33 Beech St · Pottstown, PA 19464

$239,900

3 bd · 3.0 ba · 1,813 sqft · MultiFamily public records · 521 Days on market

Built 1900 3,750 sqft lot $132/sqft · 6% below area Est $257k · 7% 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 +30.0/30.0
• ARV discount +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

3 Unit Investment property, increased income credential. 2 1-bedroom apartments and 1 efficiency. Income: 1st floor - $600, 2nd floor - $585, 3rd floor $480. Expenses: Taxes $4617, Water/Sewer/Trash $3507, Electric $1622, Insurance $1539

Key facts

• 3,750 sq ft lot
• 3 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $359/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $3,605/mo this rent would consume 54% 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 $7k 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 $67k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 521 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $70k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $240k implies a 275% 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: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 521 days. Have you received any prior offers? Is the seller open to a 12% 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 1900 — 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.50% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 5.5

CMA / ARV

• ARV (median comp): $256,582
• List price: $239,900
• Delta: -6.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 E 2nd St	0.06mi	3/—	1,814 (+0%)	10mo	$192,000	$106	89
6 W Third St	0.11mi	3/—	1,780 (-2%)	14mo	$217,000	$122	80
18 Penn St	0.38mi	3/—	1,800 (-1%)	4mo	$237,000	$132	78
20 W Third St	0.13mi	4/— (+1)	1,821 (+0%)	18mo	$230,000	$126	73
12 E 5th St	0.24mi	4/— (+1)	1,729 (-5%)	7mo	$337,500	$195	70
354 Beech St	0.47mi	2/— (-1)	1,982 (+9%)	6mo	$230,000	$116	53
18 Chestnut St	0.16mi	4/4.0 (+1)	2,055 (+13%)	12mo	$405,000	$197	52
47 W Third St	0.17mi	4/2.0 (+1)	1,554 (-14%)	18mo	$284,900	$183	44
11 S Franklin St	0.62mi	4/— (+1)	2,032 (+12%)	11mo	$350,000	$172	37
443 Walnut St	0.62mi	4/2.0 (+1)	1,648 (-9%)	22mo	$190,000	$115	28

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: 13.4%
• Equity multiple: 1.55×
• Total profit: $36,935
• Equity at exit: $35,770

10-year hold

• IRR: 23.8%
• Equity multiple: 3.25×
• Total profit: $151,394
• Equity at exit: $20,742

Cash invested: $67,172 (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: 16.6×

Monthly cashflow live

• Estimated rent: $3,605 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$414 /mo · $4,964/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $1,076

Break-even live

Break-even rent $2,243

Max offer price $239,900

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,606
Total (3 units)			$3,605

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.05mi
21 Walnut St Pottstown, PA	4.0	2.0	1791	$2,200	$1.23	5d	1	0.06mi
130 E 4th St Unit 2 Pottstown, PA	3.0	1.0	1808	$1,850	$1.02	43d	1	0.21mi
262 Beech St Unit 2 Pottstown, PA	2.0	1.0	1841	$1,550	$0.84	24d	1	0.30mi
308 King St Unit 2 Pottstown, PA	4.0	2.0	1958	$2,100	$1.07	43d	1	0.41mi
310 N Charlotte St Pottstown, PA	4.0	1.5	1990	$2,100	$1.06	43d	1	0.42mi
351 Union Aly Pottstown, PA	4.0	1.5	1408	$1,995	$1.42	1d	1	0.44mi
365 Beech St Pottstown, PA	4.0	1.0	1670	$2,200	$1.32	43d	1	0.47mi
463 Spruce St Pottstown, PA	4.0	1.5	1574	$2,250	$1.43	43d	1	0.53mi
415 Walnut St Unit 1 Pottstown, PA	3.0	1.0	1730	$1,800	$1.04	24d	1	0.54mi
457 Walnut St Pottstown, PA	3.0	1.0	1274	$1,600	$1.26	43d	1	0.62mi
614 Beech St Pottstown, PA	3.0	1.5	1360	$1,900	$1.40	43d	1	0.78mi
110 W Harmony Dr #107 Pottstown, PA	2.0	2.0	1248	$2,000	$1.60	1d	1	0.92mi

Listing history 25 events

1. 2026-06-18
   days on market $239,900 Active 521 DOM
2. 2026-06-17
   days on market $239,900 Active 520 DOM
3. 2026-06-16
   days on market $239,900 Active 519 DOM
4. 2026-06-15
   days on market $239,900 Active 518 DOM
5. 2026-06-13
   days on market $239,900 Active 516 DOM
6. 2026-06-13
   days on market $239,900 Active 515 DOM
7. 2026-06-09
   days on market $239,900 Active 512 DOM
8. 2026-06-08
   days on market $239,900 Active 511 DOM
9. 2026-06-07
   days on market $239,900 Active 510 DOM
10. 2026-06-04
    days on market $239,900 Active 507 DOM
11. 2026-06-03
    days on market $239,900 Active 506 DOM
12. 2026-06-02
    days on market $239,900 Active 505 DOM
13. 2026-06-01
    days on market $239,900 Active 504 DOM
14. 2026-05-31
    days on market $239,900 Active 503 DOM
15. 2026-04-28
    price $239,900 238-char remark

    Show marketing remark (238 chars)

    3 Unit Investment property, increased income credential. 2 1-bedroom apartments and 1 efficiency. Income: 1st floor - $600, 2nd floor - $585, 3rd floor $480. Expenses: Taxes $4617, Water/Sewer/Trash $3507, Electric $1622, Insurance $1539

16. 2025-12-11
    status Active 238-char remark

    Show marketing remark (238 chars)

    3 Unit Investment property, increased income credential. 2 1-bedroom apartments and 1 efficiency. Income: 1st floor - $600, 2nd floor - $585, 3rd floor $480. Expenses: Taxes $4617, Water/Sewer/Trash $3507, Electric $1622, Insurance $1539

17. 2025-12-01
    historical 238-char remark

    Show marketing remark (238 chars)

    3 Unit Investment property, increased income credential. 2 1-bedroom apartments and 1 efficiency. Income: 1st floor - $600, 2nd floor - $585, 3rd floor $480. Expenses: Taxes $4617, Water/Sewer/Trash $3507, Electric $1622, Insurance $1539

18. 2025-10-28
    price $269,900 238-char remark

    Show marketing remark (238 chars)

    3 Unit Investment property, increased income credential. 2 1-bedroom apartments and 1 efficiency. Income: 1st floor - $600, 2nd floor - $585, 3rd floor $480. Expenses: Taxes $4617, Water/Sewer/Trash $3507, Electric $1622, Insurance $1539

19. 2025-07-10
    price $279,900 238-char remark

    Show marketing remark (238 chars)

    3 Unit Investment property, increased income credential. 2 1-bedroom apartments and 1 efficiency. Income: 1st floor - $600, 2nd floor - $585, 3rd floor $480. Expenses: Taxes $4617, Water/Sewer/Trash $3507, Electric $1622, Insurance $1539

20. 2025-03-19
    price $299,900 238-char remark

    Show marketing remark (238 chars)

    3 Unit Investment property, increased income credential. 2 1-bedroom apartments and 1 efficiency. Income: 1st floor - $600, 2nd floor - $585, 3rd floor $480. Expenses: Taxes $4617, Water/Sewer/Trash $3507, Electric $1622, Insurance $1539

21. 2025-01-03
    listed $309,900 Active 238-char remark

    Show marketing remark (238 chars)

    3 Unit Investment property, increased income credential. 2 1-bedroom apartments and 1 efficiency. Income: 1st floor - $600, 2nd floor - $585, 3rd floor $480. Expenses: Taxes $4617, Water/Sewer/Trash $3507, Electric $1622, Insurance $1539

22. 1998-02-27
    soldstatus $64,000
23. 1998-02-25
    soldstatus $64,000 178-char remark

    Show marketing remark (178 chars)

    Two-1 Bedroom Apartments & 1 Efficiency. Net Income Of $8,174. 2 Year Old Heater. Front Roof Is 1 Yr. Old. Apartments Are In Good Condition. Off-Street Parking For 3 Cars.

24. 1997-12-20
    historical 178-char remark

    Show marketing remark (178 chars)

    Two-1 Bedroom Apartments & 1 Efficiency. Net Income Of $8,174. 2 Year Old Heater. Front Roof Is 1 Yr. Old. Apartments Are In Good Condition. Off-Street Parking For 3 Cars.

25. 1997-08-31
    listed $64,000 178-char remark

    Show marketing remark (178 chars)

    Two-1 Bedroom Apartments & 1 Efficiency. Net Income Of $8,174. 2 Year Old Heater. Front Roof Is 1 Yr. Old. Apartments Are In Good Condition. Off-Street Parking For 3 Cars.

ⓘ 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: $4,964 · $414/mo
• Projected year-2 tax: $4,964 · $414/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 6/10 Major FEMA zone X (shaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,260
• − Mortgage interest: −$13,438
• − Property taxes: −$4,964
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,461
• − Management: −$3,461
• − Depreciation: −$6,979
• Taxable income: $9,758
• Est. tax owed @ 24.0%: −$2,342
• After-tax cash flow: $10,574/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

+274.8% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $239,900 BRIGHT MLS
• 2025-12-11 Relisted — BRIGHT MLS
• 2025-12-01 Listing Removed — BRIGHT MLS
• 2025-10-28 Price Changed $269,900 BRIGHT MLS
• 2025-07-10 Price Changed $279,900 BRIGHT MLS
• 2025-03-19 Price Changed $299,900 BRIGHT MLS
• 2025-01-03 Listed $309,900 BRIGHT MLS
• 1998-02-27 Sold (Public Records) $64,000 Public Records
• 1998-02-25 Sold (MLS) $64,000 BRIGHT MLS
• 1997-12-20 Listing Removed — BRIGHT MLS
• 1997-08-31 Listed $64,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $4,964 · +5.1% YoY. Source: county tax records.