3512 Forest Ln Unit C-1 · Schwenksville, PA 19473

$97,500

1 bd · 1.0 ba · 633 sqft · Condo public records · 7 Days on market

Built 1971 $464/mo HOA · 29% of rent

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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 +18.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +5.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Listing - Why Rent When You Can Own For Less! Oversize Condo Boasting Large Living Room With Sliders To Balcony And Full Kitchen With Ample Counter & Cabinet Space Plus Laundry Hook-Ups. Nice Main Bedroom With Full Bath And Private Slider To Balcony. Convenient Location To Perkiomen Trail And Only Minutes To Spring Mount Ski Area, Skippack Village And Phila. Premium Outlets. Assoc. Fee Covers Water/Sewer/Heat/Air Conditioning/Hot Water/Trash/Building Maintenance & More - Occupant Just Pays Electric! Owners Are PA licenses Agents - Schedule Your Visit Today!

Key facts

• $464 HOA
• Parking
• Built 1971

Property features AI

Finance

• Other: Not located in a federal flood zone; Pets allowed with pet addendum/deposit; Energy-efficient HVAC
• Financial info: Property managed by a property manager
• HOA & community: Monthly condo fee of $464; Professionally managed off-site; Condo fee includes air conditioning, A/C unit(s), heat, water, sewer, trash, lawn maintenance, snow removal, and management

Exterior

• Parking: Parking lot with one designated space (parking space conveys)
• Utilities: Public water; Public sewer; Cable and fiber optic internet available; Phone available; Electric service available
• Home design: Condominium unit/flat; Garden-style building (1–4 floors); Entry on level 2
• Construction: Concrete construction; Slab foundation; Sliding windows; Above-grade and below-grade structures
• Exterior features: Balcony; Ramp to main level; Paved parking

Interior

• Kitchen: Microwave; Electric oven/range; Stove; Refrigerator; Freezer
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile; Laminate plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s); 100 Amp electrical service; Electric hot water
• Interior features: Ceiling fans; Galley kitchen; Tub with shower; Atrium door; Drywall walls/ceilings; Not furnished
• Laundry & utility: Stacked washer/dryer in unit; Dryer (electric); Washer in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $98k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Cap rate 7.4% vs local median 2.7% in Schwenksville — 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 66/100 on livability (#1,046 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Perkiomen Valley SD (suburban): math 53% / reading 70% proficiency, ranked #46 of 539 in PA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 53 active listings in the ZIP; 2 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 $674 of loan paydown is wiped out by about $3k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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 $84k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: moderate wind risk, 25% 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 $97,500

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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.
7. 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.
8. 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: 1.64% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-9,925
• Equity at exit: $14,538

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-161
• Equity at exit: $8,430

Cash invested: $27,300 (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 19473

• Home prices YoY: -25.2%
• Active inventory: 53
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$511
• Tax from tax record: −$157 /mo · $1,886/yr
• Insurance: −$41
• HOA: −$464
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $87

Break-even live

Break-even rent $1,485

Max offer price $97,500

Occupancy floor 90%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3531 Forest Ln Unit E-12 Schwenksville, PA	1.0	1.0	688	$1,570	$2.28	1d	1	0.07mi
96 Main St Unit 98 Main, 2nd Floor Schwenksville, PA	2.0	1.0	700	$1,700	$2.43	18d	1	0.41mi

HOA detail condo

• Monthly dues: $464 · $5,568/yr
• Likely covers: watersewertrashelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-18
   days on market $97,500 Active 7 DOM
2. 2026-06-17
   days on market $97,500 Active 6 DOM
3. 2026-06-16
   days on market $97,500 Active 5 DOM
4. 2026-06-15
   days on market $97,500 Active 4 DOM
5. 2026-06-13
   listed $97,500 Active 2 DOM

ⓘ 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: $1,886 · $157/mo
• Projected year-2 tax: $1,886 · $157/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 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $19,142
• − Mortgage interest: −$5,462
• − Property taxes: −$1,886
• − Insurance: −$488
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − HOA: −$5,568
• − Depreciation: −$2,836
• Taxable loss: −$161
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $1,083/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: Perkiomen Valley SD
• NCES district ID: 4218930
• Math proficiency: 53% ▼ -12.00%
• Reading proficiency: 70% ▼ -12.00%
• Median HH income: $92,706
• Composite: 56.33/100
• National rank: #1167
• State rank: #46 of 539 in PA

Livability — Schwenksville

• Score: 66/100
• State rank: #1046
• US rank: #11722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schwenksville, PA
• Population (ZIP): 17,731

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 (87%)
• Race & ethnicity: White 87% Asian 5% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 1% French/Haitian/Cajun 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: ▼ -101.04%
• Current HPI: 299.9427
• 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

+116.7% since first listed

13 events — show timeline

• 2026-06-11 Listed $97,500 BRIGHT MLS
• 2025-06-29 Listing Removed — BRIGHT MLS
• 2025-02-24 Price Changed $112,875 BRIGHT MLS
• 2025-02-24 Relisted — BRIGHT MLS
• 2024-11-19 Listing Removed — BRIGHT MLS
• 2024-09-05 Listed $119,000 BRIGHT MLS
• 2023-05-29 Rental Removed — RENT.
• 2023-04-17 Sold (Public Records) $83,500 Public Records
• 2023-04-14 Sold (MLS) $83,500 BRIGHT MLS
• 2023-03-23 Contingent — BRIGHT MLS
• 2023-03-18 Listed $75,000 BRIGHT MLS
• 2005-03-23 Sold (Public Records) $51,900 Public Records
• 1989-06-19 Sold (Public Records) $45,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $1,886 · +3.3% YoY. Source: county tax records.