418 State St · East Greenville, PA 18041

$324,900

3 bd · 1.5 ba · 1,448 sqft · Townhouse public records · 4 Days on market

Built 2001 5,623 sqft lot Est $281k · 16% over

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Why this score? — see what drove the F 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 +11.7/30.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open House Cancelled; Property now under contract. Picture perfect - 3 bedroom, 1 1/2 bath end unit townhome nestled on a quiet tree lined street in East Greenville. Come home to comfort and style at a reasonable price; pride of ownership is evident in the professionally landscaped front yard. The beautifully crafted walkway welcomes you home and into a generous open concept living area. Light and bright, you'll look forward to cooking in the well appointed kitchen, and dining al fresco on the beautiful deck. Huge back yard - with a wood line, efficient gas heat, central air and full walk-out basement complete the package. Minutes from shopping, Upper Perkiomen Schools and an easy breezy commute to Philadephia or the Lehigh Valley. Don't miss this one - make your appointment today.

Key facts

• 4 parking spots
• Built 2001
• Listed 4 days

Property features AI

Finance

• Other: Below-grade finished area approximately 350 (estimated)

Exterior

• Parking: Total of 4 garage and parking spaces; Asphalt driveway with 2 driveway spaces; 2 off-street spaces; On-street parking available
• Utilities: Public water; Public sewer
• Home design: End of row townhouse; Fee simple ownership
• Construction: Vinyl siding; Architectural shingle roof; Concrete perimeter foundation; Built (year source: assessor)
• Exterior features: Not in a federal flood zone; Ground rent paid annually

Interior

• Bedrooms: Three bedrooms on the upper level
• Flooring: Luxury vinyl plank; Carpet
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning (natural gas); Instant hot water
• Interior features: Fully finished basement with walkout stairs and sump pump; Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (16.9% below list).
• Recommended offer: $270k (16.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#94 in PA, #684 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: commute F.
• Upper Perkiomen SD (suburban): math 39% / reading 55% proficiency, ranked #189 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hereford El Sch (math 32% / reading 42%, grade F, #1,004 of 1,518 statewide, top 68%, 506 students, 44% FRL); Upper Perkiomen Hs (math 64% / reading 24%, grade F, #207 of 437 statewide, top 47%, 1,059 students, 23% FRL).
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $10k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 24y ago; this cycle's ask is 86% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $175k; list at $325k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,000 (16.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $280,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
444 Colonial Dr	0.14mi	3/1.5	1,516 (+5%)	8mo	$265,000	$175	79
712 Hamilton Rd	0.14mi	3/1.5	1,516 (+5%)	9mo	$255,000	$168	78
327 Jefferson St	0.31mi	3/2.0	1,394 (-4%)	4mo	$298,000	$214	75
413 Jefferson St #4	0.30mi	3/2.0	1,512 (+4%)	8mo	$305,000	$202	70
222 Cherry St	0.31mi	4/1.5 (+1)	1,392 (-4%)	7mo	$296,101	$213	68
413 Jefferson St #8	0.30mi	3/2.0	1,532 (+6%)	9mo	$297,000	$194	66
115 Jefferson St	0.47mi	4/2.0 (+1)	1,450 (+0%)	7mo	$272,000	$188	65
10 Cherry St	0.47mi	3/1.5	1,328 (-8%)	9mo	$227,000	$171	57
121 Jefferson St	0.46mi	3/1.0	1,271 (-12%)	1mo	$250,000	$197	55
155 Main St	0.62mi	2/1.5 (-1)	1,352 (-7%)	4mo	$260,000	$192	52
212 Jefferson St	0.38mi	4/1.5 (+1)	1,620 (+12%)	8mo	$268,450	$166	50
149 Main St	0.61mi	3/1.5	1,250 (-14%)	2mo	$297,500	$238	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-58,768
• Equity at exit: $48,444

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-58,968
• Equity at exit: $28,091

Cash invested: $90,972 (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 18041

• Home prices YoY: -27.1%
• Active inventory: 16
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$390 /mo · $4,685/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-97

Break-even live

Break-even rent $2,822

Max offer price $307,840

Occupancy floor 99%

Sensitivity live

Price	-10% $87	-5% $-5	+0% $-97	+5% $-189	+10% $-280
Rent	-10% $-310	-5% $-203	+0% $-97	+5% $10	+10% $117
Rate	-1.0pp $67	-0.5pp $-14	base $-97	+0.5pp $-181	+1.0pp $-266

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3103 Goshen Dr Unit M48 Pennsburg, PA	3.0	2.5	1736	$2,700	$1.56	22d	1	1.35mi

Listing history 32 events

1. 2026-06-01
   status $324,900 Pending 4 DOM
2. 2026-05-31
   days on market $324,900 Active 4 DOM
3. 2026-05-31
   days on market $324,900 Active 3 DOM
4. 2026-05-25
   historical $324,900
5. 2016-10-27
   soldstatus $174,900
6. 2016-10-24
   soldstatus $174,900 Sold 792-char remark

   Show marketing remark (792 chars)

   Open House Cancelled; Property now under contract. Picture perfect - 3 bedroom, 1 1/2 bath end unit townhome nestled on a quiet tree lined street in East Greenville. Come home to comfort and style at a reasonable price; pride of ownership is evident in the professionally landscaped front yard. The beautifully crafted walkway welcomes you home and into a generous open concept living area. Light and bright, you'll look forward to cooking in the well appointed kitchen, and dining al fresco on the beautiful deck. Huge back yard - with a wood line, efficient gas heat, central air and full walk-out basement complete the package. Minutes from shopping, Upper Perkiomen Schools and an easy breezy commute to Philadephia or the Lehigh Valley. Don't miss this one - make your appointment today.

7. 2016-10-24
   soldstatus $174,900 792-char remark

   Show marketing remark (792 chars)

   Open House Cancelled; Property now under contract. Picture perfect - 3 bedroom, 1 1/2 bath end unit townhome nestled on a quiet tree lined street in East Greenville. Come home to comfort and style at a reasonable price; pride of ownership is evident in the professionally landscaped front yard. The beautifully crafted walkway welcomes you home and into a generous open concept living area. Light and bright, you'll look forward to cooking in the well appointed kitchen, and dining al fresco on the beautiful deck. Huge back yard - with a wood line, efficient gas heat, central air and full walk-out basement complete the package. Minutes from shopping, Upper Perkiomen Schools and an easy breezy commute to Philadephia or the Lehigh Valley. Don't miss this one - make your appointment today.

8. 2016-09-10
   status Under Contract 792-char remark

   Show marketing remark (792 chars)

   Open House Cancelled; Property now under contract. Picture perfect - 3 bedroom, 1 1/2 bath end unit townhome nestled on a quiet tree lined street in East Greenville. Come home to comfort and style at a reasonable price; pride of ownership is evident in the professionally landscaped front yard. The beautifully crafted walkway welcomes you home and into a generous open concept living area. Light and bright, you'll look forward to cooking in the well appointed kitchen, and dining al fresco on the beautiful deck. Huge back yard - with a wood line, efficient gas heat, central air and full walk-out basement complete the package. Minutes from shopping, Upper Perkiomen Schools and an easy breezy commute to Philadephia or the Lehigh Valley. Don't miss this one - make your appointment today.

9. 2016-08-25
   listed $174,900 Active 792-char remark

   Show marketing remark (792 chars)

   Open House Cancelled; Property now under contract. Picture perfect - 3 bedroom, 1 1/2 bath end unit townhome nestled on a quiet tree lined street in East Greenville. Come home to comfort and style at a reasonable price; pride of ownership is evident in the professionally landscaped front yard. The beautifully crafted walkway welcomes you home and into a generous open concept living area. Light and bright, you'll look forward to cooking in the well appointed kitchen, and dining al fresco on the beautiful deck. Huge back yard - with a wood line, efficient gas heat, central air and full walk-out basement complete the package. Minutes from shopping, Upper Perkiomen Schools and an easy breezy commute to Philadephia or the Lehigh Valley. Don't miss this one - make your appointment today.

10. 2016-08-23
    listed $174,900 792-char remark

    Show marketing remark (792 chars)

    Open House Cancelled; Property now under contract. Picture perfect - 3 bedroom, 1 1/2 bath end unit townhome nestled on a quiet tree lined street in East Greenville. Come home to comfort and style at a reasonable price; pride of ownership is evident in the professionally landscaped front yard. The beautifully crafted walkway welcomes you home and into a generous open concept living area. Light and bright, you'll look forward to cooking in the well appointed kitchen, and dining al fresco on the beautiful deck. Huge back yard - with a wood line, efficient gas heat, central air and full walk-out basement complete the package. Minutes from shopping, Upper Perkiomen Schools and an easy breezy commute to Philadephia or the Lehigh Valley. Don't miss this one - make your appointment today.

11. 2016-08-19
    historical
12. 2016-05-16
    listed $178,500
13. 2014-09-09
    soldstatus $154,900
14. 2014-09-05
    soldstatus $154,900 Sold
15. 2014-09-05
    soldstatus $154,900
16. 2014-07-19
    status Under Contract
17. 2014-07-11
    historical
18. 2014-06-11
    listed $154,900 Active
19. 2014-06-11
    listed $154,900
20. 2013-12-31
    historical
21. 2013-07-30
    listed $164,900
22. 2004-04-07
    soldstatus $135,000
23. 2004-03-24
    soldstatus $135,000
24. 2004-01-28
    historical
25. 2004-01-23
    listed $135,000
26. 2002-12-31
    historical
27. 2002-10-18
    listed $124,900
28. 2002-02-28
    historical
29. 2002-02-28
    listed $124,900
30. 2001-11-14
    soldstatus $116,060
31. 2001-01-24
    soldstatus $29,000
32. 1993-03-23
    soldstatus $10,000

ⓘ 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: $4,685 · $390/mo
• Projected year-2 tax: $4,909 · $409/mo
• Expected delta: +$224/yr (+$19/mo · 4.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,400
• − Mortgage interest: −$18,199
• − Property taxes: −$4,685
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$9,452
• Taxable loss: −$6,744
• Est. tax savings @ 24.0%: +$1,619
• After-tax cash flow: $460/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: Upper Perkiomen SD
• NCES district ID: 4224540
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $68,322
• Composite: 41.99/100
• National rank: #3337
• State rank: #189 of 539 in PA

Livability — East Greenville

• Score: 84/100
• State rank: #94
• US rank: #684

Category grades

Amenities A+ 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: East Greenville, PA
• Population (ZIP): 5,665

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1% German/W. Germanic 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: ▼ -102.28%
• Current HPI: 275.436
• Rent YoY: —
• Metro: —
• 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

+3149.0% since first listed

29 events — show timeline

• 2026-05-25 Coming Soon $324,900 BRIGHT MLS
• 2016-10-27 Sold (Public Records) $174,900 Public Records
• 2016-10-24 Sold (MLS) $174,900 BRIGHT MLS
• 2016-10-24 Sold (MLS) $174,900 TREND
• 2016-09-10 Pending — TREND
• 2016-08-25 Listed $174,900 TREND
• 2016-08-23 Listed $174,900 BRIGHT MLS
• 2016-08-19 Listing Removed — BRIGHT MLS
• 2016-05-16 Listed $178,500 BRIGHT MLS
• 2014-09-09 Sold (Public Records) $154,900 Public Records
• 2014-09-05 Sold (MLS) $154,900 BRIGHT MLS
• 2014-09-05 Sold (MLS) $154,900 TREND
• 2014-07-19 Pending — TREND
• 2014-07-11 Listing Removed — BRIGHT MLS
• 2014-06-11 Listed $154,900 TREND
• 2014-06-11 Listed $154,900 BRIGHT MLS
• 2013-12-31 Listing Removed — BRIGHT MLS
• 2013-07-30 Listed $164,900 BRIGHT MLS
• 2004-04-07 Sold (Public Records) $135,000 Public Records
• 2004-03-24 Sold (MLS) $135,000 BRIGHT MLS
• 2004-01-28 Listing Removed — BRIGHT MLS
• 2004-01-23 Listed $135,000 BRIGHT MLS
• 2002-12-31 Listing Removed — BRIGHT MLS
• 2002-10-18 Listed $124,900 BRIGHT MLS
• 2002-02-28 Listed $124,900 BRIGHT MLS
• 2002-02-28 Listing Removed — BRIGHT MLS
• 2001-11-14 Sold (Public Records) $116,060 Public Records
• 2001-01-24 Sold (Public Records) $29,000 Public Records
• 1993-03-23 Sold (Public Records) $10,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $4,685 · +1.7% YoY. Source: county tax records.