836 Haws Ave · Norristown, PA 19401

$150,000

3 bd · 1.0 ba · 1,123 sqft · Townhouse public records · 2 Days on market

Built 1925 1,900 sqft lot Est $170k · 12% under

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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 +26.8/30.0
• ARV discount +12.7/15.0
• DSCR +9.2/10.0
• 1% rule +8.5/10.0
• 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

Listing remarks

Property is in need of complete renovation. New gas heater in 2024 or 2025, covered front porch, off street parking. Washer, dryer and refrigerator included "as-is". Sale will be CASH ONLY. Include in AOS that sale is "as-is" condition, buyer at buyers expense to obtain Use and Occupancy from the municipality of Norristown and Buyer will accept any personal property in the house at closing. Washer, dryer and refrigerator included in sale. Off street parking.

Key facts

• Covered front porch
• Off street parking
• Parking

Tags

• COVERED FRONT PORCH
• OFF STREET PARKING

Property features AI

Exterior

• Parking: Off-street parking (1 space); On-street parking available; Total garage and parking spaces: 1
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas for heating and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Permanent foundation; Above-grade and below-grade structures
• Exterior features: Municipal trash service; Tidal water: No

Interior

• Kitchen: Standard kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Central heating; Window air conditioning units; Heating fuel: Natural gas; Cooling fuel: Electric
• Interior features: Living room; Dining room; Kitchen; Daylight full basement
• Laundry & utility: Hot water: Natural gas

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.6% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 35% of the median local income ($70k/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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1925 — 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 $150,000

Questions for the listing agent

1. Built in 1925 — 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. 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: 1.35% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $169,573
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
836 Haws Ave	0.00mi	3/1.5	1,123 (0%)	1mo	$150,000	$134	97
726 Buttonwood St	0.28mi	3/1.0	1,152 (+3%)	1mo	$256,500	$223	82
804 Fairbanks Ave	0.04mi	2/1.0 (-1)	1,022 (-9%)	2mo	$127,500	$125	77
1302 Redwood Ln	0.50mi	3/1.0	1,188 (+6%)	1mo	$271,000	$228	67
909 Noble St	0.21mi	3/1.0	1,280 (+14%)	3mo	$194,000	$152	64
317 W Sterigere St	0.35mi	3/1.0	1,245 (+11%)	3mo	$290,000	$233	63
1000 Dekalb St #4	0.63mi	2/1.5 (-1)	1,120 (-0%)	2mo	$230,000	$205	62
229 W Spruce St	0.33mi	2/1.0 (-1)	1,004 (-11%)	1mo	$131,500	$131	61
16 W Spruce St	0.49mi	3/1.0	1,220 (+9%)	2mo	$175,000	$143	60
134 Wayne Ave	0.34mi	2/1.0 (-1)	1,002 (-11%)	2mo	$151,000	$151	60
9 E Basin St	0.59mi	2/1.0 (-1)	980 (-13%)	2mo	$130,000	$133	45
118 Chain St	0.64mi	2/1.0 (-1)	996 (-11%)	3mo	$147,500	$148	44

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,534
• Equity at exit: $22,365

10-year hold

• IRR: 6.6%
• Equity multiple: 1.46×
• Total profit: $19,165
• Equity at exit: $12,969

Cash invested: $42,000 (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 19401

• Rents YoY: 1.3%
• Active inventory: 164
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$787
• Tax from tax record: −$341 /mo · $4,093/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $409

Break-even live

Break-even rent $1,507

Max offer price $150,000

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
822 Stanbridge St Norristown, PA	1.0–2.0	1.0	775	$1,695	$2.19	43d	1	0.08mi
712 George St Unit 2 Norristown, PA	4.0	1.0	1485	$2,500	$1.68	43d	1	0.19mi
126 W Elm St Norristown, PA	4.0	1.5	1500	$2,000	$1.33	15d	1	0.38mi
542 Stanbridge St #1 Norristown, PA	3.0	1.0	1400	$2,200	$1.57	24d	1	0.40mi
309 W Poplar St Norristown, PA	1.0–2.0	1.0	712	$1,745	$2.45	43d	1	0.47mi
502 Buttonwood St Norristown, PA	3.0	1.0	1330	$2,100	$1.58	24d	1	0.51mi
515 Cherry St Norristown, PA	3.0	3.0	1100	$1,995	$1.81	24d	1	0.58mi
206 Chain St Norristown, PA	3.0	1.0	1440	$2,200	$1.53	43d	1	0.59mi
134 W Airy St Norristown, PA	4.0	1.0	1116	$3,036	$2.72	43d	1	0.59mi
1115 W Main St Unit 2 Norristown, PA	3.0	1.5	1050	$2,010	$1.91	43d	1	0.61mi
119 Pearl St Unit 1 Norristown, PA	3.0	1.5	1428	$1,750	$1.23	18d	1	0.62mi
119 Pearl St Norristown, PA	3.0	2.0	1428	$1,750	$1.23	18d	1	0.62mi
449 Hamilton St Norristown, PA	2.0	1.0	582	$1,519	$2.61	1d	5	0.63mi
124 Knox St Norristown, PA	3.0	1.0	1170	$2,043	$1.75	18d	1	0.65mi
1 Meadow Ln Jeffersonville, PA	2.0	1.0	975	$1,847	$1.89	11d	1	0.66mi
1 Meadow Ln Jeffersonville, PA	2.0	1.0	975	$1,597	$1.64	43d	1	0.66mi
801 Laura Ln Norristown, PA	1.0–2.0	1.0	787	$1,695	$2.15	24d	1	0.68mi
423 DeKalb St Norristown, PA	2.0	1.0	795	$1,350	$1.70	24d	1	0.75mi
244 Minor St Norristown, PA	2.0	1.0	1098	$1,700	$1.55	43d	1	0.77mi
1201 Arch St Unit 2nd Floor Norristown, PA	2.0	1.0	1200	$1,725	$1.44	24d	1	0.80mi
211 E Poplar St Norristown, PA	3.0	1.5	1414	$2,350	$1.66	43d	1	0.81mi
250 E Chestnut St Norristown, PA	3.0	1.0	1216	$2,724	$2.24	43d	1	0.81mi
421 Wendover Dr Eagleville, PA	2.0	1.0	903	$1,940	$2.15	5d	1	0.82mi
1029 Northridge Dr Unit 82B Norristown, PA	2.0	1.0	903	$1,950	$2.16	43d	1	0.84mi
1535 Willow St Norristown, PA	3.0	1.0	1186	$2,450	$2.07	18d	1	0.85mi
331 W Logan St Norristown, PA	1.0–2.0	1.0	750	$1,545	$2.06	3d	18	0.94mi
1809 Chain St Norristown, PA	4.0	2.0	1344	$2,800	$2.08	43d	1	0.96mi
417 E Fornance St Norristown, PA	2.0	1.0	1408	$1,650	$1.17	5d	1	1.00mi
301 E Brown St Unit A9 Norristown, PA	2.0	1.0	1000	$1,595	$1.59	44d	1	1.06mi
535 Sandy St Norristown, PA	2.0	2.0	1476	$1,699	$1.15	20d	1	1.18mi
24 W Front St Bridgeport, PA	3.0	1.5	1136	$2,100	$1.85	18d	1	1.26mi
1011 New Hope St Norristown, PA	1.0–2.0	1.0	807	$1,810	$2.24	1d	13	1.29mi
708 Carmen Dr Apt B Norristown, PA	2.0	1.0	1000	$1,650	$1.65	22d	1	1.31mi
3 Ford St Unit B Bridgeport, PA	2.0	2.5	1292	$2,550	$1.97	22d	1	1.44mi
900 Luxor Ln Norristown, PA	2.0	1.0–2.0	754	$2,070	$2.74	43d	20	1.47mi
200 Ross Rd King of Prussia, PA	1.0–2.0	1.0	950	$1,750	$1.84	43d	1	1.50mi

Listing history 2 events

1. 2026-05-07
   status Pending
2. 2026-05-05
   listed $150,000 Active

ⓘ 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: $4,093 · $341/mo
• Projected year-2 tax: $4,093 · $341/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 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: $24,297
• − Mortgage interest: −$8,402
• − Property taxes: −$4,093
• − Insurance: −$750
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$4,364
• Taxable income: $2,801
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $4,240/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

2 events — show timeline

• 2026-05-07 Pending — BRIGHT MLS
• 2026-05-05 Listed $150,000 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $4,093 · +2.3% YoY. Source: county tax records.