78 Warren St · Pottstown, PA 19464

$128,000

2 bd · 1.0 ba · 1,212 sqft · Townhouse public records · 4 Days on market

Built 1900 1,380 sqft lot Est $205k · 38% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.3/10.0
• 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

Cute Row Home with LR & DR with 9 Ft. ceilings, Eat-in Kit, Sun Porch with skylights and sliders to back yard, heat and built-in AC on the main floor. 2nd floor holds 2 BRs, the main with build-ins, both BRs with 9 Ft. ceilings and BA. 3rd floor is finished, but without heat, suitable for storage or possible office area. Basement is unfinished but has laundry facilities, shower, and toilet. Possesses 3-zone heat and replacement windows. This neat and clean home is ready for you to move in and apply your personal touches. GL0433

Key facts

• Built 1900
• Listed 4 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Shingle, pitched roof; Fee simple ownership
• Construction: Brick construction; Block foundation; Full basement
• Exterior features: On-street parking; Lot dimensions approximately 15.00 x 0.00

Interior

• Bedrooms: 2 bedrooms on the first upper level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 1 full bathroom (all upper levels)
• Heating & cooling: Central heating; Natural gas heating; Electric hot water
• Interior features: 9' + ceilings; Carpet and luxury vinyl plank flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $128k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $885 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $45k; list at $128k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $128,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
4. 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?
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: 1.33% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.13%
• DSCR: 1.58
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $204,828
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 Warren St	0.00mi	2/1.0	1,212 (0%)	1mo	$128,000	$106	99
226 N Warren St	0.20mi	3/1.5 (+1)	1,180 (-3%)	3mo	$226,000	$192	77
412 Beech St	0.27mi	3/1.0 (+1)	1,188 (-2%)	3mo	$135,000	$114	76
923 Queen St	0.51mi	3/1.0 (+1)	1,207 (-0%)	2mo	$165,000	$137	69
173 N Franklin St	0.28mi	3/1.0 (+1)	1,315 (+8%)	4mo	$209,900	$160	64
256 Beech St	0.49mi	2/1.0	1,120 (-8%)	1mo	$170,000	$152	64
322 South St	0.47mi	2/1.0	1,066 (-12%)	1mo	$197,500	$185	58
890 South St	0.51mi	3/2.0 (+1)	1,304 (+8%)	1mo	$255,000	$196	54
847 South St	0.43mi	3/1.5 (+1)	1,109 (-8%)	6mo	$209,900	$189	53
474 N Franklin St	0.43mi	3/1.0 (+1)	1,382 (+14%)	5mo	$183,500	$133	48
505 N Hanover St	0.68mi	2/2.0	1,100 (-9%)	6mo	$205,000	$186	44
516 Spruce St	0.62mi	3/1.0 (+1)	1,035 (-15%)	6mo	$175,000	$169	36

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $7,658
• Equity at exit: $19,085

10-year hold

• IRR: 16.6%
• Equity multiple: 2.49×
• Total profit: $53,422
• Equity at exit: $11,067

Cash invested: $35,840 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$671
• Tax from tax record: −$223 /mo · $2,677/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $392

Break-even live

Break-even rent $1,200

Max offer price $128,000

Occupancy floor 72%

Sensitivity live

Price	-10% $465	-5% $428	+0% $392	+5% $356	+10% $320
Rent	-10% $258	-5% $325	+0% $392	+5% $459	+10% $526
Rate	-1.0pp $457	-0.5pp $425	base $392	+0.5pp $359	+1.0pp $325

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 Beech St Pottstown, PA	3.0	1.5	1360	$1,900	$1.40	44d	1	0.15mi
457 Walnut St Pottstown, PA	3.0	1.0	1274	$1,600	$1.26	44d	1	0.18mi
226 Warren St Pottstown, PA	3.0	1.5	1180	$2,050	$1.74	17d	1	0.21mi
420 Chestnut St Unit 2 Pottstown, PA	2.0	1.5	1034	$1,795	$1.74	17d	1	0.22mi
541 Lincoln Ave Pottstown, PA	3.0	1.0	1094	$1,975	$1.81	25d	1	0.24mi
60 N Franklin St Unit 2 Pottstown, PA	1.0	1.0	850	$1,100	$1.29	25d	1	0.26mi
384 E High St Apt 3 Pottstown, PA	1.0	1.0	700	$1,100	$1.57	15d	1	0.31mi
450 South St Pottstown, PA	3.0	1.5	1024	$1,995	$1.95	44d	1	0.32mi
824 E High St Unit 3 Pottstown, PA	2.0	2.0	900	$1,650	$1.83	44d	1	0.32mi
113 S Washington St Unit B Pottstown, PA	2.0	1.0	1000	$1,700	$1.70	6d	1	0.33mi
814 South St Pottstown, PA	3.0	1.0	1008	$1,995	$1.98	25d	1	0.40mi
308 Walnut St Pottstown, PA	3.0	1.0	888	$1,950	$2.20	5d	1	0.43mi
56 S Charlotte St Pottstown, PA	2.0	1.5	909	$1,520	$1.67	2d	1	0.48mi
262 Beech St Unit 2 Pottstown, PA	2.0	1.0	1000	$1,550	$1.55	44d	1	0.49mi
220 N Penn St Unit 1 Pottstown, PA	3.0	1.0	1184	$1,700	$1.44	25d	1	0.54mi
20 S Hanover St Unit 2B Pottstown, PA	1.0	1.0	800	$1,400	$1.75	18d	1	0.60mi
151 N Hanover St Unit 1 Pottstown, PA	2.0	1.0	1000	$1,600	$1.60	19d	1	0.61mi
148 Walnut St Unit 2 Pottstown, PA	1.0	1.0	900	$1,400	$1.56	25d	1	0.63mi
122 E 3rd St Unit 3 Pottstown, PA	2.0	1.0	1200	$1,400	$1.17	44d	1	0.69mi
657 N Charlotte St Unit 2 Pottstown, PA	2.0	1.0	1050	$1,700	$1.62	2d	1	0.71mi
261 N York St Pottstown, PA	2.0	1.0	800	$1,700	$2.12	19d	1	0.74mi
261 N York St Unit A Pottstown, PA	3.0	1.0	800	$1,550	$1.94	44d	1	0.74mi
63 King St Unit 2 Pottstown, PA	1.0	1.0	800	$1,300	$1.62	25d	1	0.74mi
48 Chestnut St #2 Pottstown, PA	3.0	1.0	1100	$1,700	$1.55	44d	1	0.76mi
24 E 5th St Pottstown, PA	2.0	1.0	796	$1,700	$2.14	19d	1	0.79mi
5 E 2nd St Pottstown, PA	3.0	1.5	1085	$2,000	$1.84	3d	1	0.83mi
207 Manatawny St Unit B Pottstown, PA	2.0	1.0	900	$1,350	$1.50	3d	1	0.93mi
1318 Cherry St Pottstown, PA	3.0	2.0	1240	$2,250	$1.81	2d	1	1.02mi
1412 Cherry Ln Pottstown, PA	3.0	1.0	1080	$2,200	$2.04	2d	1	1.11mi
644 Kline Ave Pottstown, PA	2.0	1.0–1.5	1103	$2,195	$1.99	2d	2	1.20mi
94 Hillside Dr Pottstown, PA	2.0	1.0	965	$1,862	$1.93	2d	4	1.27mi
422 Upland St Pottstown, PA	2.0–3.0	1.0–2.0	1082	$1,650	$1.52	2d	5	1.29mi
735 Fisher Ave Unit 2 Pottstown, PA	2.0	1.0	850	$1,550	$1.82	25d	1	1.44mi

Listing history 9 events

1. 2026-04-29
   status Pending
2. 2026-04-14
   historical Active Under Contract
3. 2026-04-11
   listed $128,000 Active
4. 2026-04-08
   historical $128,000
5. 2017-06-09
   soldstatus $45,000 539-char remark

   Show marketing remark (541 chars)

   Cute Row Home with LR & DR with 9 Ft. ceilings, Eat-in Kit, Sun Porch with skylights and sliders to back yard, heat and built-in AC on the main floor. 2nd floor holds 2 BRs, the main with build-ins, both BRs with 9 Ft. ceilings and BA. 3rd floor is finished, but without heat, suitable for storage or possible office area. Basement is unfinished but has laundry facilities, shower, and toilet. Possesses 3-zone heat and replacement windows. This neat and clean home is ready for you to move in and apply your personal touches. GL0433

6. 2017-06-09
   soldstatus $45,000 Sold 541-char remark

   Show marketing remark (541 chars)

   Cute Row Home with LR & DR with 9 Ft. ceilings, Eat-in Kit, Sun Porch with skylights and sliders to back yard, heat and built-in AC on the main floor. 2nd floor holds 2 BRs, the main with build-ins, both BRs with 9 Ft. ceilings and BA. 3rd floor is finished, but without heat, suitable for storage or possible office area. Basement is unfinished but has laundry facilities, shower, and toilet. Possesses 3-zone heat and replacement windows. This neat and clean home is ready for you to move in and apply your personal touches. GL0433

7. 2017-04-18
   status Under Contract 541-char remark

   Show marketing remark (541 chars)

   Cute Row Home with LR & DR with 9 Ft. ceilings, Eat-in Kit, Sun Porch with skylights and sliders to back yard, heat and built-in AC on the main floor. 2nd floor holds 2 BRs, the main with build-ins, both BRs with 9 Ft. ceilings and BA. 3rd floor is finished, but without heat, suitable for storage or possible office area. Basement is unfinished but has laundry facilities, shower, and toilet. Possesses 3-zone heat and replacement windows. This neat and clean home is ready for you to move in and apply your personal touches. GL0433

8. 2017-02-10
   listed $49,900 Active 541-char remark

   Show marketing remark (539 chars)

   Cute Row Home with LR & DR with 9 Ft. ceilings, Eat-in Kit, Sun Porch with skylights and sliders to back yard, heat and built-in AC on the main floor. 2nd floor holds 2 BRs, the main with build-ins, both BRs with 9 Ft. ceilings and BA. 3rd floor is finished, but without heat, suitable for storage or possible office area. Basement is unfinished but has laundry facilities, shower, and toilet. Possesses 3-zone heat and replacement windows. This neat and clean home is ready for you to move in and apply your personal touches. GL0433

9. 2017-02-10
   listed $49,900 539-char remark

   Show marketing remark (539 chars)

   Cute Row Home with LR & DR with 9 Ft. ceilings, Eat-in Kit, Sun Porch with skylights and sliders to back yard, heat and built-in AC on the main floor. 2nd floor holds 2 BRs, the main with build-ins, both BRs with 9 Ft. ceilings and BA. 3rd floor is finished, but without heat, suitable for storage or possible office area. Basement is unfinished but has laundry facilities, shower, and toilet. Possesses 3-zone heat and replacement windows. This neat and clean home is ready for you to move in and apply your personal touches. GL0433

ⓘ 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: $2,677 · $223/mo
• Projected year-2 tax: $2,677 · $223/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 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: $20,352
• − Mortgage interest: −$7,170
• − Property taxes: −$2,677
• − Insurance: −$640
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$3,724
• Taxable income: $2,885
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $4,014/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

+156.5% since first listed

9 events — show timeline

• 2026-04-29 Pending — BRIGHT MLS
• 2026-04-14 Contingent — BRIGHT MLS
• 2026-04-11 Listed $128,000 BRIGHT MLS
• 2026-04-08 Coming Soon $128,000 BRIGHT MLS
• 2017-06-09 Sold (MLS) $45,000 TREND
• 2017-06-09 Sold (MLS) $45,000 BRIGHT MLS
• 2017-04-18 Pending — TREND
• 2017-02-10 Listed $49,900 TREND
• 2017-02-10 Listed $49,900 BRIGHT MLS

Property tax history

+0.9%/yr

Latest (2026): $2,677 · +5.1% YoY. Source: county tax records.