175 N Franklin St · Pottstown, PA 19464

$149,900

2 bd · 1.0 ba · 1,595 sqft · Townhouse public records · 70 Days on market

Built 1892 1,446 sqft lot $94/sqft · 12% below area Est $171k · 12% 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 +25.2/30.0
• ARV discount +13.1/15.0
• DSCR +8.3/10.0
• 1% rule +6.5/10.0
• 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

Welcome to 175 N Franklin - New ROOF & DECK in 2023 as well as a NEW PORCH 2024. Equipped with Central Air, Electric Heat & a fenced backyard. Almost 1600 sq ft & Taxes at $2,042. This could be ideal for investors looking in Pottstown, or possibly a first time home buyer. All dimensions of lots and building/room sizes are estimated and should be verified by consumer/buyer for accuracy.

Key facts

• Built 1892
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 32y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $150k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1892 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.15% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $171,179
• List price: $149,900
• Delta: -12.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
527 May St	0.24mi	3/2.5 (+1)	1,466 (-8%)	1mo	$289,500	$197	64
521 May St	0.24mi	3/2.5 (+1)	1,466 (-8%)	10mo	$255,000	$174	57
121 S Penn St	0.51mi	3/2.5 (+1)	1,520 (-5%)	1mo	$285,000	$188	56
474 N Franklin St	0.29mi	3/1.0 (+1)	1,382 (-13%)	5mo	$183,500	$133	55
361 Cherry St	0.46mi	3/1.5 (+1)	1,693 (+6%)	11mo	$199,999	$118	52
123 Cobbler Ln	0.50mi	3/1.5 (+1)	1,520 (-5%)	13mo	$250,000	$164	51
243 Peach St	0.49mi	3/2.5 (+1)	1,520 (-5%)	12mo	$275,000	$181	48
52 W 3rd St	0.64mi	3/1.5 (+1)	1,510 (-5%)	9mo	$245,000	$162	47
123 S Penn St	0.52mi	3/2.5 (+1)	1,520 (-5%)	13mo	$285,000	$188	46
383 Spruce St	0.31mi	3/1.5 (+1)	1,398 (-12%)	14mo	$200,000	$143	46
75 W 4th St	0.68mi	3/1.0 (+1)	1,420 (-11%)	2mo	$195,000	$137	43
854 Queen St	0.70mi	3/1.5 (+1)	1,456 (-9%)	8mo	$239,000	$164	40

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $585
• Equity at exit: $22,351

10-year hold

• IRR: 11.9%
• Equity multiple: 2.02×
• Total profit: $42,786
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$786
• Tax from tax record: −$179 /mo · $2,147/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $337

Break-even live

Break-even rent $1,301

Max offer price $149,900

Occupancy floor 76%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Walnut St Unit 1 Pottstown, PA	3.0	1.0	1730	$1,800	$1.04	24d	1	0.09mi
457 Walnut St Pottstown, PA	3.0	1.0	1274	$1,600	$1.26	44d	1	0.15mi
262 Beech St Unit 2 Pottstown, PA	2.0	1.0	1841	$1,550	$0.84	24d	1	0.18mi
220 N Penn St Unit 1 Pottstown, PA	3.0	1.0	1184	$1,700	$1.44	24d	1	0.21mi
541 Lincoln Ave Pottstown, PA	3.0	1.0	1094	$1,975	$1.81	24d	1	0.24mi
614 Beech St Pottstown, PA	3.0	1.5	1360	$1,900	$1.40	44d	1	0.30mi
226 Warren St Pottstown, PA	3.0	1.5	1180	$2,050	$1.74	17d	1	0.31mi
130 E 4th St Unit 2 Pottstown, PA	3.0	1.0	1808	$1,850	$1.02	44d	1	0.33mi
122 E 3rd St Unit 3 Pottstown, PA	2.0	1.0	1200	$1,400	$1.17	44d	1	0.36mi
646 Chestnut St Unit 3 Pottstown, PA	1.0	1.0	2142	$1,200	$0.56	22d	1	0.40mi
48 Chestnut St #2 Pottstown, PA	3.0	1.0	1100	$1,700	$1.55	44d	1	0.49mi
5 E 2nd St Pottstown, PA	3.0	1.5	1085	$2,000	$1.84	3d	1	0.50mi
19 Beech St Pottstown, PA	2.0	1.0	2000	$1,650	$0.82	44d	1	0.53mi
657 N Charlotte St Unit 2 Pottstown, PA	2.0	1.0	1050	$1,700	$1.62	1d	1	0.54mi
422 Upland St Pottstown, PA	2.0–3.0	1.0–2.0	1082	$1,650	$1.52	1d	5	0.96mi
110 W Harmony Dr #107 Pottstown, PA	2.0	2.0	1248	$2,000	$1.60	1d	1	1.19mi
644 Kline Ave Pottstown, PA	2.0	1.0–1.5	1103	$2,195	$1.99	1d	2	1.20mi
1318 Cherry St Pottstown, PA	3.0	2.0	1240	$2,250	$1.81	1d	1	1.35mi
1412 Cherry Ln Pottstown, PA	3.0	1.0	1080	$2,200	$2.04	1d	1	1.43mi

Listing history 29 events

1. 2026-06-08
   status $149,900 Pending 70 DOM
2. 2026-05-31
   days on market $149,900 Active 70 DOM
3. 2026-04-24
   price $149,900 406-char remark

   Show marketing remark (406 chars)

   Welcome to 175 N Franklin - New ROOF & DECK in 2023 as well as a NEW PORCH 2024. Equipped with Central Air, Electric Heat & a fenced backyard. Almost 1600 sq ft & Taxes at $2,042. This could be ideal for investors looking in Pottstown, or possibly a first time home buyer. All dimensions of lots and building/room sizes are estimated and should be verified by consumer/buyer for accuracy.

4. 2026-03-23
   listed $159,900 Active 406-char remark

   Show marketing remark (406 chars)

   Welcome to 175 N Franklin - New ROOF & DECK in 2023 as well as a NEW PORCH 2024. Equipped with Central Air, Electric Heat & a fenced backyard. Almost 1600 sq ft & Taxes at $2,042. This could be ideal for investors looking in Pottstown, or possibly a first time home buyer. All dimensions of lots and building/room sizes are estimated and should be verified by consumer/buyer for accuracy.

5. 2026-03-22
   historical $159,900 406-char remark

   Show marketing remark (406 chars)

   Welcome to 175 N Franklin - New ROOF & DECK in 2023 as well as a NEW PORCH 2024. Equipped with Central Air, Electric Heat & a fenced backyard. Almost 1600 sq ft & Taxes at $2,042. This could be ideal for investors looking in Pottstown, or possibly a first time home buyer. All dimensions of lots and building/room sizes are estimated and should be verified by consumer/buyer for accuracy.

6. 2025-10-06
   historical
7. 2025-09-10
   price $169,900
8. 2025-07-28
   listed $184,900 Active
9. 2023-04-12
   soldstatus $80,000
10. 2018-07-30
    soldstatus $40,000
11. 2017-04-04
    historical
12. 2017-03-31
    soldstatus $37,500
13. 2017-03-31
    soldstatus $37,500 Sold
14. 2017-03-08
    status Under Contract
15. 2017-02-24
    price $39,900
16. 2016-09-16
    price $49,900
17. 2016-09-14
    price $54,900
18. 2016-01-19
    price $59,900
19. 2015-10-01
    listed $69,900 Active
20. 2015-09-21
    listed $39,900
21. 2010-09-17
    historical
22. 2010-06-17
    listed $79,900
23. 2010-05-27
    historical
24. 2009-11-09
    listed $49,900
25. 2005-12-01
    soldstatus $35,000
26. 1994-11-02
    soldstatus $17,500
27. 1994-10-31
    soldstatus $17,500
28. 1994-10-27
    historical
29. 1994-10-21
    listed $17,500

ⓘ 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: $2,147 · $179/mo
• Projected year-2 tax: $2,258 · $188/mo
• Expected delta: +$111/yr (+$9/mo · 5.2%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $20,720
• − Mortgage interest: −$8,397
• − Property taxes: −$2,147
• − Insurance: −$750
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$4,361
• Taxable income: $1,751
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $3,619/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

+756.6% since first listed

27 events — show timeline

• 2026-04-24 Price Changed $149,900 BRIGHT MLS
• 2026-03-23 Listed $159,900 BRIGHT MLS
• 2026-03-22 Coming Soon $159,900 BRIGHT MLS
• 2025-10-06 Listing Removed — BRIGHT MLS
• 2025-09-10 Price Changed $169,900 BRIGHT MLS
• 2025-07-28 Listed $184,900 BRIGHT MLS
• 2023-04-12 Sold (Public Records) $80,000 Public Records
• 2018-07-30 Sold (Public Records) $40,000 Public Records
• 2017-04-04 Listing Removed — BRIGHT MLS
• 2017-03-31 Sold (MLS) $37,500 TREND
• 2017-03-31 Sold (MLS) $37,500 BRIGHT MLS
• 2017-03-08 Pending — TREND
• 2017-02-24 Price Changed $39,900 TREND
• 2016-09-16 Price Changed $49,900 TREND
• 2016-09-14 Price Changed $54,900 TREND
• 2016-01-19 Price Changed $59,900 TREND
• 2015-10-01 Listed $69,900 TREND
• 2015-09-21 Listed $39,900 BRIGHT MLS
• 2010-09-17 Listing Removed — BRIGHT MLS
• 2010-06-17 Listed $79,900 BRIGHT MLS
• 2010-05-27 Listing Removed — BRIGHT MLS
• 2009-11-09 Listed $49,900 BRIGHT MLS
• 2005-12-01 Sold (Public Records) $35,000 Public Records
• 1994-11-02 Sold (Public Records) $17,500 Public Records
• 1994-10-31 Sold (MLS) $17,500 BRIGHT MLS
• 1994-10-27 Listing Removed — BRIGHT MLS
• 1994-10-21 Listed $17,500 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $2,147 · +5.1% YoY. Source: county tax records.