200 S Chestnut St · Ambler, PA 19002

$1,500,000

84 bd · None ba · 7,464 sqft · MultiFamily · 15 Days on market

Built 1900 5,832 sqft lot

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +6.3/10.0
• 1% rule +5.3/10.0
• Livability +4.3/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This renovated 2 building investment property is cash flowing straight out of the gate. Located across the street from a small park, close to public transportation, this gem of Ambler is well poised for today's savvy investor. With newer roofs, electrical, stucco, plumbing, paint, A/C, heating and just about all units have new carpeting, flooring and kitchens and baths. THis is the clear definition of turn key. There are six 2 bedroom units, all very spacious with walk in closets, eat in kitchens and plenty of storage and central air. The efficiency has all new flooring and new kitchen and bath. Efficiency is sole unit without central air. Average tenant has been loyal for over 4 years. There are 3 section 8 tenants due for rent increases. Well cared for, updated and leased, this is a tremendous opportunity for today's market.

Key facts

• 5,832 sq ft lot
• Built 1900
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 6×2bd/1ba + 1×1bd/1ba units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $270/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.50M).
• Recommended offer: $1.48M (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.9% in Ambler — 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 86/100 on livability (#55 in PA, #387 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+.
• Wissahickon SD (suburban): math 61% / reading 77% proficiency, ranked #18 of 539 in PA (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Wissahickon Shs (math 81% / reading 24%, grade C-, #107 of 437 statewide, top 25%, 1,459 students, 24% FRL).
• Zoned-school proficiency averages 53% at this address vs 69% district-wide (-16 pts) — the specific schools serving this property underperform the Wissahickon SD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.9%/yr); 126 active listings in the ZIP; high-income renter base; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• At $15,515/mo this rent would consume 130% of the median local household income ($144k/yr) (locally 538% 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 $10k of loan paydown is wiped out by about $45k 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

• It's been on market 15 days — a 2% lower offer ($1.48M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $480k; list at $1.50M implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,477,500 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.03% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.87% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-108,713
• Equity at exit: $223,655

10-year hold

• IRR: 3.7%
• Equity multiple: 1.28×
• Total profit: $118,559
• Equity at exit: $129,693

Cash invested: $420,000 (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 19002

• Rents YoY: 3.9%
• Active inventory: 126
• Price-to-rent: 54.8×

Monthly cashflow live

• Estimated rent: $15,515 high
• Mortgage (P&I): −$7,866
• Tax est. 1.5%: −$1,875 /mo · $22,500/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,258
• Net cashflow: $1,891

Break-even live

Break-even rent $13,122

Max offer price $1,500,000

Occupancy floor 83%

Sensitivity live

Price	-10% $2,927	-5% $2,409	+0% $1,891	+5% $1,372	+10% $854
Rent	-10% $665	-5% $1,278	+0% $1,891	+5% $2,504	+10% $3,116
Rate	-1.0pp $2,646	-0.5pp $2,272	base $1,891	+0.5pp $1,502	+1.0pp $1,107

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$13,692
1× unit	1	1	$1,825
Total (7 units)			$15,515

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-23
   status Pending
2. 2026-04-09
   listed $1,500,000 Active
3. 2026-04-06
   historical $1,500,000
4. 2011-02-04
   soldstatus $480,000 838-char remark

   Show marketing remark (838 chars)

   This renovated 2 building investment property is cash flowing straight out of the gate. Located across the street from a small park, close to public transportation, this gem of Ambler is well poised for today's savvy investor. With newer roofs, electrical, stucco, plumbing, paint, A/C, heating and just about all units have new carpeting, flooring and kitchens and baths. THis is the clear definition of turn key. There are six 2 bedroom units, all very spacious with walk in closets, eat in kitchens and plenty of storage and central air. The efficiency has all new flooring and new kitchen and bath. Efficiency is sole unit without central air. Average tenant has been loyal for over 4 years. There are 3 section 8 tenants due for rent increases. Well cared for, updated and leased, this is a tremendous opportunity for today's market.

5. 2011-02-04
   soldstatus $480,000 838-char remark

   Show marketing remark (838 chars)

   This renovated 2 building investment property is cash flowing straight out of the gate. Located across the street from a small park, close to public transportation, this gem of Ambler is well poised for today's savvy investor. With newer roofs, electrical, stucco, plumbing, paint, A/C, heating and just about all units have new carpeting, flooring and kitchens and baths. THis is the clear definition of turn key. There are six 2 bedroom units, all very spacious with walk in closets, eat in kitchens and plenty of storage and central air. The efficiency has all new flooring and new kitchen and bath. Efficiency is sole unit without central air. Average tenant has been loyal for over 4 years. There are 3 section 8 tenants due for rent increases. Well cared for, updated and leased, this is a tremendous opportunity for today's market.

6. 2011-01-07
   historical 838-char remark

   Show marketing remark (838 chars)

   This renovated 2 building investment property is cash flowing straight out of the gate. Located across the street from a small park, close to public transportation, this gem of Ambler is well poised for today's savvy investor. With newer roofs, electrical, stucco, plumbing, paint, A/C, heating and just about all units have new carpeting, flooring and kitchens and baths. THis is the clear definition of turn key. There are six 2 bedroom units, all very spacious with walk in closets, eat in kitchens and plenty of storage and central air. The efficiency has all new flooring and new kitchen and bath. Efficiency is sole unit without central air. Average tenant has been loyal for over 4 years. There are 3 section 8 tenants due for rent increases. Well cared for, updated and leased, this is a tremendous opportunity for today's market.

7. 2010-06-20
   listed $525,000 838-char remark

   Show marketing remark (838 chars)

   This renovated 2 building investment property is cash flowing straight out of the gate. Located across the street from a small park, close to public transportation, this gem of Ambler is well poised for today's savvy investor. With newer roofs, electrical, stucco, plumbing, paint, A/C, heating and just about all units have new carpeting, flooring and kitchens and baths. THis is the clear definition of turn key. There are six 2 bedroom units, all very spacious with walk in closets, eat in kitchens and plenty of storage and central air. The efficiency has all new flooring and new kitchen and bath. Efficiency is sole unit without central air. Average tenant has been loyal for over 4 years. There are 3 section 8 tenants due for rent increases. Well cared for, updated and leased, this is a tremendous opportunity for today's market.

8. 2010-06-20
   listed $525,000 838-char remark

   Show marketing remark (838 chars)

   This renovated 2 building investment property is cash flowing straight out of the gate. Located across the street from a small park, close to public transportation, this gem of Ambler is well poised for today's savvy investor. With newer roofs, electrical, stucco, plumbing, paint, A/C, heating and just about all units have new carpeting, flooring and kitchens and baths. THis is the clear definition of turn key. There are six 2 bedroom units, all very spacious with walk in closets, eat in kitchens and plenty of storage and central air. The efficiency has all new flooring and new kitchen and bath. Efficiency is sole unit without central air. Average tenant has been loyal for over 4 years. There are 3 section 8 tenants due for rent increases. Well cared for, updated and leased, this is a tremendous opportunity for today's market.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $186,180
• − Mortgage interest: −$84,023
• − Property taxes: −$22,500
• − Insurance: −$7,500
• − Repairs & maintenance: −$14,894
• − Management: −$14,894
• − Depreciation: −$43,636
• Taxable loss: −$1,268
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $22,993/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: Wissahickon SD
• NCES district ID: 4202400
• Math proficiency: 61% ▼ -10.00%
• Reading proficiency: 77% ▼ -7.00%
• Median HH income: $94,741
• Composite: 62.75/100
• National rank: #670
• State rank: #18 of 539 in PA

Livability — Ambler

• Score: 86/100
• State rank: #55
• US rank: #387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ambler, PA
• County: Montgomery County · 712,331 people
• City population: 32,128
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 32,128
• Household income: $143,600
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 538.0

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 (77%)
• Race & ethnicity: White 77% Asian 12% Black 5% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Scotch-Irish 4% Subsaharan African 2%
• Foreign-born: 13% · South Korea, China, Canada
• Languages at home: 85% English-only · Korean 4% Other Indo-European 3% Chinese 2%

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: ▼ -275.80%
• Current HPI: 273.4185
• Rent YoY: ▲ 3.87%
• 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

+185.7% since first listed

8 events — show timeline

• 2026-04-23 Pending — BRIGHT MLS
• 2026-04-09 Listed $1,500,000 BRIGHT MLS
• 2026-04-06 Coming Soon $1,500,000 BRIGHT MLS
• 2011-02-04 Sold (MLS) $480,000 TREND
• 2011-02-04 Sold (MLS) $480,000 BRIGHT MLS
• 2011-01-07 Listing Removed — BRIGHT MLS
• 2010-06-20 Listed $525,000 TREND
• 2010-06-20 Listed $525,000 BRIGHT MLS