625 Corson St · Norristown, PA 19401

$180,000

4 bd · 1.0 ba · 1,263 sqft · Townhouse public records · 34 Days on market

Built 1850 1,350 sqft lot Est $192k · 6% 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 +27.8/30.0
• ARV discount +10.3/15.0
• DSCR +9.8/10.0
• 1% rule +7.9/10.0
• 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

Attention Investors and First Time Buyers! Wonderful opportunity to buy your first home or add an appreciating asset to your investment portfolio. This 3 (possibly 4) bedroom Brick home featuring wood floors, a Large dining room, updated eat-in kitchen, and bright living room is ready for your vision. Updated electric, gas heat, fenced rear yard with off street parking and replacement windows are just a few of the selling features for this home. Located on a developing street, across from the upscale Corson St Apartments in up and coming Norristown, where development and construction is happening throughout the borough. Start cash flowing immediately with this currently occupied property on

Key facts

• Parking
• Built 1850
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 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.
• Zoned schools: Norristown Area Hs (math 42% / reading 8%, grade F, #375 of 437 statewide, top 86%, 2,309 students, 83% FRL).
• Market conditions: Rents rising (+1.3%/yr); 164 active listings in the ZIP; 25 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).
• This rent runs 40% 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 $5k 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 34 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $78k; list at $180k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — 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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1850 — 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: 1.29% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.03%
• DSCR: 1.58
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $191,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 W Penn St	0.26mi	4/1.0	1,367 (+8%)	4mo	$166,121	$122	70
203 Chain St	0.34mi	4/2.0	1,325 (+5%)	2mo	$239,900	$181	70
317 W Sterigere St	0.50mi	3/1.0 (-1)	1,245 (-1%)	3mo	$290,000	$233	67
16 W Spruce St	0.46mi	3/1.0 (-1)	1,220 (-3%)	2mo	$175,000	$143	66
909 Noble St	0.57mi	3/1.0 (-1)	1,280 (+1%)	3mo	$194,000	$152	64
219 E Basin St	0.65mi	3/1.0 (-1)	1,285 (+2%)	2mo	$165,000	$128	60
1111 W Lafayette St	0.66mi	3/1.0 (-1)	1,316 (+4%)	0mo	$250,000	$190	57
836 Haws Ave	0.37mi	3/1.5 (-1)	1,123 (-11%)	1mo	$150,000	$134	57
726 Buttonwood St	0.53mi	3/1.0 (-1)	1,152 (-9%)	1mo	$256,500	$223	55
206 Chain St	0.32mi	3/1.0 (-1)	1,440 (+14%)	4mo	$180,000	$125	53
712 Selma St	0.68mi	3/1.5 (-1)	1,440 (+14%)	2mo	$320,000	$222	36
211 E Poplar St	0.73mi	3/1.5 (-1)	1,414 (+12%)	4mo	$215,000	$152	36

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: 1.04×
• Total profit: $1,819
• Equity at exit: $26,839

10-year hold

• IRR: 8.8%
• Equity multiple: 1.62×
• Total profit: $31,120
• Equity at exit: $15,563

Cash invested: $50,400 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,328 high
• Mortgage (P&I): −$944
• Tax from tax record: −$273 /mo · $3,274/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $547

Break-even live

Break-even rent $1,635

Max offer price $180,000

Occupancy floor 71%

Sensitivity live

Price	-10% $649	-5% $598	+0% $547	+5% $496	+10% $445
Rent	-10% $363	-5% $455	+0% $547	+5% $639	+10% $731
Rate	-1.0pp $638	-0.5pp $593	base $547	+0.5pp $501	+1.0pp $453

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
712 George St Unit 2 Norristown, PA	4.0	1.0	1485	$2,500	$1.68	44d	1	0.16mi
134 W Airy St Norristown, PA	4.0	1.0	1116	$3,036	$2.72	44d	1	0.24mi
515 Cherry St Norristown, PA	3.0	3.0	1100	$1,995	$1.81	25d	1	0.24mi
126 W Elm St Norristown, PA	4.0	1.5	1500	$2,000	$1.33	15d	1	0.25mi
206 Chain St Norristown, PA	3.0	1.0	1440	$2,200	$1.53	44d	1	0.33mi
119 Pearl St Norristown, PA	3.0	2.0	1428	$1,750	$1.23	19d	1	0.35mi
119 Pearl St Unit 1 Norristown, PA	3.0	1.5	1428	$1,750	$1.23	19d	1	0.35mi
542 Stanbridge St #1 Norristown, PA	3.0	1.0	1400	$2,200	$1.57	25d	1	0.37mi
534 Green St Norristown, PA	4.0	1.0	1612	$1,800	$1.12	22d	1	0.49mi
124 Knox St Norristown, PA	3.0	1.0	1170	$2,043	$1.75	18d	1	0.51mi
502 Buttonwood St Norristown, PA	3.0	1.0	1330	$2,100	$1.58	25d	1	0.54mi
250 E Chestnut St Norristown, PA	3.0	1.0	1216	$2,724	$2.24	44d	1	0.56mi
1115 W Main St Unit 2 Norristown, PA	3.0	1.5	1050	$2,010	$1.91	44d	1	0.63mi
221 E Wood St Norristown, PA	4.0	1.0	1527	$2,277	$1.49	44d	1	0.69mi
613 Walnut St Norristown, PA	3.0	1.0	1526	$1,925	$1.26	6d	1	0.72mi
211 E Poplar St Norristown, PA	3.0	1.5	1414	$2,350	$1.66	44d	1	0.73mi
1535 Willow St Norristown, PA	3.0	1.0	1186	$2,450	$2.07	18d	1	0.89mi
24 W Front St Bridgeport, PA	3.0	1.5	1136	$2,100	$1.85	19d	1	0.92mi
106 W 5th St Bridgeport, PA	4.0	1.5	1662	$2,850	$1.71	25d	1	1.08mi
1809 Chain St Norristown, PA	4.0	2.0	1344	$2,800	$2.08	44d	1	1.19mi
344 Grove St Bridgeport, PA	4.0	2.0	1484	$2,895	$1.95	44d	1	1.23mi
436 Coates St Bridgeport, PA	3.0	2.5	1768	$2,500	$1.41	19d	1	1.42mi
224 Lilac St King of Prussia, PA	3.0	2.5	1806	$3,950	$2.19	5d	1	1.43mi
56 Stewart St Unit 2 Bridgeport, PA	3.0	2.0	1500	$2,100	$1.40	25d	1	1.48mi
606 Coates Ln King of Prussia, PA	3.0	2.5	1680	$2,950	$1.76	15d	1	1.49mi

Listing history 14 events

1. 2026-04-29
   status Pending
2. 2026-04-27
   historical
3. 2026-03-25
   listed $180,000 Active
4. 2026-03-24
   historical $180,000
5. 2017-01-31
   historical
6. 2017-01-10
   historical
7. 2016-09-13
   listed $75,000
8. 2016-07-05
   historical
9. 2016-02-01
   listed $275,000
10. 2016-02-01
    listed $275,000
11. 2004-02-24
    soldstatus $78,500
12. 2004-02-11
    soldstatus $78,500
13. 2003-12-03
    listed $78,500
14. 1985-09-17
    soldstatus $25,000

ⓘ 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: $3,274 · $273/mo
• Projected year-2 tax: $3,274 · $273/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 7/10 Severe 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: $27,936
• − Mortgage interest: −$10,083
• − Property taxes: −$3,274
• − Insurance: −$900
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$5,236
• Taxable income: $3,973
• Est. tax owed @ 24.0%: −$954
• After-tax cash flow: $5,615/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

+620.0% since first listed

14 events — show timeline

• 2026-04-29 Pending — BRIGHT MLS
• 2026-04-27 Listing Removed — BRIGHT MLS
• 2026-03-25 Listed $180,000 BRIGHT MLS
• 2026-03-24 Coming Soon $180,000 BRIGHT MLS
• 2017-01-31 Listing Removed — BRIGHT MLS
• 2017-01-10 Listing Removed — BRIGHT MLS
• 2016-09-13 Listed $75,000 BRIGHT MLS
• 2016-07-05 Listing Removed — BRIGHT MLS
• 2016-02-01 Listed $275,000 BRIGHT MLS
• 2016-02-01 Listed $275,000 BRIGHT MLS
• 2004-02-24 Sold (Public Records) $78,500 Public Records
• 2004-02-11 Sold (MLS) $78,500 BRIGHT MLS
• 2003-12-03 Listed $78,500 BRIGHT MLS
• 1985-09-17 Sold (Public Records) $25,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $3,274 · +2.3% YoY. Source: county tax records.