335 Chestnut St · Pottstown, PA 19464

$180,000

3 bd · 1.0 ba · 2,059 sqft · SingleFamily public records · 149 Days on market

Built 1923 2,820 sqft lot $87/sqft · 31% below area Est $259k · 31% 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 +16.9/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.2/10.0
• 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

This is one family home detached with 3 bedrooms 2 baths and a partial bath in basement. Basement has a walkout to the side porch. Washer, dryer, extra fridge and freezer & shelving in cemented basement. First floor has nice sized living room, separate dining room with a large pantry closet, and a nice bay window section. Walkout from the dining room to the covered side porch for a little relaxation. The eat in kitchen is a nice size or add an island, which can be updated to your own style. Doorway to side porch leads outside as well. Walk across to a full shower bathroom with a large window and its own door to go outside. Walk upstairs to your large master bedroom with walk in cedar closet. Down the hall to the right are the second and third bedroom. Second bedroom is standard size with bay windows. Third bedroom is a little smaller. Large hanging closet. Hallway also presents the third bathroom of the house. There is also a back stairway that leads down to the kitchen. Note * * * Septic estimate under documents (under $10K). Selling AS- IS Listing agent is the owner.

Key facts

• 2,820 sq ft lot
• Built 1923
• Listed 148 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 149 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $55k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $180k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 7.7

CMA / ARV

• ARV (median comp): $259,337
• List price: $180,000
• Delta: -30.59%
• 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
407 Jefferson Ave	0.30mi	3/1.5	2,009 (-2%)	8mo	$279,000	$139	73
245 Beech St	0.18mi	4/2.0 (+1)	2,118 (+3%)	11mo	$160,000	$76	68
125 N Hanover St	0.23mi	3/1.5	2,222 (+8%)	10mo	$325,000	$146	65
420 Walnut St	0.15mi	4/2.5 (+1)	2,238 (+9%)	9mo	$270,000	$121	60
418 Walnut St	0.15mi	4/1.5 (+1)	1,785 (-13%)	5mo	$256,000	$143	60
642 Willow St	0.72mi	4/1.5 (+1)	2,111 (+2%)	7mo	$334,900	$159	49
40 W 6th St	0.61mi	4/2.0 (+1)	2,104 (+2%)	12mo	$335,000	$159	49
72 S Charlotte St	0.27mi	3/2.5	1,800 (-13%)	14mo	$225,000	$125	48
501 N Charlotte St	0.48mi	2/2.0 (-1)	2,318 (+13%)	1mo	$325,000	$140	47
709 Logan	0.73mi	3/2.0	1,895 (-8%)	7mo	$333,700	$176	43
646 Willow St	0.73mi	3/2.0	1,876 (-9%)	6mo	$380,000	$203	42
43 Walnut St	0.39mi	4/2.5 (+1)	1,763 (-14%)	7mo	$195,000	$111	41

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-17,703
• Equity at exit: $26,839

10-year hold

• IRR: 2.8%
• Equity multiple: 1.22×
• Total profit: $11,259
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$944
• Tax from tax record: −$406 /mo · $4,878/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $117

Break-even live

Break-even rent $1,804

Max offer price $180,000

Occupancy floor 89%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 King St Unit 2 Pottstown, PA	4.0	2.0	1958	$2,100	$1.07	43d	1	0.08mi
351 Union Aly Pottstown, PA	4.0	1.5	1408	$1,995	$1.42	2d	1	0.13mi
415 Walnut St Unit 1 Pottstown, PA	3.0	1.0	1730	$1,800	$1.04	24d	1	0.16mi
262 Beech St Unit 2 Pottstown, PA	2.0	1.0	1841	$1,550	$0.84	24d	1	0.16mi
365 Beech St Pottstown, PA	4.0	1.0	1670	$2,200	$1.32	43d	1	0.17mi
310 N Charlotte St Pottstown, PA	4.0	1.5	1990	$2,100	$1.06	43d	1	0.27mi
538 Chestnut St Unit 2 Pottstown, PA	3.0	1.0	2830	$1,540	$0.54	5d	1	0.30mi
130 E 4th St Unit 2 Pottstown, PA	3.0	1.0	1808	$1,850	$1.02	43d	1	0.35mi
21 Walnut St Pottstown, PA	4.0	2.0	1791	$2,200	$1.23	5d	1	0.44mi
19 Beech St Pottstown, PA	2.0	1.0	2000	$1,650	$0.82	43d	1	0.48mi
463 Spruce St Pottstown, PA	4.0	1.5	1574	$2,250	$1.43	43d	1	0.49mi

Listing history 25 events

1. 2026-06-18
   days on market $180,000 Active 149 DOM
2. 2026-06-17
   days on market $180,000 Active 148 DOM
3. 2026-06-16
   days on market $180,000 Active 147 DOM
4. 2026-06-15
   days on market $180,000 Active 146 DOM
5. 2026-06-13
   days on market $180,000 Active 144 DOM
6. 2026-06-13
   days on market $180,000 Active 143 DOM
7. 2026-06-09
   days on market $180,000 Active 140 DOM
8. 2026-06-08
   days on market $180,000 Active 139 DOM
9. 2026-06-07
   days on market $180,000 Active 138 DOM
10. 2026-06-04
    days on market $180,000 Active 135 DOM
11. 2026-06-03
    days on market $180,000 Active 134 DOM
12. 2026-06-02
    days on market $180,000 Active 133 DOM
13. 2026-06-01
    days on market $180,000 Active 132 DOM
14. 2026-05-31
    days on market $180,000 Active 131 DOM
15. 2026-04-30
    price $185,000 1097-char remark

    Show marketing remark (1097 chars)

    This is one family home detached with 3 bedrooms 2 baths and a partial bath in basement. Basement has a walkout to the side porch. Washer, dryer, extra fridge and freezer & shelving in cemented basement. First floor has nice sized living room, separate dining room with a large pantry closet, and a nice bay window section. Walkout from the dining room to the covered side porch for a little relaxation. The eat in kitchen is a nice size or add an island, which can be updated to your own style. Doorway to side porch leads outside as well. Walk across to a full shower bathroom with a large window and its own door to go outside. Walk upstairs to your large master bedroom with walk in cedar closet. Down the hall to the right are the second and third bedroom. Second bedroom is standard size with bay windows. Third bedroom is a little smaller. Large hanging closet. Hallway also presents the third bathroom of the house. There is also a back stairway that leads down to the kitchen. Note * * * Septic estimate under documents (under $10K). Selling AS- IS Listing agent is the owner.

16. 2026-03-27
    price $195,000 1097-char remark

    Show marketing remark (1097 chars)

    This is one family home detached with 3 bedrooms 2 baths and a partial bath in basement. Basement has a walkout to the side porch. Washer, dryer, extra fridge and freezer & shelving in cemented basement. First floor has nice sized living room, separate dining room with a large pantry closet, and a nice bay window section. Walkout from the dining room to the covered side porch for a little relaxation. The eat in kitchen is a nice size or add an island, which can be updated to your own style. Doorway to side porch leads outside as well. Walk across to a full shower bathroom with a large window and its own door to go outside. Walk upstairs to your large master bedroom with walk in cedar closet. Down the hall to the right are the second and third bedroom. Second bedroom is standard size with bay windows. Third bedroom is a little smaller. Large hanging closet. Hallway also presents the third bathroom of the house. There is also a back stairway that leads down to the kitchen. Note * * * Septic estimate under documents (under $10K). Selling AS- IS Listing agent is the owner.

17. 2026-02-27
    price $205,000 1097-char remark

    Show marketing remark (1097 chars)

    This is one family home detached with 3 bedrooms 2 baths and a partial bath in basement. Basement has a walkout to the side porch. Washer, dryer, extra fridge and freezer & shelving in cemented basement. First floor has nice sized living room, separate dining room with a large pantry closet, and a nice bay window section. Walkout from the dining room to the covered side porch for a little relaxation. The eat in kitchen is a nice size or add an island, which can be updated to your own style. Doorway to side porch leads outside as well. Walk across to a full shower bathroom with a large window and its own door to go outside. Walk upstairs to your large master bedroom with walk in cedar closet. Down the hall to the right are the second and third bedroom. Second bedroom is standard size with bay windows. Third bedroom is a little smaller. Large hanging closet. Hallway also presents the third bathroom of the house. There is also a back stairway that leads down to the kitchen. Note * * * Septic estimate under documents (under $10K). Selling AS- IS Listing agent is the owner.

18. 2026-01-21
    listed $235,000 Active 1097-char remark

    Show marketing remark (1097 chars)

    This is one family home detached with 3 bedrooms 2 baths and a partial bath in basement. Basement has a walkout to the side porch. Washer, dryer, extra fridge and freezer & shelving in cemented basement. First floor has nice sized living room, separate dining room with a large pantry closet, and a nice bay window section. Walkout from the dining room to the covered side porch for a little relaxation. The eat in kitchen is a nice size or add an island, which can be updated to your own style. Doorway to side porch leads outside as well. Walk across to a full shower bathroom with a large window and its own door to go outside. Walk upstairs to your large master bedroom with walk in cedar closet. Down the hall to the right are the second and third bedroom. Second bedroom is standard size with bay windows. Third bedroom is a little smaller. Large hanging closet. Hallway also presents the third bathroom of the house. There is also a back stairway that leads down to the kitchen. Note * * * Septic estimate under documents (under $10K). Selling AS- IS Listing agent is the owner.

19. 2026-01-18
    historical $235,000 1097-char remark

    Show marketing remark (1097 chars)

    This is one family home detached with 3 bedrooms 2 baths and a partial bath in basement. Basement has a walkout to the side porch. Washer, dryer, extra fridge and freezer & shelving in cemented basement. First floor has nice sized living room, separate dining room with a large pantry closet, and a nice bay window section. Walkout from the dining room to the covered side porch for a little relaxation. The eat in kitchen is a nice size or add an island, which can be updated to your own style. Doorway to side porch leads outside as well. Walk across to a full shower bathroom with a large window and its own door to go outside. Walk upstairs to your large master bedroom with walk in cedar closet. Down the hall to the right are the second and third bedroom. Second bedroom is standard size with bay windows. Third bedroom is a little smaller. Large hanging closet. Hallway also presents the third bathroom of the house. There is also a back stairway that leads down to the kitchen. Note * * * Septic estimate under documents (under $10K). Selling AS- IS Listing agent is the owner.

20. 2006-12-15
    soldstatus $109,900 327-char remark

    Show marketing remark (327 chars)

    Nice brick single in town - move-in condition, freshly painted t/o-hardwood floors in LR & DR, full bath w/ shower on first floor - cedar closet in Master bdrm - stairs to 3rd floor good size room could be 4th bdrm if heat were installed. Furnace approx. 5 yrs old - wrap around front porch, fenced in rear yard - lg shed

21. 2006-11-21
    historical 327-char remark

    Show marketing remark (327 chars)

    Nice brick single in town - move-in condition, freshly painted t/o-hardwood floors in LR & DR, full bath w/ shower on first floor - cedar closet in Master bdrm - stairs to 3rd floor good size room could be 4th bdrm if heat were installed. Furnace approx. 5 yrs old - wrap around front porch, fenced in rear yard - lg shed

22. 2006-07-13
    listed $109,900 327-char remark

    Show marketing remark (327 chars)

    Nice brick single in town - move-in condition, freshly painted t/o-hardwood floors in LR & DR, full bath w/ shower on first floor - cedar closet in Master bdrm - stairs to 3rd floor good size room could be 4th bdrm if heat were installed. Furnace approx. 5 yrs old - wrap around front porch, fenced in rear yard - lg shed

23. 2000-06-07
    soldstatus $32,000
24. 2000-06-02
    historical
25. 1999-10-19
    listed $32,000

ⓘ 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: $4,878 · $406/mo
• Projected year-2 tax: $4,878 · $406/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 (unshaded) · 74% 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 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: $23,431
• − Mortgage interest: −$10,083
• − Property taxes: −$4,878
• − Insurance: −$900
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$5,236
• Taxable loss: −$1,415
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $1,745/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

+478.1% since first listed

11 events — show timeline

• 2026-04-30 Price Changed $185,000 BRIGHT MLS
• 2026-03-27 Price Changed $195,000 BRIGHT MLS
• 2026-02-27 Price Changed $205,000 BRIGHT MLS
• 2026-01-21 Listed $235,000 BRIGHT MLS
• 2026-01-18 Coming Soon $235,000 BRIGHT MLS
• 2006-12-15 Sold (MLS) $109,900 BRIGHT MLS
• 2006-11-21 Listing Removed — BRIGHT MLS
• 2006-07-13 Listed $109,900 BRIGHT MLS
• 2000-06-07 Sold (MLS) $32,000 BRIGHT MLS
• 2000-06-02 Listing Removed — BRIGHT MLS
• 1999-10-19 Listed $32,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $4,878 · +5.1% YoY. Source: county tax records.