536 Stanbridge St · Norristown, PA 19401

$250,000

3 bd · 2.0 ba · 2,422 sqft · MultiFamily public records · 55 Days on market

Built 1890 2,800 sqft lot $103/sqft · 9% below area Est $276k · 9% 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 +30.0/30.0
• ARV discount +11.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Looking for a well-maintained turnkey investment in 2026? Come see this one. Great long-term tenants on month-to-month leases. If you would like to live in one and rent the other to offset your monthly this is a great opportunity or keep the tenants and build your portfolio! Close to public transportation and plenty of shopping and dining in the area to enjoy. Minutes from the Farm Park and Elmwood Park Zoo.

Key facts

• 2,800 sq ft lot
• Built 1890
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 4.5% 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: schools C-, 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.
• Market conditions: Rents rising (+1.3%/yr); 164 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• At $4,150/mo this rent would consume 71% 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $250k implies a 658% gain — meaningful room to come down on a strong offer.

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 $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.66% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.09%
• DSCR: 2.12
• GRM: 5.0

CMA / ARV

• ARV (median comp): $276,104
• List price: $250,000
• Delta: -9.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 W Main St	0.17mi	3/—	2,567 (+6%)	2mo	$325,000	$127	80
418 W Airy St	0.27mi	4/— (+1)	2,352 (-3%)	10mo	$175,000	$74	70
1014 W Main St	0.20mi	3/—	2,665 (+10%)	9mo	$237,400	$89	67
151 W Airy St	0.49mi	2/3.0 (-1)	2,448 (+1%)	1mo	$305,000	$125	65
566 Stanbridge St	0.06mi	3/4.0	2,201 (-9%)	12mo	$335,000	$152	64
1116 W Airy St	0.24mi	3/—	2,203 (-9%)	16mo	$255,000	$116	61
538 George St	0.21mi	4/2.0 (+1)	2,158 (-11%)	11mo	$310,000	$144	58
713 Swede St	0.64mi	4/3.0 (+1)	2,080 (-14%)	15mo	$232,130	$112	25

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: 16.6%
• Equity multiple: 1.65×
• Total profit: $45,795
• Equity at exit: $37,276

10-year hold

• IRR: 23.9%
• Equity multiple: 2.89×
• Total profit: $132,536
• Equity at exit: $21,615

Cash invested: $70,000 (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: 164
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $4,150 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$400 /mo · $4,798/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$872
• Net cashflow: $1,463

Break-even live

Break-even rent $2,297

Max offer price $250,000

Occupancy floor 60%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,150
Total (2 units)			$4,150

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 W Main St Norristown, PA	3.0	1.0	2772	$1,860	$0.67	43d	1	0.26mi
637 Hamilton St Norristown, PA	2.0	1.0	2020	$1,900	$0.94	21d	1	0.35mi
1005 Stanbridge St #1 Norristown, PA	2.0	1.0	1876	$1,850	$0.99	43d	1	0.56mi
625 DeKalb St Unit 3 Norristown, PA	2.0	1.0	2854	$1,700	$0.60	5d	1	0.77mi
625 DeKalb St Unit 4 Norristown, PA	3.0	1.0	2854	$1,800	$0.63	43d	1	0.77mi
625 DeKalb St Unit 3 Norristown, PA	2.0	1.0	2854	$1,700	$0.60	43d	1	0.77mi
625 DeKalb St Unit 4 Norristown, PA	3.0	1.0	2854	$1,900	$0.67	5d	1	0.77mi
1331 Astor St Unit 2 Norristown, PA	2.0	1.0	1720	$1,900	$1.10	5d	1	0.83mi
534 Green St Norristown, PA	4.0	1.0	1612	$1,800	$1.12	21d	1	0.84mi
106 W 5th St Bridgeport, PA	4.0	1.5	1662	$2,850	$1.71	24d	1	1.23mi
512 Dartmouth Dr King of Prussia, PA	3.0	2.5	2091	$3,000	$1.43	5d	1	1.26mi
172 Anderson Rd King of Prussia, PA	3.0	3.0	2107	$3,200	$1.52	43d	1	1.33mi
669 N Henderson Rd King of Prussia, PA	4.0	2.5	2228	$3,500	$1.57	1d	1	1.36mi
224 Lilac St King of Prussia, PA	3.0	2.5	1806	$3,950	$2.19	5d	1	1.40mi
716 E Marshall St Apt 2 Norristown, PA	3.0	1.0	1920	$1,875	$0.98	43d	1	1.43mi
357 Aspen Way King of Prussia, PA	3.0	2.5	2176	$4,500	$2.07	43d	1	1.43mi

Listing history 9 events

1. 2026-06-04
   statusdays on market $250,000 Pending 55 DOM
2. 2026-06-03
   days on market $250,000 Active 54 DOM
3. 2026-06-02
   days on market $250,000 Active 53 DOM
4. 2026-06-01
   days on market $250,000 Active 52 DOM
5. 2026-05-31
   days on market $250,000 Active 51 DOM
6. 2026-05-16
   price $250,000 412-char remark

   Show marketing remark (412 chars)

   Looking for a well-maintained turnkey investment in 2026? Come see this one. Great long-term tenants on month-to-month leases. If you would like to live in one and rent the other to offset your monthly this is a great opportunity or keep the tenants and build your portfolio! Close to public transportation and plenty of shopping and dining in the area to enjoy. Minutes from the Farm Park and Elmwood Park Zoo.

7. 2026-04-10
   listed $260,000 Active 412-char remark

   Show marketing remark (412 chars)

   Looking for a well-maintained turnkey investment in 2026? Come see this one. Great long-term tenants on month-to-month leases. If you would like to live in one and rent the other to offset your monthly this is a great opportunity or keep the tenants and build your portfolio! Close to public transportation and plenty of shopping and dining in the area to enjoy. Minutes from the Farm Park and Elmwood Park Zoo.

8. 2026-04-10
   historical $260,000 412-char remark

   Show marketing remark (412 chars)

   Looking for a well-maintained turnkey investment in 2026? Come see this one. Great long-term tenants on month-to-month leases. If you would like to live in one and rent the other to offset your monthly this is a great opportunity or keep the tenants and build your portfolio! Close to public transportation and plenty of shopping and dining in the area to enjoy. Minutes from the Farm Park and Elmwood Park Zoo.

9. 1979-11-15
   soldstatus $33,000

ⓘ 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: $4,798 · $400/mo
• Projected year-2 tax: $4,798 · $400/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 ≥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: $49,800
• − Mortgage interest: −$14,004
• − Property taxes: −$4,798
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,984
• − Management: −$3,984
• − Depreciation: −$7,273
• Taxable income: $14,508
• Est. tax owed @ 24.0%: −$3,482
• After-tax cash flow: $14,080/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

+657.6% since first listed

4 events — show timeline

• 2026-05-16 Price Changed $250,000 BRIGHT MLS
• 2026-04-10 Listed $260,000 BRIGHT MLS
• 2026-04-10 Coming Soon $260,000 BRIGHT MLS
• 1979-11-15 Sold (Public Records) $33,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $4,798 · +2.3% YoY. Source: county tax records.