443-1/2 Walnut St · Pottstown, PA 19464

$209,000

6 bd · 1.0 ba · 1,728 sqft · Townhouse public records · 17 Days on market

Built 1900 2,244 sqft lot Est $211k · at est.

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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 +23.5/30.0
• ARV discount +7.9/15.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• 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

Great opportunity to own a big house in decent condition at a very reasonable price, buyer responsible for all U & O requirements. Act fast this one won't last.

Key facts

• Built 1900
• Listed 16 days

Property features AI

Finance

• Other: Year built source: assessor

Exterior

• Utilities: Public water; Public sewer; Natural gas heating and hot water; Electric service (standard, not detailed)
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Property in good condition
• Construction: Brick construction; Other foundation type; Building not winterized; Above-grade finished area reported as 1,728 (source: assessor)
• Exterior features: Not in a federal flood zone; Lot dimensions approximately 16.00 x 0.00

Interior

• Kitchen: Kitchen (appliances not listed)
• Bedrooms: Four bedrooms on the upper level (total 4 bedrooms)
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Natural gas hot water
• Interior features: Full basement; 10 total rooms; Living room and family room
• Laundry & utility: Laundry on lower floor

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath townhouse listed at $209k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $206k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• Zoned schools: Pottstown Shs (math 37% / reading 10%, grade F, #379 of 437 statewide, top 87%, 912 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 202 active listings in the ZIP; 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 $6k 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 $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 27y ago; this cycle's ask is 39% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $26k; list at $209k implies a 689% 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: 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 $205,865 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $210,816
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 South St	0.35mi	5/2.0 (-1)	1,850 (+7%)	1mo	$215,000	$116	62
2 Walnut St	0.66mi	5/1.5 (-1)	1,744 (+1%)	2mo	$230,000	$132	59
363 New St	0.34mi	5/1.0 (-1)	1,472 (-15%)	6mo	$170,000	$115	49
363 N Charlotte St	0.32mi	5/1.5 (-1)	1,920 (+11%)	13mo	$259,900	$135	48
781 Charlotte	0.72mi	5/2.0 (-1)	1,480 (-14%)	9mo	$181,000	$122	26

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-4,313
• Equity at exit: $31,163

10-year hold

• IRR: 9.8%
• Equity multiple: 1.82×
• Total profit: $48,007
• Equity at exit: $18,071

Cash invested: $58,520 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,310 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$250 /mo · $3,000/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $392

Break-even live

Break-even rent $1,814

Max offer price $209,000

Occupancy floor 78%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $209,000 Active 17 DOM
2. 2026-06-17
   days on market $209,000 Active 16 DOM
3. 2026-06-16
   days on market $209,000 Active 15 DOM
4. 2026-06-15
   days on market $209,000 Active 14 DOM
5. 2026-06-13
   days on market $209,000 Active 12 DOM
6. 2026-06-13
   days on market $209,000 Active 11 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $209,000 Active 8 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: $3,000 · $250/mo
• Projected year-2 tax: $3,151 · $263/mo
• Expected delta: +$151/yr (+$13/mo · 5.0%)

ⓘ 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 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: $27,721
• − Mortgage interest: −$11,707
• − Property taxes: −$3,000
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − Depreciation: −$6,080
• Taxable income: $1,453
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $4,353/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

+248.3% since first listed

35 events — show timeline

• 2026-06-10 Price Changed $209,000 BRIGHT MLS
• 2026-06-10 Relisted — BRIGHT MLS
• 2025-12-18 Listing Removed — BRIGHT MLS
• 2025-12-10 Listed $150,000 BRIGHT MLS
• 2016-10-19 Sold (MLS) $26,500 TREND
• 2016-10-19 Sold (MLS) $26,500 BRIGHT MLS
• 2016-09-21 Pending — TREND
• 2016-09-14 Listing Removed — BRIGHT MLS
• 2016-08-29 Listed $35,000 TREND
• 2016-08-29 Listed $35,000 BRIGHT MLS
• 2016-04-13 Listing Removed — BRIGHT MLS
• 2015-08-07 Listed $34,900 BRIGHT MLS
• 2015-05-14 Listing Removed — BRIGHT MLS
• 2014-12-22 Listed $37,500 BRIGHT MLS
• 2014-11-28 Listing Removed — BRIGHT MLS
• 2014-05-28 Listed $47,900 BRIGHT MLS
• 2014-03-24 Listing Removed — BRIGHT MLS
• 2014-01-13 Listed $52,900 BRIGHT MLS
• 2011-07-02 Listing Removed — BRIGHT MLS
• 2010-10-23 Listed $75,000 BRIGHT MLS
• 2009-08-24 Listing Removed — BRIGHT MLS
• 2009-04-16 Listed $89,000 BRIGHT MLS
• 2009-02-01 Listing Removed — BRIGHT MLS
• 2008-06-09 Listed $92,900 BRIGHT MLS
• 2008-06-03 Listing Removed — BRIGHT MLS
• 2008-02-26 Listed $104,900 BRIGHT MLS
• 2006-05-26 Sold (Public Records) $60,000 Public Records
• 2006-03-08 Sold (Public Records) $41,000 Public Records
• 2000-09-29 Sold (MLS) $18,500 BRIGHT MLS
• 2000-02-02 Listed $18,500 BRIGHT MLS
• 1999-09-08 Listed $49,900 BRIGHT MLS
• 1999-09-08 Listing Removed — BRIGHT MLS
• 1999-08-24 Listed $32,000 BRIGHT MLS
• 1999-08-24 Listing Removed — BRIGHT MLS
• 1997-03-05 Sold (Public Records) $60,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $3,000 · +5.1% YoY. Source: county tax records.