325 E Moore St · Norristown, PA 19401

$140,000

2 bd · 1.0 ba · 827 sqft · Townhouse public records · 46 Days on market

Built 1914 1,278 sqft lot $169/sqft · 30% above area Est $107k · 30% over

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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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +6.4/10.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in a prime location near King of Prussia, major highways, and public transportation. Previously rented for $1,800/month and Section 8 approved, offering strong rental potential with upside through light cosmetic updates. Flexible layout with multiple bedrooms and bonus space allows for maximum rental use. Rear off-street parking adds tenant appeal. Being sold AS-IS. Buyer responsible for U & O.

Key facts

• Flexible layout
• Prime location
• Built 1914

Tags

• PRIME LOCATION
• STRONG RENTAL POTENTIAL
• LIGHT COSMETIC UPDATES
• FLEXIBLE LAYOUT
• REAR OFF-STREET PARKING

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: 100 amp electric service; Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Estimated year built; major remodel or effective year 2025
• Construction: Brick construction; Stone foundation
• Exterior features: Rear yard

Interior

• Kitchen: Kitchen
• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Natural gas heating
• Interior features: Not furnished; Unfinished basement
• Laundry & utility: Hot water heated by natural gas

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.5% in Norristown — 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 84/100 on livability (#100 in PA, #720 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime D-.
• Norristown Area SD (suburban): math 18% / reading 31% proficiency, ranked #466 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 164 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $968 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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: 1.14% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 7.3

CMA / ARV

• ARV (median comp): $107,338
• List price: $140,000
• Delta: 30.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 E Blackberry Aly	0.30mi	2/1.0	850 (+3%)	11mo	$140,000	$165	72
242 Minor St	0.23mi	2/1.0	930 (+12%)	7mo	$160,000	$172	62
409 E Basin St	0.40mi	2/1.0	750 (-9%)	14mo	$158,000	$211	54
20 Lincoln Ave	0.69mi	2/1.0	858 (+4%)	10mo	$130,000	$152	53
103 W 3rd St	0.64mi	2/1.0	910 (+10%)	2mo	$226,000	$248	52
423 E Basin St	0.40mi	2/1.0	750 (-9%)	19mo	$144,000	$192	50
879 Cherry St	0.51mi	3/1.0 (+1)	780 (-6%)	14mo	$68,000	$87	50
216 E Franklin St	0.27mi	2/1.0	924 (+12%)	23mo	$90,000	$97	49
25 2nd St	0.60mi	2/1.0	880 (+6%)	22mo	$153,000	$174	43

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 · 1.29% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-5,097
• Equity at exit: $20,874

10-year hold

• IRR: 4.2%
• Equity multiple: 1.28×
• Total profit: $10,997
• Equity at exit: $12,105

Cash invested: $39,200 (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 19401

• Rents YoY: 1.3%
• Active inventory: 164
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$734
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $318

Break-even live

Break-even rent $1,196

Max offer price $140,000

Occupancy floor 75%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Minor St Norristown, PA	2.0	1.0	1098	$1,700	$1.55	44d	1	0.20mi
301 Violet St Norristown, PA	1.0	1.0	800	$1,200	$1.50	18d	1	0.24mi
423 DeKalb St Norristown, PA	2.0	1.0	795	$1,350	$1.70	24d	1	0.25mi
1 W Main St Unit 504 Norristown, PA	1.0	1.0	623	$1,595	$2.56	18d	1	0.41mi
515 Cherry St Norristown, PA	3.0	3.0	1100	$1,995	$1.81	24d	1	0.43mi
917 Swede St Unit 1 Norristown, PA	1.0	1.0	600	$1,295	$2.16	24d	1	0.45mi
721 Sandy St Norristown, PA	1.0	1.0	600	$1,375	$2.29	1d	4	0.46mi
1011 New Hope St Norristown, PA	1.0–2.0	1.0	807	$1,810	$2.24	1d	13	0.56mi
221 W Main St Unit 7 Norristown, PA	1.0	1.0	740	$1,450	$1.96	24d	1	0.57mi
215 W Lafayette St Unit 1 Norristown, PA	1.0	1.0	800	$1,500	$1.88	44d	1	0.60mi
1009 Markley St Unit 1009 1R Norristown, PA	1.0	1.0	750	$1,295	$1.73	44d	1	0.62mi
900 Luxor Ln Norristown, PA	2.0	1.0–2.0	754	$2,070	$2.74	44d	20	0.62mi
708 Carmen Dr Apt B Norristown, PA	2.0	1.0	1000	$1,650	$1.65	22d	1	0.68mi
311 E 4th St Unit 9 Bridgeport, PA	2.0	1.0	900	$1,800	$2.00	24d	1	0.69mi
712 George St Unit 1 Norristown, PA	1.0	1.0	700	$1,500	$2.14	44d	1	0.76mi
301 E Brown St Unit A9 Norristown, PA	2.0	1.0	1000	$1,595	$1.59	44d	1	0.77mi
317 Hurst St Bridgeport, PA	1.0	1.0	587	$1,400	$2.38	24d	1	0.82mi
309 W Poplar St Norristown, PA	1.0–2.0	1.0	712	$1,745	$2.45	44d	1	0.83mi
5 Coates St Bridgeport, PA	2.0	1.5	910	$1,800	$1.98	18d	1	0.84mi
18 Coates St Bridgeport, PA	2.0	1.0	1000	$2,100	$2.10	13d	1	0.84mi
614 Fraley St Bridgeport, PA	2.0	1.5	1036	$2,050	$1.98	44d	1	0.85mi
835 W Marshall St Unit 6 Norristown, PA	1.0	1.0	550	$1,150	$2.09	24d	1	0.97mi
822 Stanbridge St Norristown, PA	1.0–2.0	1.0	775	$1,695	$2.19	44d	1	0.98mi
209 E 9th St Bridgeport, PA	2.0	1.0	657	$1,675	$2.55	44d	1	1.12mi
1020 W Main St Unit 3 Norristown, PA	1.0	1.0	800	$1,500	$1.88	3d	1	1.17mi
1029 W Main St Unit 1R Norristown, PA	1.0	1.0	700	$1,295	$1.85	24d	1	1.18mi
520 Russwood Dr Norristown, PA	1.0–2.0	1.0	792	$1,753	$2.21	3d	13	1.19mi
1115 W Main St Unit 2 Norristown, PA	3.0	1.5	1050	$2,010	$1.91	44d	1	1.24mi
200 Ross Rd King of Prussia, PA	1.0–2.0	1.0	950	$1,750	$1.84	44d	1	1.25mi
449 Hamilton St Norristown, PA	2.0	1.0	582	$1,519	$2.61	1d	5	1.28mi
331 W Logan St Norristown, PA	1.0–2.0	1.0	750	$1,545	$2.06	3d	18	1.29mi
801 Laura Ln Norristown, PA	1.0–2.0	1.0	787	$1,695	$2.15	24d	1	1.29mi

Listing history 21 events

1. 2026-06-18
   days on market $140,000 Active 46 DOM
2. 2026-06-17
   days on market $140,000 Active 45 DOM
3. 2026-06-16
   days on market $140,000 Active 44 DOM
4. 2026-06-15
   days on market $140,000 Active 43 DOM
5. 2026-06-13
   pricedays on market $140,000 Active 41 DOM
6. 2026-06-13
   days on market $150,000 Active 40 DOM
7. 2026-06-09
   days on market $150,000 Active 37 DOM
8. 2026-06-08
   days on market $150,000 Active 36 DOM
9. 2026-06-07
   days on market $150,000 Active 35 DOM
10. 2026-06-04
    days on market $150,000 Active 32 DOM
11. 2026-06-03
    days on market $150,000 Active 31 DOM
12. 2026-06-02
    days on market $150,000 Active 30 DOM
13. 2026-06-01
    days on market $150,000 Active 29 DOM
14. 2026-05-31
    days on market $150,000 Active 28 DOM
15. 2026-05-03
    listed $150,000 Active 422-char remark
16. 2025-10-16
    historical
17. 2025-08-29
    listed $175,000 Active
18. 2025-08-15
    historical
19. 2023-05-18
    soldstatus $105,000
20. 1998-03-09
    soldstatus $328,000
21. 1989-02-28
    soldstatus $23,000

ⓘ 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: $1,825 · $152/mo
• Projected year-2 tax: $2,018 · $168/mo
• Expected delta: +$194/yr (+$16/mo · 10.6%)

ⓘ 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 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,185
• − Mortgage interest: −$7,842
• − Property taxes: −$1,825
• − Insurance: −$700
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$4,073
• Taxable income: $1,676
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $3,419/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: Norristown Area SD
• NCES district ID: 4216980
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 31% ▼ -14.00%
• Median HH income: $56,024
• Composite: 22.17/100
• National rank: #8166
• State rank: #466 of 539 in PA

Livability — Norristown

• Score: 84/100
• State rank: #100
• US rank: #720

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime D- Employment C Housing A+ Health & safety A User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norristown, PA
• County: Montgomery County · 712,331 people
• City population: 87,376
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 43,359
• Household income: $69,908
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 2725.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 33% Black 29% Hispanic / Latino 29% Two or more races 16% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 3% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, South Korea
• Languages at home: 71% English-only · Spanish 22% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -203.75%
• Current HPI: 301.7748
• Rent YoY: ▲ 1.29%
• 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

+508.7% since first listed

8 events — show timeline

• 2026-06-13 Price Changed $140,000 BRIGHT MLS
• 2026-05-03 Listed $150,000 BRIGHT MLS
• 2025-10-16 Listing Removed — BRIGHT MLS
• 2025-08-29 Listed $175,000 BRIGHT MLS
• 2025-08-15 Coming Soon — BRIGHT MLS
• 2023-05-18 Sold (Public Records) $105,000 Public Records
• 1998-03-09 Sold (Public Records) $328,000 Public Records
• 1989-02-28 Sold (Public Records) $23,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $1,825 · +2.3% YoY. Source: county tax records.