224 W 5th St · Lansdale, PA 19446

$279,975

3 bd · 1.0 ba · 1,408 sqft · Townhouse public records · 13 Days on market

Built 1900 3,838 sqft lot Est $345k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Schools +5.2/10.0
• Livability +4.5/5.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious boro twin. Located in a convenient Lansdale neighborhood. This is a great first time buyer home or an investor oppurtunity. This home features a large living room/dining room combination. Large eat in kitchen counrty kitchen and a convenient mud room. The second floor features three bedroomsand a full hall bath. The kids and pets will love the fenced rear yard. Plenty of room for a swing set and small garden. Dad will enjoy the rear shed/barn. It makes a perfect work shop. The rear alley provides fantastic off street parking There is a full basement for storage. This home needs some TLC BUT WILL BRING BIG RETURNS. BrIng your hammer and paint brush. Being sold in as is condition

Key facts

• Community pool
• Built 1900
• Listed 13 days

Property features AI

Finance

• Financial info: Ground rent paid annually
• HOA & community: Community pool

Exterior

• Parking: Off-street parking; Alley access; On-street parking
• Utilities: Public water; Public sewer; 100 amp electric service; Municipal trash not provided
• Home design: Semi-detached property; Fee simple ownership; Below average condition; Not in a federal flood zone
• Construction: Stucco exterior; Stone foundation; Asphalt roof; Building not winterized
• Exterior features: Rear fencing; Exterior lighting; Sidewalks; Street lights; Front yard, rear yard, interior lot; Level lot

Interior

• Kitchen: Eat-in kitchen with table space
• Bedrooms: Three bedrooms on the first upper level
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard hot water heating (oil-fired); Window air conditioning units (electric)
• Interior features: Combination dining and living area; Traditional floor plan; Eat-in kitchen with table space; Full basement (unfinished); Not furnished
• Laundry & utility: Summer/Winter hot water changeover

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $-2 ($-28/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (13.3% below list).
• Recommended offer: $243k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.4% in Lansdale — 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 89/100 on livability (#31 in PA, #170 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+.
• North Penn SD (suburban): math 48% / reading 67% proficiency, ranked #76 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Knapp El Sch (math 38% / reading 61%, grade D, #654 of 1,518 statewide, top 47%, 602 students, 58% FRL); Penndale Ms (math 32% / reading 63%, grade C-, #156 of 512 statewide, top 32%, 1,208 students, 43% FRL); North Penn Shs (math 78% / reading 50%, grade B-, #67 of 437 statewide, top 15%, 3,184 students, 34% FRL) — zoned schools average 45% FRL vs 20% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 190 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $8k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $98k; list at $280k implies a 186% 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: 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 $242,814 (13.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — 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. Schools are A-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. 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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $344,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Fifth	0.14mi	3/2.0	1,503 (+7%)	6mo	$275,000	$183	74
611 W Main St	0.30mi	3/2.0	1,330 (-6%)	2mo	$355,000	$267	71
413 Perkiomen Ave	0.71mi	3/1.0	1,394 (-1%)	0mo	$330,000	$237	65
409 Perkiomen Ave	0.71mi	3/1.0	1,394 (-1%)	1mo	$368,000	$264	64
302 W 8th St	0.23mi	3/1.5	1,242 (-12%)	5mo	$285,000	$229	63
405 Derstine Ave	0.35mi	4/1.5 (+1)	1,512 (+7%)	5mo	$370,000	$245	60
30 W 6th St	0.24mi	4/1.0 (+1)	1,608 (+14%)	3mo	$281,000	$175	58
1035 Poplar St	0.55mi	3/1.0	1,260 (-10%)	1mo	$357,500	$284	56
137 Penn St	0.66mi	3/1.5	1,298 (-8%)	1mo	$350,000	$270	53
124 E 5th St	0.50mi	3/1.0	1,214 (-14%)	6mo	$300,000	$247	49
316 Green St	0.66mi	3/1.5	1,267 (-10%)	4mo	$250,000	$197	47
159 Penn St	0.69mi	3/1.5	1,592 (+13%)	5mo	$320,000	$201	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 · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-45,291
• Equity at exit: $41,745

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-38,710
• Equity at exit: $24,207

Cash invested: $78,393 (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 19446

• Rents YoY: 3.1%
• Active inventory: 190
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,428 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$336 /mo · $4,028/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-2

Break-even live

Break-even rent $2,431

Max offer price $279,569

Occupancy floor 95%

Sensitivity live

Price	-10% $156	-5% $77	+0% $-2	+5% $-82	+10% $-161
Rent	-10% $-194	-5% $-98	+0% $-2	+5% $94	+10% $190
Rate	-1.0pp $139	-0.5pp $69	base $-2	+0.5pp $-75	+1.0pp $-149

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: $69,994
• Closing costs: $8,399
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Madison St Lansdale, PA	2.0	1.0–2.0	886	$2,320	$2.62	3d	8	0.19mi
826 Shaw Ave Lansdale, PA	3.0	1.0	1170	$2,500	$2.14	45d	1	0.31mi
108 Allison Ct Lansdale, PA	2.0	1.5	1232	$2,500	$2.03	4d	1	0.54mi
31 W End Dr Lansdale, PA	3.0	2.0	1380	$3,100	$2.25	18d	1	0.56mi
117 S Broad St Lansdale, PA	2.0	1.0–2.0	811	$2,395	$2.95	3d	14	0.66mi
201 N Line St Lansdale, PA	3.0	2.0	1656	$1,887	$1.14	25d	1	0.67mi
200 S Line St Lansdale, PA	1.0–2.0	1.0–1.5	1077	$2,299	$2.13	21d	6	0.76mi
319 Whites Rd Lansdale, PA	2.0	1.0	875	$1,815	$2.07	3d	3	0.84mi
1158 Welsh Rd Lansdale, PA	1.0–2.0	1.0–1.5	880	$1,880	$2.14	3d	19	0.85mi
333 S Line St Lansdale, PA	2.0	1.0	968	$1,900	$1.96	23d	1	0.95mi
2 Willow Ln Lansdale, PA	1.0–3.0	1.0–2.5	1150	$2,730	$2.37	3d	32	1.12mi
100 Reading Cir Lansdale, PA	1.0–2.0	1.0–2.0	1042	$2,980	$2.86	0d	31	1.43mi
2100 N Line St Lansdale, PA	1.0–3.0	1.0–2.0	1105	$2,747	$2.49	0d	9	1.46mi

Listing history 9 events

1. 2026-06-21
   days on market $279,975 Coming Soon 13 DOM
2. 2026-06-18
   days on market $279,975 Coming Soon 10 DOM
3. 2026-06-17
   days on market $279,975 Coming Soon 9 DOM
4. 2026-06-16
   days on market $279,975 Coming Soon 8 DOM
5. 2026-06-15
   days on market $279,975 Coming Soon 7 DOM
6. 2026-06-13
   days on market $279,975 Coming Soon 5 DOM
7. 2026-06-13
   days on market $279,975 Coming Soon 4 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $279,975 Coming Soon 1 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: $4,028 · $336/mo
• Projected year-2 tax: $4,226 · $352/mo
• Expected delta: +$198/yr (+$16/mo · 4.9%)

ⓘ 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 ≥99°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: $29,138
• − Mortgage interest: −$15,683
• − Property taxes: −$4,028
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,331
• − Management: −$2,331
• − Depreciation: −$8,145
• Taxable loss: −$4,780
• Est. tax savings @ 24.0%: +$1,147
• After-tax cash flow: $1,120/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: North Penn SD
• NCES district ID: 4217280
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 67% ▼ -9.00%
• Median HH income: $76,866
• Composite: 51.5/100
• National rank: #1722
• State rank: #76 of 539 in PA

Livability — Lansdale

• Score: 89/100
• State rank: #31
• US rank: #170

Category grades

Amenities B Commute A+ Cost of living B+ Crime A+ Employment A Housing A+ Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansdale, PA
• County: Montgomery County · 712,331 people
• City population: 61,848
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 61,848
• Household income: $106,310
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 1930.0

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 (71%)
• Race & ethnicity: White 71% Asian 14% Black 7% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Slovak 2% Scotch-Irish 1%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 81% English-only · Other Indo-European 6% Spanish 2% Korean 2%

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: ▼ -340.90%
• Current HPI: 279.3557
• Rent YoY: ▲ 3.08%
• 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

+566.6% since first listed

3 events — show timeline

• 2026-06-08 Coming Soon $279,975 BRIGHT MLS
• 1990-08-20 Sold (Public Records) $98,000 Public Records
• 1983-10-28 Sold (Public Records) $42,000 Public Records

Property tax history

+3.5%/yr

Latest (2026): $4,028 · +4.6% YoY. Source: county tax records.