207-209 Lemon St · Stowe, PA 19464

$275,000

2 bd · 2.0 ba · 1,596 sqft · MultiFamily public records · 63 Days on market

Built 1950 4,950 sqft lot $172/sqft · 8% below area Est $298k · 8% 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 +25.0/30.0
• ARV discount +11.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Nice two unit in Stowe. Two one bedroom first floor units in desirable Stowe area. Located in Pottsgrove School District this is a nice property to add to your portfolio. Off-street parking for both units. Gas heat & central air (mini-splits). Both units are fully occupied. All dimensions of lots and room sizes are estimated and should be verified by consumer/buyer for accuracy.

Key facts

• 4,950 sq ft lot
• Built 1950
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive. Per door: $300/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $258k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 6.4% in Stowe — 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 75/100 on livability (#441 in PA, #4,019 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Pottsgrove SD (suburban): math 29% / reading 50% proficiency, ranked #318 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.9%/yr); 202 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $3,183/mo this rent would consume 48% of the median local household income ($80k/yr) (locally 1797% 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 + 4.9% rent growth), your $77k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $179k; list at $275k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $258,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $298,326
• List price: $275,000
• Delta: -7.82%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.93% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-24
• Equity at exit: $41,003

10-year hold

• IRR: 11.6%
• Equity multiple: 1.99×
• Total profit: $76,266
• Equity at exit: $23,777

Cash invested: $77,000 (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 19464

• Rents YoY: 4.9%
• Active inventory: 202
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $3,183 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$358 /mo · $4,301/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $599

Break-even live

Break-even rent $2,424

Max offer price $275,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,184
Total (2 units)			$3,183

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Beech St Pottstown, PA	2.0	1.0	2000	$1,650	$0.82	43d	1	1.43mi
5 E 2nd St Pottstown, PA	3.0	1.5	1085	$2,000	$1.84	2d	1	1.47mi
48 Chestnut St #2 Pottstown, PA	3.0	1.0	1100	$1,700	$1.55	43d	1	1.48mi
422 Upland St Pottstown, PA	2.0–3.0	1.0–2.0	1082	$1,650	$1.52	1d	5	1.49mi

Listing history 6 events

1. 2026-05-31
   days on market $275,000 Active 63 DOM
2. 2026-04-24
   price $275,000 387-char remark

   Show marketing remark (387 chars)

   Nice two unit in Stowe. Two one bedroom first floor units in desirable Stowe area. Located in Pottsgrove School District this is a nice property to add to your portfolio. Off-street parking for both units. Gas heat & central air (mini-splits). Both units are fully occupied. All dimensions of lots and room sizes are estimated and should be verified by consumer/buyer for accuracy.

3. 2026-03-30
   listed $280,000 Active 387-char remark

   Show marketing remark (387 chars)

   Nice two unit in Stowe. Two one bedroom first floor units in desirable Stowe area. Located in Pottsgrove School District this is a nice property to add to your portfolio. Off-street parking for both units. Gas heat & central air (mini-splits). Both units are fully occupied. All dimensions of lots and room sizes are estimated and should be verified by consumer/buyer for accuracy.

4. 2026-03-25
   historical $280,000 387-char remark

   Show marketing remark (387 chars)

   Nice two unit in Stowe. Two one bedroom first floor units in desirable Stowe area. Located in Pottsgrove School District this is a nice property to add to your portfolio. Off-street parking for both units. Gas heat & central air (mini-splits). Both units are fully occupied. All dimensions of lots and room sizes are estimated and should be verified by consumer/buyer for accuracy.

5. 2021-08-27
   soldstatus $179,000
6. 1971-12-08
   soldstatus $12,750

ⓘ 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: $4,301 · $358/mo
• Projected year-2 tax: $4,323 · $360/mo
• Expected delta: +$22/yr (+$2/mo · 0.5%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $38,196
• − Mortgage interest: −$15,404
• − Property taxes: −$4,301
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,056
• − Management: −$3,056
• − Depreciation: −$8,000
• Taxable income: $3,005
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $6,473/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: Pottsgrove SD
• NCES district ID: 4219650
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 50% ▼ -14.00%
• Median HH income: $71,814
• Composite: 36.08/100
• National rank: #4763
• State rank: #318 of 539 in PA

Livability — Stowe

• Score: 75/100
• State rank: #441
• US rank: #4019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stowe, PA
• County: Montgomery County · 712,331 people
• 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

+2056.9% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $275,000 BRIGHT MLS
• 2026-03-30 Listed $280,000 BRIGHT MLS
• 2026-03-25 Coming Soon $280,000 BRIGHT MLS
• 2021-08-27 Sold (Public Records) $179,000 Public Records
• 1971-12-08 Sold (Public Records) $12,750 Public Records

Property tax history

+2.4%/yr

Latest (2026): $4,301 · +8.6% YoY. Source: county tax records.