1414 Sunset Dr · Pottstown, PA 19464

$200,000

4 bd · 1.5 ba · 1,542 sqft · SingleFamily public records · 30 Days on market

Built 1950 4,792 sqft lot $130/sqft · 33% below area Est $299k · 33% 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 +16.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +4.9/10.0
• 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

The Perfect Place To Call Home. Affordable Three Bedroom, 2 Story Colonial With 1 Car Attached Garage. Located Close To Schools And Public Transportation.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Driveway; Front-entry attached garage with 1 garage space
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Detached home; Estimated year built
• Construction: Masonry construction; Block foundation; Above-grade and below-grade structures
• Exterior features: No tidal water

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Oil-fired heating; Central air conditioning
• Interior features: Full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: Rupert El Sch (math 12% / reading 27%, grade F, #1,276 of 1,518 statewide, top 85%, 349 students, 100% FRL); Pottstown Ms (math 6% / reading 20%, grade F, #486 of 512 statewide, top 95%, 915 students, 100% FRL); 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 (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 212 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).
• This rent runs 34% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $98k; list at $200k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.12% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 7.5

CMA / ARV

• ARV (median comp): $299,446
• List price: $200,000
• Delta: -33.21%
• 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
1511 Cherry Ln	0.21mi	3/2.0 (-1)	1,536 (-0%)	1mo	$330,000	$215	82
1473 Cherry Ln	0.11mi	4/2.0	1,450 (-6%)	10mo	$275,000	$190	75
92 Cedar St	0.41mi	3/1.0 (-1)	1,494 (-3%)	4mo	$395,000	$264	65
1115 South St	0.34mi	3/2.0 (-1)	1,408 (-9%)	1mo	$287,000	$204	62
1112 Belleview Ave	0.43mi	3/1.0 (-1)	1,512 (-2%)	14mo	$366,000	$242	58
1031 Belleview Ave	0.47mi	3/1.5 (-1)	1,514 (-2%)	19mo	$316,600	$209	54
1018 Belleview Ave	0.48mi	3/1.0 (-1)	1,530 (-1%)	22mo	$280,000	$183	51
212 Highland Rd	0.29mi	3/2.0 (-1)	1,399 (-9%)	16mo	$311,000	$222	51
1506 Sunset Dr	0.19mi	3/2.0 (-1)	1,712 (+11%)	20mo	$315,000	$184	49
582 N Keim St	0.64mi	4/1.5	1,408 (-9%)	9mo	$289,900	$206	48
944 E High St	0.59mi	5/2.0 (+1)	1,769 (+15%)	2mo	$290,000	$164	39
895 South St	0.65mi	3/2.0 (-1)	1,395 (-10%)	15mo	$312,500	$224	34

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: -10.3%
• Equity multiple: 0.61×
• Total profit: $-21,591
• Equity at exit: $29,821

10-year hold

• IRR: 2.0%
• Equity multiple: 1.16×
• Total profit: $8,886
• Equity at exit: $17,292

Cash invested: $56,000 (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 19464

• Rents YoY: 4.9%
• Active inventory: 212
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$535 /mo · $6,422/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $97

Break-even live

Break-even rent $2,111

Max offer price $200,000

Occupancy floor 91%

Sensitivity live

Price	-10% $210	-5% $154	+0% $97	+5% $41	+10% $-16
Rent	-10% $-79	-5% $9	+0% $97	+5% $185	+10% $274
Rate	-1.0pp $198	-0.5pp $148	base $97	+0.5pp $45	+1.0pp $-7

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1412 Cherry Ln Pottstown, PA	3.0	1.0	1080	$2,200	$2.04	0d	1	0.04mi
1318 Cherry St Pottstown, PA	3.0	2.0	1240	$2,250	$1.81	0d	1	0.11mi
421 Oaktree Ct Pottstown, PA	3.0	1.5	1624	$2,250	$1.39	46d	1	0.98mi
614 Beech St Pottstown, PA	3.0	1.5	1360	$1,900	$1.40	46d	1	1.17mi
226 Warren St Pottstown, PA	3.0	1.5	1180	$2,050	$1.74	19d	1	1.18mi
541 Lincoln Ave Pottstown, PA	3.0	1.0	1094	$1,975	$1.81	26d	1	1.27mi
33 Wil Be Dr Pottstown, PA	3.0	2.5	1900	$2,795	$1.47	7d	1	1.31mi
457 Walnut St Pottstown, PA	3.0	1.0	1274	$1,600	$1.26	46d	1	1.31mi
90 Wil Be Dr Pottstown, PA	3.0	2.0	2020	$2,800	$1.39	26d	1	1.35mi
415 Walnut St Unit 1 Pottstown, PA	3.0	1.0	1730	$1,800	$1.04	26d	1	1.39mi
1267 Village Ln Pottstown, PA	3.0	2.5	1152	$2,295	$1.99	7d	1	1.46mi
365 Beech St Pottstown, PA	4.0	1.0	1670	$2,200	$1.32	46d	1	1.47mi
351 Union Aly Pottstown, PA	4.0	1.5	1408	$1,995	$1.42	4d	1	1.49mi

Listing history 7 events

1. 2026-05-31
   status $200,000 Pending 30 DOM
2. 2026-04-30
   listed $200,000 Active 980-char remark
3. 1999-12-21
   soldstatus $98,500
4. 1999-12-20
   soldstatus $98,500 154-char remark

   Show marketing remark (154 chars)

   The Perfect Place To Call Home. Affordable Three Bedroom, 2 Story Colonial With 1 Car Attached Garage. Located Close To Schools And Public Transportation.

5. 1999-11-01
   historical
6. 1999-10-04
   listed $98,500 154-char remark

   Show marketing remark (154 chars)

   The Perfect Place To Call Home. Affordable Three Bedroom, 2 Story Colonial With 1 Car Attached Garage. Located Close To Schools And Public Transportation.

7. 1999-10-04
   listed $105,000

   Show marketing remark (154 chars)

   The Perfect Place To Call Home. Affordable Three Bedroom, 2 Story Colonial With 1 Car Attached Garage. Located Close To Schools And Public Transportation.

ⓘ 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: $6,422 · $535/mo
• Projected year-2 tax: $6,422 · $535/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $26,802
• − Mortgage interest: −$11,203
• − Property taxes: −$6,422
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − Depreciation: −$5,818
• Taxable loss: −$1,929
• Est. tax savings @ 24.0%: +$463
• After-tax cash flow: $1,629/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

+103.0% since first listed

7 events — show timeline

• 2026-05-30 Pending — BRIGHT MLS
• 2026-04-30 Listed $200,000 BRIGHT MLS
• 1999-12-21 Sold (Public Records) $98,500 Public Records
• 1999-12-20 Sold (MLS) $98,500 BRIGHT MLS
• 1999-11-01 Listing Removed — BRIGHT MLS
• 1999-10-04 Listed $105,000 BRIGHT MLS
• 1999-10-04 Listed $98,500 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $6,422 · +5.1% YoY. Source: county tax records.