and fiber optic internet available; Above-ground utilities
• Home design: Semi-detached property; One or more stories (traditional layout); Fee simple ownership; Not in a federal flood zone
• Construction: Brick construction; Stone foundation; Rubber roof; Replacement windows; Basement present (unfinished)
• Exterior features: Porch(es); Shed/shop on the property; Crushed stone parking surface; Public municipal trash service

Interior

• Kitchen: Refrigerator; Electric oven/range
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating (oil-fired); Window air conditioning units; 100 amp electrical service
• Interior features: Carpeted floors; Ceiling fans; Combination dining and living area; Traditional floor plan; Eat-in kitchen; Plaster walls and ceilings
• Laundry & utility: Washer and dryer on the main floor; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $223k).
• Cap rate 8.3% vs local median 3.5% in Royersford — 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 82/100 on livability (#140 in PA, #1,131 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D-, commute F.
• Spring-Ford Area SD (suburban): math 58% / reading 78% proficiency, ranked #23 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Royersford El Sch (math 62% / reading 67%, grade B, #249 of 1,518 statewide, top 19%, 378 students, 39% FRL); Spring-Ford Intrmd Sch 5Th/6Th (math 49% / reading 77%, grade B+, #29 of 512 statewide, top 5%, 1,278 students, 19% FRL); Spring-Ford Shs 9-12 Ctr (math 94% / reading 86%, grade A+, #3 of 437 statewide, top 0%, 2,631 students, 18% FRL).
• Market conditions: Rents soft (-1.2%/yr); 138 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $222,555

Questions for the listing agent

1. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.4

CMA / ARV

• ARV (median comp): $329,491
• List price: $222,555
• Delta: -32.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
670 Church St	0.54mi	3/1.5	1,295 (-0%)	0mo	$395,000	$305	72
501 Vaughn Rd	0.53mi	3/1.5	1,320 (+2%)	11mo	$410,000	$311	61
509 Vaughn Rd	0.55mi	3/1.5	1,360 (+5%)	12mo	$430,000	$316	55
116 Pikeland Ave	0.67mi	3/2.5	1,373 (+6%)	2mo	$445,500	$324	52
769 Main St	0.64mi	3/1.0	1,344 (+3%)	23mo	$354,000	$263	45
824 Spring St	0.69mi	3/1.0	1,236 (-5%)	20mo	$355,000	$287	43
216 S S And K St	0.65mi	3/1.0	1,215 (-6%)	23mo	$275,000	$226	39
700 Walnut St	0.51mi	2/1.0 (-1)	1,473 (+13%)	12mo	$400,000	$272	39
72 Central Ave	0.62mi	3/2.0	1,128 (-13%)	21mo	$295,000	$262	28

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.69×
• Total profit: $-19,498
• Equity at exit: $33,184

10-year hold

• IRR: -4.0%
• Equity multiple: 0.77×
• Total profit: $-14,317
• Equity at exit: $19,242

Cash invested: $62,315 (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 19468

• Rents YoY: -1.2%
• Active inventory: 138
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,500 high
• Mortgage (P&I): −$1,167
• Tax from tax record: −$342 /mo · $4,099/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $374

Break-even live

Break-even rent $2,027

Max offer price $222,555

Occupancy floor 80%

Sensitivity live

Price	-10% $500	-5% $437	+0% $374	+5% $311	+10% $248
Rent	-10% $176	-5% $275	+0% $374	+5% $473	+10% $571
Rate	-1.0pp $486	-0.5pp $431	base $374	+0.5pp $316	+1.0pp $258

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: $55,639
• Closing costs: $6,677
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
263 Washington St Royersford, PA	3.0	1.5	1212	$2,600	$2.15	45d	1	0.12mi
400 Main St Unit 8 Royersford, PA	2.0	1.0	900	$1,945	$2.16	45d	1	0.24mi
5 Cameron Ct Royersford, PA	3.0	2.5	1814	$2,700	$1.49	45d	1	0.32mi
50 Clover Pl #50 Royersford, PA	3.0	3.5	1742	$2,800	$1.61	45d	1	0.34mi
624 Main St Royersford, PA	2.0	1.0–2.0	822	$2,445	$2.97	0d	3	0.44mi
205 Horseshoe Dr #205 Royersford, PA	2.0	2.0	1019	$1,795	$1.76	7d	1	0.79mi
902 Magnolia Ln Spring City, PA	3.0	2.5	1798	$3,200	$1.78	0d	1	0.85mi
170 Providence Forge Rd Royersford, PA	3.0	2.5	1820	$2,400	$1.32	26d	1	0.86mi
337 Bridge St Spring City, PA	3.0	1.0	1611	$2,300	$1.43	20d	1	0.88mi
601 Lakeview Dr Royersford, PA	1.0–2.0	1.0–2.0	1044	$2,779	$2.66	0d	18	1.04mi
208 Foxmeadow Dr Unit CONDO 208 Royersford, PA	2.0	2.0	1186	$2,100	$1.77	45d	1	1.10mi
1005 Foxmeadow Dr Unit CONDO 1005 Royersford, PA	2.0	2.0	1038	$2,250	$2.17	45d	1	1.23mi
1512 Foxmeadow Cir Unit CONDO 1512 Royersford, PA	2.0	1.0	1120	$2,300	$2.05	26d	1	1.30mi
2205 Foxmeadow Dr Unit CONDO 2205 Royersford, PA	2.0	2.0	1267	$2,200	$1.74	16d	1	1.35mi
1302 Foxmeadow Cir Royersford, PA	3.0	2.5	1782	$2,500	$1.40	26d	1	1.42mi

Listing history 3 events

1. 2026-05-04
   status Pending 711-char remark
2. 2026-04-30
   listed $222,555 Active 711-char remark
3. 2026-04-27
   historical $222,555 711-char remark

ⓘ 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: $4,099 · $342/mo
• Projected year-2 tax: $4,099 · $342/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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,005
• − Mortgage interest: −$12,467
• − Property taxes: −$4,099
• − Insurance: −$1,113
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$6,474
• Taxable income: $1,052
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $4,235/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: Spring-Ford Area SD
• NCES district ID: 4222560
• Math proficiency: 58% ▼ -11.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $84,931
• Composite: 60.97/100
• National rank: #802
• State rank: #23 of 539 in PA

Livability — Royersford

• Score: 82/100
• State rank: #140
• US rank: #1131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royersford, PA
• County: Montgomery County · 712,331 people
• City population: 28,194
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 28,194
• Household income: $108,534
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 555.0

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 (84%)
• Race & ethnicity: White 84% Asian 7% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 9% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 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: ▼ -269.11%
• Current HPI: 300.9404
• Rent YoY: ▼ -1.17%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-30 Listed $222,555 BRIGHT MLS
• 2026-04-27 Coming Soon $222,555 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $4,099 · +4.1% YoY. Source: county tax records.