510 Spruce St · Pottstown, PA 19464

$99,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 8 Days on market

Built 1900 2,100 sqft lot $122/sqft · 44% below area Est $179k · 44% under ↓ 30% since listing

---

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 +27.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom (possibly 3) home in Pottstown. Needs a cash buyer looking for a great investment property in the heart of Pottstown look no further. Offer Deadline Monday at 5pm

Key facts

• Garage
• Built 1900
• Listed 8 days

Property features AI

Exterior

• Parking: Detached rear-entry garage (1 space); On-street parking available
• Utilities: Public water; Public sewer
• Home design: Semi-detached home; Fee simple ownership
• Construction: Stucco exterior; Permanent foundation; Above-grade finished living area reported as 816
• Exterior features: Lot dimensions approximately 15.00 x 0.00; No tidal water

Interior

• Bedrooms: 2 bedrooms on the upper level
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Oil; Hot water: Electric
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 10.0% vs local median 5.0% in Pottstown — 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 72/100 on livability (#643 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment D+, crime F.
• Pottstown SD (suburban): math 11% / reading 23% proficiency, ranked #504 of 539 in PA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.9%/yr); 202 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1900 — 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 $99,900

Questions for the listing agent

1. Built in 1900 — 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. Schools are B-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?
5. Crime grade is F 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?
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: 1.57% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 5.3

CMA / ARV

• ARV (median comp): $179,165
• List price: $99,900
• Delta: -44.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 E 5th St	0.39mi	2/1.0	796 (-2%)	1mo	$130,000	$163	76
207 West St	0.05mi	2/1.0	924 (+13%)	1mo	$200,000	$216	75
420 May St	0.28mi	3/1.0 (+1)	823 (+1%)	12mo	$207,500	$252	71
545 Farmington Ave	0.21mi	2/1.0	857 (+5%)	16mo	$152,500	$178	69
746 N Hanover St	0.29mi	3/1.0 (+1)	900 (+10%)	2mo	$295,000	$328	62
742 N Hanover St	0.28mi	3/1.5 (+1)	900 (+10%)	4mo	$295,000	$328	59
520 N Evans St	0.14mi	3/1.0 (+1)	918 (+12%)	18mo	$255,000	$278	52
319 Grant St	0.55mi	2/1.0	924 (+13%)	10mo	$160,000	$173	44
583 Wilson St	0.61mi	2/1.0	720 (-12%)	10mo	$252,000	$350	43
15 Chestnut St	0.70mi	2/1.0	908 (+11%)	16mo	$185,000	$204	35

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 · 4.93% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.24×
• Total profit: $6,641
• Equity at exit: $14,895

10-year hold

• IRR: 17.4%
• Equity multiple: 2.61×
• Total profit: $44,909
• Equity at exit: $8,638

Cash invested: $27,972 (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: 202
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$524
• Tax from tax record: −$366 /mo · $4,396/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $307

Break-even live

Break-even rent $1,180

Max offer price $99,900

Occupancy floor 75%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
657 N Charlotte St Unit 2 Pottstown, PA	2.0	1.0	1050	$1,700	$1.62	1d	1	0.24mi
265 Beech St Pottstown, PA	1.0	1.0	600	$1,150	$1.92	43d	1	0.36mi
24 E 5th St Pottstown, PA	2.0	1.0	796	$1,700	$2.14	18d	1	0.37mi
262 Beech St Unit 2 Pottstown, PA	2.0	1.0	1000	$1,550	$1.55	43d	1	0.38mi
541 Lincoln Ave Pottstown, PA	3.0	1.0	1094	$1,975	$1.81	24d	1	0.39mi
308 Walnut St Pottstown, PA	3.0	1.0	888	$1,950	$2.20	4d	1	0.43mi
261 N York St Pottstown, PA	2.0	1.0	800	$1,700	$2.12	18d	1	0.46mi
261 N York St Unit A Pottstown, PA	3.0	1.0	800	$1,550	$1.94	43d	1	0.46mi
261 N York St Unit F Pottstown, PA	1.0	1.0	600	$1,250	$2.08	24d	1	0.46mi
151 N Hanover St Unit 1 Pottstown, PA	2.0	1.0	1000	$1,600	$1.60	18d	1	0.48mi
148 Walnut St Unit 2 Pottstown, PA	1.0	1.0	900	$1,400	$1.56	24d	1	0.51mi
420 Chestnut St Unit 2 Pottstown, PA	2.0	1.5	1034	$1,795	$1.74	16d	1	0.51mi
5 E 2nd St Pottstown, PA	3.0	1.5	1085	$2,000	$1.84	2d	1	0.52mi
60 N Franklin St Unit 2 Pottstown, PA	1.0	1.0	850	$1,100	$1.29	24d	1	0.53mi
48 Chestnut St #2 Pottstown, PA	3.0	1.0	1100	$1,700	$1.55	43d	1	0.64mi
113 King St Pottstown, PA	1.0	1.0	600	$1,000	$1.67	1d	1	0.64mi
384 E High St Apt 3 Pottstown, PA	1.0	1.0	700	$1,100	$1.57	14d	1	0.64mi
63 King St Unit 2 Pottstown, PA	1.0	1.0	800	$1,300	$1.62	24d	1	0.66mi
207 Manatawny St Unit B Pottstown, PA	2.0	1.0	900	$1,350	$1.50	2d	1	0.66mi
20 S Hanover St Unit 2B Pottstown, PA	1.0	1.0	800	$1,400	$1.75	18d	1	0.71mi
56 S Charlotte St Pottstown, PA	2.0	1.5	909	$1,520	$1.67	1d	1	0.71mi
422 Upland St Pottstown, PA	2.0–3.0	1.0–2.0	1082	$1,650	$1.52	1d	5	0.73mi
450 South St Pottstown, PA	3.0	1.5	1024	$1,995	$1.95	43d	1	0.79mi
113 S Washington St Unit B Pottstown, PA	2.0	1.0	1000	$1,700	$1.70	5d	1	0.81mi
824 E High St Unit 3 Pottstown, PA	2.0	2.0	900	$1,650	$1.83	43d	1	0.89mi
814 South St Pottstown, PA	3.0	1.0	1008	$1,995	$1.98	24d	1	1.00mi

Listing history 3 events

1. 2026-05-14
   status Pending 173-char remark
2. 2026-05-07
   listed $99,900 Active 173-char remark
3. 2026-05-04
   historical $99,900 173-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: $4,396 · $366/mo
• Projected year-2 tax: $4,396 · $366/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $18,819
• − Mortgage interest: −$5,596
• − Property taxes: −$4,396
• − Insurance: −$500
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$2,906
• Taxable income: $2,410
• Est. tax owed @ 24.0%: −$578
• After-tax cash flow: $3,106/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: Pottstown SD
• NCES district ID: 4219680
• Math proficiency: 11% ▼ -12.00%
• Reading proficiency: 23% ▼ -19.00%
• Median HH income: $43,739
• Composite: 14.78/100
• National rank: #9390
• State rank: #504 of 539 in PA

Livability — Pottstown

• Score: 72/100
• State rank: #643
• US rank: #6257

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pottstown, PA
• County: Montgomery County · 712,331 people
• City population: 49,101
• 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

-29.9% since first listed

4 events — show timeline

• 2026-06-01 Sold (MLS) $70,000 BRIGHT MLS
• 2026-05-14 Pending — BRIGHT MLS
• 2026-05-07 Listed $99,900 BRIGHT MLS
• 2026-05-04 Coming Soon $99,900 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $4,396 · +5.1% YoY. Source: county tax records.