1143 South St · Pottstown, PA 19464

$134,900

3 bd · 1.0 ba · 1,410 sqft · Townhouse public records · 8 Days on market

Built 1920 2,660 sqft lot Est $220k · 39% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +9.6/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

CONTRACTOR SPECIAL! Cash offers only! Great opportunity for investors or contractors. Property is being sold strictly AS-IS. Seller will make no repairs or concessions of any kind. Buyer is responsible for clean out of property. Buyer is responsible for any and all Use & Occupancy (U & O) requirements, repairs, fee and permits as required by the Borough. Exercise caution when showing the property. Please use care when walking on the front porch and rear porch as conditions may present potential safety concerns. A floor plan and building model have been provided for informational purposes only. All dimensions, room sizes, sq ft calculations and building measurements are approxima

Key facts

• 2 parking spots
• Built 1920
• Listed 8 days

Property features AI

Finance

• Other: No pet restrictions
• Financial info: Property listed in below-average condition; major rehab needed

Exterior

• Parking: Two off-street parking spaces; On-street and alley access
• Utilities: Public water; Public sewer; Electric service
• Home design: Semi-detached; Fee simple ownership
• Construction: Brick construction; Block and concrete perimeter foundation; Above- and below-grade structures
• Exterior features: Sidewalks

Interior

• Kitchen: Electric oven/range
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Radiator heating; Oil-fired hot water
• Interior features: Attic; Basement with outside entrance; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 9.9% vs local median 5.0% in Pottstown — 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 72/100 on livability (#643 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment D+, crime F.
• Pottstown SD (suburban): math 11% / reading 23% proficiency, ranked #504 of 539 in PA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.9%/yr); 202 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $933 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $29k; list at $135k implies a 362% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,900

Questions for the listing agent

1. Built in 1920 — 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. Schools are B-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. Crime grade is F 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 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: 1.46% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.76%
• DSCR: 1.57
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $219,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1155 South St	0.02mi	3/1.0	1,344 (-5%)	7mo	$165,000	$123	86
1050 South St	0.17mi	3/1.0	1,476 (+5%)	7mo	$230,000	$156	78
1257 Queen St	0.17mi	3/1.0	1,294 (-8%)	6mo	$231,000	$179	73
1200 Queen St	0.06mi	2/2.0 (-1)	1,544 (+10%)	3mo	$220,000	$142	70
63 Edgewood St	0.31mi	3/1.5	1,488 (+6%)	7mo	$230,000	$155	69
890 South St	0.36mi	3/2.0	1,304 (-8%)	1mo	$255,000	$196	66
854 Queen St	0.45mi	3/1.5	1,456 (+3%)	8mo	$239,000	$164	65
923 Queen St	0.32mi	3/1.0	1,207 (-14%)	2mo	$165,000	$137	60
1397-1/2 Queen St	0.31mi	3/1.5	1,207 (-14%)	1mo	$249,900	$207	58
1032 Queen St	0.16mi	4/1.5 (+1)	1,587 (+13%)	8mo	$260,000	$164	58
851 South St	0.44mi	4/1.0 (+1)	1,550 (+10%)	7mo	$227,000	$146	52
804 Queen St	0.54mi	4/1.0 (+1)	1,610 (+14%)	3mo	$135,000	$84	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 · 4.93% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.21×
• Total profit: $7,771
• Equity at exit: $20,114

10-year hold

• IRR: 16.6%
• Equity multiple: 2.51×
• Total profit: $56,987
• Equity at exit: $11,664

Cash invested: $37,772 (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 19464

• Rents YoY: 4.9%
• Active inventory: 202
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$707
• Tax from tax record: −$389 /mo · $4,669/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $402

Break-even live

Break-even rent $1,459

Max offer price $134,900

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318 Cherry St Pottstown, PA	3.0	2.0	1240	$2,250	$1.81	1d	1	0.24mi
1412 Cherry Ln Pottstown, PA	3.0	1.0	1080	$2,200	$2.04	1d	1	0.32mi
814 South St Pottstown, PA	3.0	1.0	1008	$1,995	$1.98	24d	1	0.48mi
94 Hillside Dr Pottstown, PA	2.0	1.0	965	$1,862	$1.93	1d	4	0.48mi
824 E High St Unit 3 Pottstown, PA	2.0	2.0	900	$1,650	$1.83	43d	1	0.48mi
614 Beech St Pottstown, PA	3.0	1.5	1360	$1,900	$1.40	43d	1	0.83mi
226 Warren St Pottstown, PA	3.0	1.5	1180	$2,050	$1.74	16d	1	0.84mi
1732 Rosewood Ct Pottstown, PA	2.0	1.0	1139	$2,100	$1.84	1d	1	0.90mi
1613 Rosewood Ct #79 Pottstown, PA	2.0	1.0	1127	$2,400	$2.13	1d	1	0.91mi
541 Lincoln Ave Pottstown, PA	3.0	1.0	1094	$1,975	$1.81	24d	1	0.92mi
113 S Washington St Unit B Pottstown, PA	2.0	1.0	1000	$1,700	$1.70	5d	1	0.95mi
450 South St Pottstown, PA	3.0	1.5	1024	$1,995	$1.95	43d	1	0.95mi
457 Walnut St Pottstown, PA	3.0	1.0	1274	$1,600	$1.26	43d	1	0.96mi
420 Chestnut St Unit 2 Pottstown, PA	2.0	1.5	1034	$1,795	$1.74	16d	1	1.01mi
415 Walnut St Unit 1 Pottstown, PA	3.0	1.0	1730	$1,800	$1.04	24d	1	1.04mi
365 Beech St Pottstown, PA	4.0	1.0	1670	$2,200	$1.32	43d	1	1.13mi
351 Union Aly Pottstown, PA	4.0	1.5	1408	$1,995	$1.42	2d	1	1.14mi
56 S Charlotte St Pottstown, PA	2.0	1.5	909	$1,520	$1.67	1d	1	1.21mi
308 Walnut St Pottstown, PA	3.0	1.0	888	$1,950	$2.20	4d	1	1.22mi
657 N Charlotte St Unit 2 Pottstown, PA	2.0	1.0	1050	$1,700	$1.62	1d	1	1.28mi
262 Beech St Unit 2 Pottstown, PA	2.0	1.0	1841	$1,550	$0.84	24d	1	1.28mi
262 Beech St Unit 2 Pottstown, PA	2.0	1.0	1000	$1,550	$1.55	43d	1	1.28mi
421 Oaktree Ct Pottstown, PA	3.0	1.5	1624	$2,250	$1.39	43d	1	1.28mi
463 Spruce St Pottstown, PA	4.0	1.5	1574	$2,250	$1.43	43d	1	1.32mi
220 N Penn St Unit 1 Pottstown, PA	3.0	1.0	1184	$1,700	$1.44	24d	1	1.33mi
151 N Hanover St Unit 1 Pottstown, PA	2.0	1.0	1000	$1,600	$1.60	18d	1	1.40mi
130 E 4th St Unit 2 Pottstown, PA	3.0	1.0	1808	$1,850	$1.02	43d	1	1.45mi
122 E 3rd St Unit 3 Pottstown, PA	2.0	1.0	1200	$1,400	$1.17	43d	1	1.47mi

Listing history 8 events

1. 2026-06-10
   status $134,900 Pending 8 DOM
2. 2026-06-09
   days on market $134,900 Active 8 DOM
3. 2026-06-08
   days on market $134,900 Active 7 DOM
4. 2026-06-07
   days on market $134,900 Active 6 DOM
5. 2026-06-04
   days on market $134,900 Active 3 DOM
6. 2026-06-03
   days on market $134,900 Active 2 DOM
7. 2026-06-02
   remarks 691-char remark
8. 2026-06-02
   listed $134,900 Active 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: $4,669 · $389/mo
• Projected year-2 tax: $4,669 · $389/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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,608
• − Mortgage interest: −$7,556
• − Property taxes: −$4,669
• − Insurance: −$674
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$3,924
• Taxable income: $3,007
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $4,096/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: Pottstown SD
• NCES district ID: 4219680
• Math proficiency: 11% ▼ -12.00%
• Reading proficiency: 23% ▼ -19.00%
• Median HH income: $43,739
• Composite: 14.78/100
• National rank: #9390
• State rank: #504 of 539 in PA

Livability — Pottstown

• Score: 72/100
• State rank: #643
• US rank: #6257

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pottstown, PA
• County: Montgomery County · 712,331 people
• City population: 49,101
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,101
• Household income: $79,787
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1797.0

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 (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 7% Polish 2% Iranian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Arabic 1% Other Indo-European 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: ▼ -253.73%
• Current HPI: 271.9399
• Rent YoY: ▲ 4.93%
• 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

+362.0% since first listed

2 events — show timeline

• 2026-06-01 Listed $134,900 BRIGHT MLS
• 1977-02-25 Sold (Public Records) $29,200 Public Records

Property tax history

+2.1%/yr

Latest (2026): $4,669 · +5.1% YoY. Source: county tax records.