151 S Franklin St · Pottstown, PA 19464

$205,000

5 bd · 1.0 ba · 2,220 sqft · SingleFamily public records · 64 Days on market

Built 1900 1,535 sqft lot $92/sqft · 21% below area Est $261k · 21% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.2/10.0
• 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 MLS

Welcome to this Pottstown home that brings a lot of charm! This property has New LVP Flooring (2024) & 5 bedrooms with plenty of space for the whole family. With lower taxes of $3,710 - this could be ideal for investors looking for more bedrooms or a first time home buyer to join in Pottstown as it continues to grow. Come join the Pottstown revitalization in close proximity to the restaurant/bars and shopping that High St has to offer! All dimensions of lots and building/room sizes are estimated and should be verified by consumer/buyer for accuracy.

Key facts

• Built 1900
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 34% 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 64 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $136k; list at $205k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 7.5

CMA / ARV

• ARV (median comp): $261,098
• List price: $205,000
• Delta: -21.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Walnut St	0.41mi	4/2.5 (-1)	2,238 (+1%)	9mo	$270,000	$121	61
515 King St	0.34mi	5/3.5	2,284 (+3%)	22mo	$250,000	$109	51
444 Cherry St	0.09mi	4/1.5 (-1)	1,898 (-14%)	17mo	$145,000	$76	50
245 Beech St	0.54mi	4/2.0 (-1)	2,118 (-5%)	11mo	$160,000	$76	49
839 South St	0.63mi	4/1.5 (-1)	2,352 (+6%)	7mo	$280,000	$119	48
43 Beech St	0.70mi	5/2.0	1,901 (-14%)	14mo	$275,000	$145	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 · 4.93% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-11,666
• Equity at exit: $30,566

10-year hold

• IRR: 6.7%
• Equity multiple: 1.55×
• Total profit: $31,394
• Equity at exit: $17,725

Cash invested: $57,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,287 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$325 /mo · $3,901/yr
• Insurance: −$85
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $266

Break-even live

Break-even rent $1,951

Max offer price $205,000

Occupancy floor 83%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 King St Unit 2 Pottstown, PA	4.0	2.0	1958	$2,100	$1.07	43d	1	0.31mi
351 Union Aly Pottstown, PA	4.0	1.5	1408	$1,995	$1.42	1d	1	0.46mi
365 Beech St Pottstown, PA	4.0	1.0	1670	$2,200	$1.32	43d	1	0.49mi
310 N Charlotte St Pottstown, PA	4.0	1.5	1990	$2,100	$1.06	43d	1	0.61mi
21 Walnut St Pottstown, PA	4.0	2.0	1791	$2,200	$1.23	5d	1	0.68mi
463 Spruce St Pottstown, PA	4.0	1.5	1574	$2,250	$1.43	43d	1	0.83mi

Listing history 10 events

1. 2026-05-31
   days on market $205,000 Active 64 DOM
2. 2026-04-24
   price $205,000 562-char remark

   Show marketing remark (562 chars)

   Welcome to this Pottstown home that brings a lot of charm! This property has New LVP Flooring (2024) & 5 bedrooms with plenty of space for the whole family. With lower taxes of $3,710 - this could be ideal for investors looking for more bedrooms or a first time home buyer to join in Pottstown as it continues to grow. Come join the Pottstown revitalization in close proximity to the restaurant/bars and shopping that High St has to offer! All dimensions of lots and building/room sizes are estimated and should be verified by consumer/buyer for accuracy.

3. 2026-03-29
   listed $220,000 Active 562-char remark

   Show marketing remark (562 chars)

   Welcome to this Pottstown home that brings a lot of charm! This property has New LVP Flooring (2024) & 5 bedrooms with plenty of space for the whole family. With lower taxes of $3,710 - this could be ideal for investors looking for more bedrooms or a first time home buyer to join in Pottstown as it continues to grow. Come join the Pottstown revitalization in close proximity to the restaurant/bars and shopping that High St has to offer! All dimensions of lots and building/room sizes are estimated and should be verified by consumer/buyer for accuracy.

4. 2026-03-25
   historical $220,000 562-char remark

   Show marketing remark (562 chars)

   Welcome to this Pottstown home that brings a lot of charm! This property has New LVP Flooring (2024) & 5 bedrooms with plenty of space for the whole family. With lower taxes of $3,710 - this could be ideal for investors looking for more bedrooms or a first time home buyer to join in Pottstown as it continues to grow. Come join the Pottstown revitalization in close proximity to the restaurant/bars and shopping that High St has to offer! All dimensions of lots and building/room sizes are estimated and should be verified by consumer/buyer for accuracy.

5. 2025-10-06
   historical
6. 2025-09-10
   price $219,900
7. 2025-07-28
   listed $233,000 Active
8. 2024-03-26
   soldstatus $136,500
9. 2021-03-11
   soldstatus $94,000
10. 2005-03-16
    soldstatus $45,000

ⓘ 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: $3,901 · $325/mo
• Projected year-2 tax: $3,901 · $325/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 7/10 Severe FEMA zone X (unshaded) · 70% 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 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: $27,443
• − Mortgage interest: −$11,483
• − Property taxes: −$3,901
• − Insurance: −$1,692
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$5,964
• Taxable income: $13
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $3,184/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

+355.6% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $205,000 BRIGHT MLS
• 2026-03-29 Listed $220,000 BRIGHT MLS
• 2026-03-25 Coming Soon $220,000 BRIGHT MLS
• 2025-10-06 Listing Removed — BRIGHT MLS
• 2025-09-10 Price Changed $219,900 BRIGHT MLS
• 2025-07-28 Listed $233,000 BRIGHT MLS
• 2024-03-26 Sold (Public Records) $136,500 Public Records
• 2021-03-11 Sold (Public Records) $94,000 Public Records
• 2005-03-16 Sold (Public Records) $45,000 Public Records

Property tax history

+0.7%/yr

Latest (2026): $3,901 · +5.1% YoY. Source: county tax records.