549 Haws Ave · Norristown, PA 19401

$279,900

5 bd · 2.0 ba · 2,658 sqft · Townhouse public records · 28 Days on market

Built 1890 5,100 sqft lot Est $287k · 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 +16.2/30.0
• ARV discount +8.6/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• 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 MLS

Large Twin, 5BR, LR, DR, EIK, full basement, 2 car garage. Property is being sold "as-is" corporate addendums apply. Buyer is responsible for all township required inspections and certs. Owner Occupants that close by 12/31/2010 and receive up to 3.5% in closing costs assistance! Plus, selling agent receives $1500 bonus. Details on same website used for financing, see below. Eligibility restrictions apply. Seller makes no representations or warranties as to condition.

Key facts

• Three story home
• Private backyard
• Cozy front porch

Tags

• THREE STORY HOME
• PRIVATE BACKYARD
• COZY FRONT PORCH
• DETACHED GARAGE
• NEAR NORRISTOWN FARM PARK
• NEAR MAIN STREET DINING

Property features AI

Exterior

• Parking: Detached garage (2 spaces); On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water; 100 amp electric service
• Home design: Semi-detached; Fee simple ownership
• Construction: Brick construction; Concrete perimeter foundation; Shingle roof
• Exterior features: Sidewalks; Patio(s); Porch(es); Level lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Four bedrooms on the first upper level; One bedroom on the second upper level; Total of 5 bedrooms
• Flooring: Fully carpeted
• Bathrooms: Two full bathrooms (both on upper levels); One half bathroom on the main level
• Heating & cooling: Central heating; Oil heat; Electric cooling
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Laundry on lower floor

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/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 $263k (6.1% below list).
• Recommended offer: $263k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.2% 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: 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.
• Zoned schools: Norristown Area Hs (math 42% / reading 8%, grade F, #375 of 437 statewide, top 86%, 2,309 students, 83% FRL).
• Market conditions: Rents rising (+1.3%/yr); 166 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• At $2,629/mo this rent would consume 45% of the median local household income ($70k/yr) (locally 2725% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 28 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $210k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $262,932 (6.1% below list)

Questions for the listing agent

1. Built in 1890 — 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. 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?
4. 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?
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: 0.94% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $287,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 Stanbridge St	0.09mi	5/2.0	2,380 (-10%)	10mo	$275,500	$116	70
654 Stanbridge St	0.18mi	5/2.0	2,302 (-13%)	7mo	$305,000	$132	64
520 Stanbridge St	0.09mi	4/1.5 (-1)	2,371 (-11%)	9mo	$255,000	$108	64
524 Haws Ave	0.04mi	6/2.0 (+1)	2,922 (+10%)	18mo	$315,000	$108	61
516 Chain St	0.20mi	5/2.0	2,434 (-8%)	19mo	$275,500	$113	61
653 Haws Ave	0.18mi	4/3.0 (-1)	2,840 (+7%)	20mo	$345,000	$121	55
116 Haws Ave	0.28mi	5/2.0	2,336 (-12%)	16mo	$186,000	$80	53
1102 W Airy St	0.28mi	5/1.5	2,321 (-13%)	19mo	$225,000	$97	48
538 Astor St	0.25mi	5/1.5	2,304 (-13%)	24mo	$200,000	$87	44
543 Hamilton St	0.33mi	5/1.0	2,370 (-11%)	23mo	$217,000	$92	43
9 E Elm St	0.66mi	5/3.0	2,880 (+8%)	13mo	$355,000	$123	40
1066 Powell St	0.74mi	5/2.0	2,280 (-14%)	10mo	$230,000	$101	34

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: -14.6%
• Equity multiple: 0.49×
• Total profit: $-40,313
• Equity at exit: $41,734

10-year hold

• IRR: -9.0%
• Equity multiple: 0.48×
• Total profit: $-40,418
• Equity at exit: $24,201

Cash invested: $78,372 (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: 166
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,629 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$344 /mo · $4,131/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $148

Break-even live

Break-even rent $2,441

Max offer price $279,900

Occupancy floor 89%

Sensitivity live

Price	-10% $307	-5% $228	+0% $148	+5% $69	+10% $-10
Rent	-10% $-59	-5% $45	+0% $148	+5% $252	+10% $356
Rate	-1.0pp $289	-0.5pp $220	base $148	+0.5pp $76	+1.0pp $2

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 George St Norristown, PA	5.0	2.0	2054	$2,595	$1.26	26d	1	0.17mi
533 Buttonwood St Norristown, PA	5.0	2.0	1888	$2,300	$1.22	17d	1	0.23mi
217 E Marshall St Norristown, PA	5.0	1.5	2142	$2,450	$1.14	6d	1	0.82mi
669 N Henderson Rd King of Prussia, PA	4.0	2.5	2228	$3,500	$1.57	0d	1	1.41mi

Listing history 26 events

1. 2026-06-17
   status $279,900 Pending 28 DOM
2. 2026-06-17
   days on market $279,900 Active 28 DOM
3. 2026-06-16
   days on market $279,900 Active 27 DOM
4. 2026-06-15
   days on market $279,900 Active 26 DOM
5. 2026-06-13
   days on market $279,900 Active 24 DOM
6. 2026-06-13
   days on market $279,900 Active 23 DOM
7. 2026-06-09
   days on market $279,900 Active 20 DOM
8. 2026-06-08
   days on market $279,900 Active 19 DOM
9. 2026-06-07
   days on market $279,900 Active 18 DOM
10. 2026-06-04
    days on market $279,900 Active 15 DOM
11. 2026-06-03
    days on market $279,900 Active 14 DOM
12. 2026-06-02
    days on market $279,900 Active 13 DOM
13. 2026-06-01
    days on market $279,900 Active 12 DOM
14. 2026-05-31
    days on market $279,900 Active 11 DOM
15. 2026-05-20
    listed $279,900 Active
16. 2019-08-29
    soldstatus $210,000
17. 2013-08-27
    soldstatus $152,000
18. 2010-12-30
    soldstatus $90,000 482-char remark

    Show marketing remark (481 chars)

    Large Twin, 5BR, LR, DR, EIK, full basement, 2 car garage. Property is being sold "as-is" corporate addendums apply. Buyer is responsible for all township required inspections and certs. Owner Occupants that close by 12/31/2010 and receive up to 3.5% in closing costs assistance! Plus, selling agent receives $1500 bonus. Details on same website used for financing, see below. Eligibility restrictions apply. Seller makes no representations or warranties as to condition.

19. 2010-12-30
    soldstatus $90,000 481-char remark

    Show marketing remark (481 chars)

    Large Twin, 5BR, LR, DR, EIK, full basement, 2 car garage. Property is being sold "as-is" corporate addendums apply. Buyer is responsible for all township required inspections and certs. Owner Occupants that close by 12/31/2010 and receive up to 3.5% in closing costs assistance! Plus, selling agent receives $1500 bonus. Details on same website used for financing, see below. Eligibility restrictions apply. Seller makes no representations or warranties as to condition.

20. 2010-12-01
    historical 481-char remark

    Show marketing remark (481 chars)

    Large Twin, 5BR, LR, DR, EIK, full basement, 2 car garage. Property is being sold "as-is" corporate addendums apply. Buyer is responsible for all township required inspections and certs. Owner Occupants that close by 12/31/2010 and receive up to 3.5% in closing costs assistance! Plus, selling agent receives $1500 bonus. Details on same website used for financing, see below. Eligibility restrictions apply. Seller makes no representations or warranties as to condition.

21. 2010-09-15
    listed $109,900 482-char remark

    Show marketing remark (481 chars)

    Large Twin, 5BR, LR, DR, EIK, full basement, 2 car garage. Property is being sold "as-is" corporate addendums apply. Buyer is responsible for all township required inspections and certs. Owner Occupants that close by 12/31/2010 and receive up to 3.5% in closing costs assistance! Plus, selling agent receives $1500 bonus. Details on same website used for financing, see below. Eligibility restrictions apply. Seller makes no representations or warranties as to condition.

22. 2010-09-15
    listed $109,900 481-char remark

    Show marketing remark (481 chars)

    Large Twin, 5BR, LR, DR, EIK, full basement, 2 car garage. Property is being sold "as-is" corporate addendums apply. Buyer is responsible for all township required inspections and certs. Owner Occupants that close by 12/31/2010 and receive up to 3.5% in closing costs assistance! Plus, selling agent receives $1500 bonus. Details on same website used for financing, see below. Eligibility restrictions apply. Seller makes no representations or warranties as to condition.

23. 2006-04-18
    soldstatus $169,000
24. 2006-03-24
    soldstatus $169,000
25. 2006-02-08
    historical
26. 2006-01-11
    listed $169,000

ⓘ 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: $4,131 · $344/mo
• Projected year-2 tax: $4,277 · $356/mo
• Expected delta: +$146/yr (+$12/mo · 3.5%)

ⓘ 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: $31,552
• − Mortgage interest: −$15,679
• − Property taxes: −$4,131
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − Depreciation: −$8,143
• Taxable loss: −$2,848
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $2,465/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

+65.6% since first listed

12 events — show timeline

• 2026-05-20 Listed $279,900 BRIGHT MLS
• 2019-08-29 Sold (Public Records) $210,000 Public Records
• 2013-08-27 Sold (Public Records) $152,000 Public Records
• 2010-12-30 Sold (MLS) $90,000 BRIGHT MLS
• 2010-12-30 Sold (MLS) $90,000 TREND
• 2010-12-01 Listing Removed — BRIGHT MLS
• 2010-09-15 Listed $109,900 BRIGHT MLS
• 2010-09-15 Listed $109,900 TREND
• 2006-04-18 Sold (Public Records) $169,000 Public Records
• 2006-03-24 Sold (MLS) $169,000 BRIGHT MLS
• 2006-02-08 Listing Removed — BRIGHT MLS
• 2006-01-11 Listed $169,000 BRIGHT MLS

Property tax history

+0.3%/yr

Latest (2026): $4,131 · +2.3% YoY. Source: county tax records.