526 Cherry St · Norristown, PA 19401

$189,900

4 bd · 1.0 ba · 1,515 sqft · Townhouse public records · 23 Days on market

Built 1900 1,071 sqft lot Est $245k · 23% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

STUNNING 4BR PROPERTY WITH INCLUDED REAR PARCEL! Prepare to be impressed by 526 Cherry Street! A beautifully refined home offering 1,515 square feet of bright, upgraded living space in the heart of Norristown. Beyond the classic brick exterior, this listing represents a truly rare real estate offering: the simultaneous acquisition of its sister parcel directly behind it, 526 Maple Aly (Tax ID: 13-00-23256-005), FOR ONE INCREDIBLE PRICE. The main home greets you with a bright and welcoming flow. The heart of the home is the updated kitchen, complete with modern appliances. The upper floors feature wall-to-wall carpeting and house four spacious, well-appointed bedrooms with excellent natur

Key facts

• Fenced in rear yard
• Double lot
• Updated kitchen

Tags

• UPDATED KITCHEN
• FENCED IN REAR YARD
• PRIVATE OFF STREET PARKING
• DOUBLE LOT

Property features AI

Exterior

• Parking: Concrete driveway; Off-street parking
• Utilities: Public water; Public sewer; 200+ amp electric service; Natural gas available; Electric available; Cable TV available; Natural gas hot water
• Home design: Semi-detached property; Main entrance faces west; Fee simple ownership
• Construction: Brick and concrete construction; Stone and brick/mortar foundation; Shingle roof; Built year per assessor
• Exterior features: Sidewalks; Level to sloping lot; Additional parcel directly behind the property (526 Maple Aly)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Flooring: Hardwood; Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; 9'+ ceilings
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.2% 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: Gotwals El Sch (math 12% / reading 17%, grade F, #1,346 of 1,518 statewide, top 89%, 377 students, 100% FRL); Eisenhower Ms (math 7% / reading 31%, grade F, #447 of 512 statewide, top 88%, 812 students, 100% FRL); Norristown Area Hs (math 42% / reading 8%, grade F, #375 of 437 statewide, top 86%, 2,309 students, 83% FRL) — zoned schools average 94% FRL vs 70% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 166 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 41% 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 $6k 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 23 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 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 $18k; list at $190k implies a 985% 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 $187,051 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $245,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
543 Corson St	0.24mi	4/1.0	1,554 (+3%)	3mo	$175,000	$113	82
332 James St	0.50mi	4/2.0	1,500 (-1%)	1mo	$285,000	$190	70
1040 Green St	0.46mi	4/1.0	1,590 (+5%)	3mo	$175,000	$110	68
206 Chain St	0.41mi	3/1.0 (-1)	1,440 (-5%)	4mo	$180,000	$125	64
203 Chain St	0.43mi	4/2.0	1,325 (-12%)	2mo	$239,900	$181	53
1410 Arch St	0.75mi	3/1.5 (-1)	1,580 (+4%)	2mo	$305,000	$193	49
211 E Poplar St	0.66mi	3/1.5 (-1)	1,414 (-7%)	4mo	$215,000	$152	48
630 E Marshall St	0.74mi	3/1.5 (-1)	1,609 (+6%)	2mo	$330,000	$205	47
29 W 2nd St	0.70mi	3/2.5 (-1)	1,440 (-5%)	4mo	$275,000	$191	45
503 E Airy St	0.62mi	3/2.0 (-1)	1,330 (-12%)	1mo	$215,000	$162	41
505 E Airy St	0.63mi	3/2.0 (-1)	1,330 (-12%)	4mo	$175,000	$132	38
507 E Airy St	0.63mi	3/2.0 (-1)	1,330 (-12%)	4mo	$175,000	$132	38

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $4,401
• Equity at exit: $28,315

10-year hold

• IRR: 10.1%
• Equity multiple: 1.72×
• Total profit: $38,346
• Equity at exit: $16,419

Cash invested: $53,172 (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: 166
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,385 high
• Mortgage (P&I): −$996
• Tax from tax record: −$194 /mo · $2,327/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $615

Break-even live

Break-even rent $1,606

Max offer price $189,900

Occupancy floor 69%

Sensitivity live

Price	-10% $723	-5% $669	+0% $615	+5% $562	+10% $508
Rent	-10% $427	-5% $521	+0% $615	+5% $710	+10% $804
Rate	-1.0pp $711	-0.5pp $664	base $615	+0.5pp $566	+1.0pp $516

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Cherry St Norristown, PA	3.0	3.0	1100	$1,995	$1.81	25d	1	0.04mi
134 W Airy St Norristown, PA	4.0	1.0	1116	$3,036	$2.72	45d	1	0.09mi
534 Green St Norristown, PA	4.0	1.0	1612	$1,800	$1.12	23d	1	0.25mi
217 E Marshall St Norristown, PA	5.0	1.5	2142	$2,450	$1.14	6d	1	0.28mi
126 W Elm St Norristown, PA	4.0	1.5	1500	$2,000	$1.33	16d	1	0.31mi
250 E Chestnut St Norristown, PA	3.0	1.0	1216	$2,724	$2.24	45d	1	0.34mi
540 George St Norristown, PA	5.0	2.0	2054	$2,595	$1.26	25d	1	0.39mi
119 Pearl St Norristown, PA	3.0	2.0	1428	$1,750	$1.23	19d	1	0.41mi
119 Pearl St Unit 1 Norristown, PA	3.0	1.5	1428	$1,750	$1.23	19d	1	0.41mi
712 George St Unit 2 Norristown, PA	4.0	1.0	1485	$2,500	$1.68	45d	1	0.42mi
206 Chain St Norristown, PA	3.0	1.0	1440	$2,200	$1.53	45d	1	0.42mi
613 Walnut St Norristown, PA	3.0	1.0	1526	$1,925	$1.26	6d	1	0.48mi
542 Stanbridge St #1 Norristown, PA	3.0	1.0	1400	$2,200	$1.57	25d	1	0.59mi
221 E Wood St Norristown, PA	4.0	1.0	1527	$2,277	$1.49	45d	1	0.60mi
124 Knox St Norristown, PA	3.0	1.0	1170	$2,043	$1.75	19d	1	0.64mi
211 E Poplar St Norristown, PA	3.0	1.5	1414	$2,350	$1.66	45d	1	0.65mi
24 W Front St Bridgeport, PA	3.0	1.5	1136	$2,100	$1.85	19d	1	0.68mi
502 Buttonwood St Norristown, PA	3.0	1.0	1330	$2,100	$1.58	25d	1	0.77mi
533 Buttonwood St Norristown, PA	5.0	2.0	1888	$2,300	$1.22	16d	1	0.78mi
716 E Marshall St Apt 2 Norristown, PA	3.0	1.0	1920	$1,875	$0.98	45d	1	0.84mi
1115 W Main St Unit 2 Norristown, PA	3.0	1.5	1050	$2,010	$1.91	45d	1	0.85mi
1535 Willow St Norristown, PA	3.0	1.0	1186	$2,450	$2.07	19d	1	0.88mi
106 W 5th St Bridgeport, PA	4.0	1.5	1662	$2,850	$1.71	25d	1	0.88mi
344 Grove St Bridgeport, PA	4.0	2.0	1484	$2,895	$1.95	45d	1	0.98mi
310 Prospect Ave Bridgeport, PA	4.0	2.5	1920	$3,100	$1.61	45d	1	1.03mi
436 Coates St Bridgeport, PA	3.0	2.5	1768	$2,500	$1.41	19d	1	1.18mi
56 Stewart St Unit 2 Bridgeport, PA	3.0	2.0	1500	$2,100	$1.40	25d	1	1.22mi
606 Coates Ln King of Prussia, PA	3.0	2.5	1680	$2,875	$1.71	0d	1	1.27mi
1809 Chain St Norristown, PA	4.0	2.0	1344	$2,800	$2.08	45d	1	1.31mi
224 Lilac St King of Prussia, PA	3.0	2.5	1806	$3,950	$2.19	6d	1	1.32mi
357 Aspen Way King of Prussia, PA	3.0	2.5	2176	$4,500	$2.07	45d	1	1.40mi
512 Dartmouth Dr King of Prussia, PA	3.0	2.5	2091	$3,000	$1.43	6d	1	1.49mi

Listing history 15 events

1. 2026-06-21
   days on market $189,900 Active 23 DOM
2. 2026-06-18
   days on market $189,900 Active 20 DOM
3. 2026-06-17
   days on market $189,900 Active 19 DOM
4. 2026-06-16
   days on market $189,900 Active 18 DOM
5. 2026-06-15
   days on market $189,900 Active 17 DOM
6. 2026-06-13
   days on market $189,900 Active 15 DOM
7. 2026-06-13
   days on market $189,900 Active 14 DOM
8. 2026-06-09
   days on market $189,900 Active 11 DOM
9. 2026-06-08
   days on market $189,900 Active 10 DOM
10. 2026-06-07
    days on market $189,900 Active 9 DOM
11. 2026-06-04
    days on market $189,900 Active 6 DOM
12. 2026-06-03
    days on market $189,900 Active 5 DOM
13. 2026-06-02
    days on market $189,900 Active 4 DOM
14. 2026-06-01
    days on market $189,900 Active 3 DOM
15. 2026-05-31
    days on market $189,900 Active 2 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: $2,327 · $194/mo
• Projected year-2 tax: $2,664 · $222/mo
• Expected delta: +$337/yr (+$28/mo · 14.5%)

ⓘ 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: $28,623
• − Mortgage interest: −$10,637
• − Property taxes: −$2,327
• − Insurance: −$950
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − Depreciation: −$5,524
• Taxable income: $4,605
• Est. tax owed @ 24.0%: −$1,105
• After-tax cash flow: $6,280/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

+985.1% since first listed

8 events — show timeline

• 2026-05-29 Listed $189,900 BRIGHT MLS
• 2022-10-03 Listing Removed — BRIGHT MLS
• 2022-02-24 Listed $199,000 BRIGHT MLS
• 2018-07-24 Listing Removed — BRIGHT MLS
• 2018-07-12 Listed $90,000 BRIGHT MLS
• 1996-08-22 Sold (Public Records) $17,500 Public Records
• 1996-08-15 Sold (MLS) $17,500 BRIGHT MLS
• 1996-06-07 Listed $17,500 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $2,327 · +2.3% YoY. Source: county tax records.