550 Kohn St · Norristown, PA 19401

$249,900

3 bd · 3.0 ba · 1,761 sqft · MultiFamily public records · 5 Days on market

Built 1904 1,650 sqft lot Est $275k · 9% under

---

Why this score? — see what drove the B- 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 +28.0/30.0
• ARV discount +11.6/15.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to 550 Kohn Street a spacious 2 unit multi-family property offering 4 bedrooms, 3 bathrooms, and over 1,700 square feet of living space. Whether you’re an investor seeking rental income or a buyer looking to live in one unit and rent the other, this property offers flexibility and potential. Conveniently located near local amenities and commuter routes, this is a great opportunity to own in a growing Norristown market.

Key facts

• 1,650 sq ft lot
• 2 parking spots
• Built 1904

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive. Per door: $389/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 10.0% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• At $3,171/mo this rent would consume 54% of the median local household income ($70k/yr) (locally 2725% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 30y 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 $170k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1904 — 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 $249,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.34%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $274,716
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Haws Ave	0.21mi	4/— (+1)	1,890 (+7%)	3mo	$215,000	$114	71
548 Cherry St	0.43mi	4/— (+1)	1,776 (+1%)	8mo	$215,000	$121	67
636 W Lafayette St	0.25mi	4/— (+1)	1,641 (-7%)	10mo	$261,250	$159	64
760 George St	0.30mi	4/2.0 (+1)	1,602 (-9%)	1mo	$245,000	$153	61
529 Cherry St	0.41mi	4/2.0 (+1)	1,787 (+2%)	12mo	$115,582	$65	59
146 W Marshall St	0.33mi	3/3.0	2,008 (+14%)	15mo	$300,000	$149	48
621 Hamilton St	0.45mi	4/— (+1)	2,020 (+15%)	2mo	$335,000	$166	48
1224 Oakwood Ave	0.46mi	4/— (+1)	1,642 (-7%)	20mo	$315,000	$192	46
410 Barbadoes St	0.35mi	4/3.0 (+1)	1,568 (-11%)	17mo	$300,000	$191	46
1313 Astor St	0.70mi	4/2.0 (+1)	1,600 (-9%)	8mo	$286,000	$179	37
637 Hamilton St	0.46mi	4/— (+1)	2,020 (+15%)	17mo	$315,000	$156	35
1003 Stanbridge St	0.54mi	4/— (+1)	1,997 (+13%)	20mo	$240,000	$120	31

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $3,723
• Equity at exit: $37,261

10-year hold

• IRR: 9.3%
• Equity multiple: 1.66×
• Total profit: $45,950
• Equity at exit: $21,607

Cash invested: $69,972 (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: 13.1×

Monthly cashflow live

• Estimated rent: $3,171 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$313 /mo · $3,753/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $778

Break-even live

Break-even rent $2,187

Max offer price $249,900

Occupancy floor 70%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,172
Total (2 units)			$3,171

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
542 Stanbridge St #1 Norristown, PA	3.0	1.0	1400	$2,200	$1.57	24d	1	0.17mi
206 Chain St Norristown, PA	3.0	1.0	1440	$2,200	$1.53	44d	1	0.21mi
712 George St Unit 2 Norristown, PA	4.0	1.0	1485	$2,500	$1.68	44d	1	0.23mi
119 Pearl St Unit 1 Norristown, PA	3.0	1.5	1428	$1,750	$1.23	18d	1	0.25mi
119 Pearl St Norristown, PA	3.0	2.0	1428	$1,750	$1.23	18d	1	0.25mi
502 Buttonwood St Norristown, PA	3.0	1.0	1330	$2,100	$1.58	24d	1	0.34mi
126 W Elm St Norristown, PA	4.0	1.5	1500	$2,000	$1.33	15d	1	0.46mi
637 Hamilton St Norristown, PA	2.0	1.0	2020	$1,900	$0.94	22d	1	0.48mi
1005 Stanbridge St #1 Norristown, PA	2.0	1.0	1876	$1,850	$0.99	44d	1	0.56mi
534 Green St Norristown, PA	4.0	1.0	1612	$1,800	$1.12	22d	1	0.67mi
1331 Astor St Unit 2 Norristown, PA	2.0	1.0	1720	$1,900	$1.10	5d	1	0.75mi
221 E Wood St Norristown, PA	4.0	1.0	1527	$2,277	$1.49	44d	1	0.91mi
613 Walnut St Norristown, PA	3.0	1.0	1526	$1,925	$1.26	5d	1	0.91mi
211 E Poplar St Norristown, PA	3.0	1.5	1414	$2,350	$1.66	44d	1	0.94mi
535 Sandy St Norristown, PA	2.0	2.0	1476	$1,699	$1.15	20d	1	1.09mi
417 E Fornance St Norristown, PA	2.0	1.0	1408	$1,650	$1.17	5d	1	1.11mi
106 W 5th St Bridgeport, PA	4.0	1.5	1662	$2,850	$1.71	24d	1	1.12mi
3 Ford St Unit B Bridgeport, PA	2.0	2.5	1292	$2,550	$1.97	22d	1	1.21mi
716 E Marshall St Apt 2 Norristown, PA	3.0	1.0	1920	$1,875	$0.98	44d	1	1.26mi
512 Dartmouth Dr King of Prussia, PA	3.0	2.5	2091	$3,000	$1.43	5d	1	1.32mi
1809 Chain St Norristown, PA	4.0	2.0	1344	$2,800	$2.08	44d	1	1.32mi
344 Grove St Bridgeport, PA	4.0	2.0	1484	$2,895	$1.95	44d	1	1.35mi
224 Lilac St King of Prussia, PA	3.0	2.5	1806	$3,950	$2.19	5d	1	1.37mi
172 Anderson Rd King of Prussia, PA	3.0	3.0	2107	$3,200	$1.52	44d	1	1.38mi
357 Aspen Way King of Prussia, PA	3.0	2.5	2176	$4,500	$2.07	44d	1	1.41mi
310 Prospect Ave Bridgeport, PA	4.0	2.5	1920	$3,100	$1.61	44d	1	1.41mi
669 N Henderson Rd King of Prussia, PA	4.0	2.5	2228	$3,500	$1.57	1d	1	1.46mi

Listing history 6 events

1. 2026-04-01
   status Pending
2. 2026-03-27
   listed $249,900 Active
3. 2021-08-03
   soldstatus $170,000
4. 1997-06-01
   historical
5. 1996-06-06
   listed $67,900
6. 1979-10-11
   soldstatus $29,000

ⓘ 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: $3,753 · $313/mo
• Projected year-2 tax: $3,851 · $321/mo
• Expected delta: +$98/yr (+$8/mo · 2.6%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,052
• − Mortgage interest: −$13,998
• − Property taxes: −$3,753
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,044
• − Management: −$3,044
• − Depreciation: −$7,270
• Taxable income: $5,693
• Est. tax owed @ 24.0%: −$1,366
• After-tax cash flow: $7,966/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

+761.7% since first listed

6 events — show timeline

• 2026-04-01 Pending — BRIGHT MLS
• 2026-03-27 Listed $249,900 BRIGHT MLS
• 2021-08-03 Sold (Public Records) $170,000 Public Records
• 1997-06-01 Listing Removed — BRIGHT MLS
• 1996-06-06 Listed $67,900 BRIGHT MLS
• 1979-10-11 Sold (Public Records) $29,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $3,753 · +2.3% YoY. Source: county tax records.