726 Crooked Ln · King of Prussia, PA 19406

$675,000

5 bd · 3.0 ba · 3,040 sqft · SingleFamily public records · 4 Days on market

Built 1958 0.63 ac lot Est $754k · 10% under

---

Why this score? — see what drove the C 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 +17.5/30.0
• ARV discount +12.2/15.0
• DSCR +5.5/10.0
• Schools +5.2/10.0
• Livability +4.4/5.0
• 1% rule +4.2/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The homeowners have been hard at work putting the finishing touches on this one of a kind Cape Cod with large addition in desirable Upper Merion Township, Enter into the living room with original oak hardwood floors and a custom dressing on the large front picture window. Arts and crafts style windows only add to the homes unique character. The living room opens into the bright cheerful kitchen with gorgeous reclaimed wide plank hardwood floors, newer appliances, new cabinets, quartz countertops and a cozy dining nook, The back of the house features a truly stunning great room and dining room with reclaimed hardwood beams, in lay wood pattern floors and beautiful casement windows with curved accents and wood/tile sills. The first floor also includes a full bath with soapstone tile floors, subway tile walls and shower and glass enclosed walk-in shower. Main floor laundry with newer washer and dryer. Two spacious bedrooms are also on the first floor with same original hardwood floors and arts and crafts windows, Upstairs has new carpet throughout, two large bedrooms with their own private bathrooms, All the bathrooms are beautifully remodeled and the main bathroom has a large double vanity and soaking tub. Built in bookcases in the hallway, an attic crawl space and balcony overlooking the great room. Full basement with front section tiled area and large newer window partially finished as an extra space to hang out. Enter the large fenced in backyard through the great room. Enjoy your morning coffee on the spacious deck and watch the sunrise over the In ground pool. Off the deck is a paver path leading to the pool and a nice size shed to store pool equipment and tools. This house is not a drive by. It must be seen to appreciate its unique character and charming details. The neighborhood is stunning with many old growth trees, flowering bushes and abundant wildlife. You will be surrounded by the sights and sounds of nature. It is also very close to the newly built, highly rated elementary school and the Norristown High Speed line.

Key facts

• Newer appliances
• Large addition
• Custom dressing

Tags

• LARGE ADDITION
• ORIGINAL OAK HARDWOOD FLOORS
• CUSTOM DRESSING
• ARTS AND CRAFTS STYLE WINDOWS
• BRIGHT CHEERFUL KITCHEN
• NEWER APPLIANCES

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $675k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $620k (8.1% below list).
• Recommended offer: $620k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.8% in King of Prussia — 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 88/100 on livability (#43 in PA, #238 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: cost of living D.
• Upper Merion Area SD (suburban): math 49% / reading 67% proficiency, ranked #71 of 539 in PA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.6%/yr); 111 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• At $6,201/mo this rent would consume 64% of the median local household income ($117k/yr) (locally 1246% 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 $5k of loan paydown is wiped out by about $20k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 31y 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 $250k; list at $675k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $620,075 (8.1% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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. 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: 0.92% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $753,920
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
726 Crooked Ln	0.00mi	5/3.0	3,040 (0%)	1mo	$700,000	$230	99
744 School Line Dr	0.06mi	4/3.0 (-1)	2,950 (-3%)	2mo	$632,000	$214	86
282 Westfall Ave	0.65mi	4/3.0 (-1)	3,085 (+2%)	7mo	$575,000	$186	57
931 Jones Rd	0.60mi	4/2.5 (-1)	3,340 (+10%)	1mo	$725,000	$217	48
305 Highview Dr	0.74mi	4/2.5 (-1)	2,938 (-3%)	6mo	$1,249,000	$425	48
260 Gypsy Ln	0.55mi	4/3.0 (-1)	3,223 (+6%)	20mo	$1,300,000	$403	43
300 Highview Dr	0.70mi	4/3.5 (-1)	3,249 (+7%)	12mo	$805,000	$248	39
240 Dechert Dr	0.71mi	4/3.5 (-1)	2,770 (-9%)	10mo	$700,000	$253	37
253 Lantern Ln	0.75mi	4/2.5 (-1)	3,378 (+11%)	12mo	$890,000	$263	30
276 Diana Ct	0.73mi	4/2.5 (-1)	3,408 (+12%)	20mo	$685,000	$201	22

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 · 4.63% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.63×
• Total profit: $-69,275
• Equity at exit: $100,645

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $21,712
• Equity at exit: $58,362

Cash invested: $189,000 (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 19406

• Rents YoY: 4.6%
• Active inventory: 111
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $6,201 medium
• Mortgage (P&I): −$3,540
• Tax from tax record: −$554 /mo · $6,646/yr
• Insurance: −$281
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,302
• Net cashflow: $468

Break-even live

Break-even rent $5,608

Max offer price $675,000

Occupancy floor 87%

Sensitivity live

Price	-10% $850	-5% $659	+0% $468	+5% $277	+10% $86
Rent	-10% $-22	-5% $223	+0% $468	+5% $713	+10% $958
Rate	-1.0pp $808	-0.5pp $640	base $468	+0.5pp $293	+1.0pp $115

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Pine Tree Rd Wayne, PA	5.0	3.0	2597	$6,000	$2.31	25d	1	1.29mi
713 Woodfield Rd Villanova, PA	5.0	3.5	3100	$8,000	$2.58	0d	1	1.50mi
713 Woodfield Rd Villanova, PA	5.0	3.5	3100	$7,950	$2.56	45d	1	1.50mi

Listing history 12 events

1. 2026-04-21
   status Pending 2062-char remark

   Show marketing remark (2062 chars)

   The homeowners have been hard at work putting the finishing touches on this one of a kind Cape Cod with large addition in desirable Upper Merion Township, Enter into the living room with original oak hardwood floors and a custom dressing on the large front picture window. Arts and crafts style windows only add to the homes unique character. The living room opens into the bright cheerful kitchen with gorgeous reclaimed wide plank hardwood floors, newer appliances, new cabinets, quartz countertops and a cozy dining nook, The back of the house features a truly stunning great room and dining room with reclaimed hardwood beams, in lay wood pattern floors and beautiful casement windows with curved accents and wood/tile sills. The first floor also includes a full bath with soapstone tile floors, subway tile walls and shower and glass enclosed walk-in shower. Main floor laundry with newer washer and dryer. Two spacious bedrooms are also on the first floor with same original hardwood floors and arts and crafts windows, Upstairs has new carpet throughout, two large bedrooms with their own private bathrooms, All the bathrooms are beautifully remodeled and the main bathroom has a large double vanity and soaking tub. Built in bookcases in the hallway, an attic crawl space and balcony overlooking the great room. Full basement with front section tiled area and large newer window partially finished as an extra space to hang out. Enter the large fenced in backyard through the great room. Enjoy your morning coffee on the spacious deck and watch the sunrise over the In ground pool. Off the deck is a paver path leading to the pool and a nice size shed to store pool equipment and tools. This house is not a drive by. It must be seen to appreciate its unique character and charming details. The neighborhood is stunning with many old growth trees, flowering bushes and abundant wildlife. You will be surrounded by the sights and sounds of nature. It is also very close to the newly built, highly rated elementary school and the Norristown High Speed line.

2. 2026-04-17
   listed $675,000 Active 2062-char remark

   Show marketing remark (2062 chars)

   The homeowners have been hard at work putting the finishing touches on this one of a kind Cape Cod with large addition in desirable Upper Merion Township, Enter into the living room with original oak hardwood floors and a custom dressing on the large front picture window. Arts and crafts style windows only add to the homes unique character. The living room opens into the bright cheerful kitchen with gorgeous reclaimed wide plank hardwood floors, newer appliances, new cabinets, quartz countertops and a cozy dining nook, The back of the house features a truly stunning great room and dining room with reclaimed hardwood beams, in lay wood pattern floors and beautiful casement windows with curved accents and wood/tile sills. The first floor also includes a full bath with soapstone tile floors, subway tile walls and shower and glass enclosed walk-in shower. Main floor laundry with newer washer and dryer. Two spacious bedrooms are also on the first floor with same original hardwood floors and arts and crafts windows, Upstairs has new carpet throughout, two large bedrooms with their own private bathrooms, All the bathrooms are beautifully remodeled and the main bathroom has a large double vanity and soaking tub. Built in bookcases in the hallway, an attic crawl space and balcony overlooking the great room. Full basement with front section tiled area and large newer window partially finished as an extra space to hang out. Enter the large fenced in backyard through the great room. Enjoy your morning coffee on the spacious deck and watch the sunrise over the In ground pool. Off the deck is a paver path leading to the pool and a nice size shed to store pool equipment and tools. This house is not a drive by. It must be seen to appreciate its unique character and charming details. The neighborhood is stunning with many old growth trees, flowering bushes and abundant wildlife. You will be surrounded by the sights and sounds of nature. It is also very close to the newly built, highly rated elementary school and the Norristown High Speed line.

3. 2002-06-04
   soldstatus $250,000
4. 2002-04-30
   soldstatus $250,000 267-char remark

   Show marketing remark (267 chars)

   Not a driveby! Large Great Room Addition with Cathedral Ceilings, Reading Area, Master Bedroom w/ Whirlpool Tub, Oversized Shower, Living Room w/ Fireplace, plenty of closets, Hardwood Floors, Security System, Solid Oak Doors, 3 Skylights, Fenced-In Yard, Study Nook.

5. 2002-03-29
   listed $250,000 267-char remark

   Show marketing remark (267 chars)

   Not a driveby! Large Great Room Addition with Cathedral Ceilings, Reading Area, Master Bedroom w/ Whirlpool Tub, Oversized Shower, Living Room w/ Fireplace, plenty of closets, Hardwood Floors, Security System, Solid Oak Doors, 3 Skylights, Fenced-In Yard, Study Nook.

6. 1997-06-16
   soldstatus $220,000
7. 1997-05-27
   soldstatus $220,000
8. 1997-03-15
   historical
9. 1996-07-22
   listed $220,000
10. 1995-10-06
    historical
11. 1995-10-06
    listed $249,900
12. 1985-01-11
    soldstatus $93,000

ⓘ 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: $6,646 · $554/mo
• Projected year-2 tax: $8,655 · $721/mo
• Expected delta: +$2,010/yr (+$167/mo · 30.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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: $74,409
• − Mortgage interest: −$37,810
• − Property taxes: −$6,646
• − Insurance: −$4,042
• − Repairs & maintenance: −$5,953
• − Management: −$5,953
• − Depreciation: −$19,636
• Taxable loss: −$5,631
• Est. tax savings @ 24.0%: +$1,351
• After-tax cash flow: $6,970/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: Upper Merion Area SD
• NCES district ID: 4224480
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 67% ▼ -2.00%
• Median HH income: $77,301
• Composite: 51.96/100
• National rank: #1645
• State rank: #71 of 539 in PA

Livability — King of Prussia

• Score: 88/100
• State rank: #43
• US rank: #238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: King of Prussia, PA
• County: Montgomery County · 712,331 people
• City population: 30,362
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 30,362
• Household income: $116,847
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 1246.0

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 (65%)
• Race & ethnicity: White 65% Asian 20% Black 8% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Romanian 8% Scotch-Irish 2% Italian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 76% English-only · Other Indo-European 8% Other Asian/Pacific 4% Chinese 3%

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: ▼ -227.49%
• Current HPI: 306.7903
• Rent YoY: ▲ 4.63%
• 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

+625.8% since first listed

12 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-04-17 Listed $675,000 BRIGHT MLS
• 2002-06-04 Sold (Public Records) $250,000 Public Records
• 2002-04-30 Sold (MLS) $250,000 BRIGHT MLS
• 2002-03-29 Listed $250,000 BRIGHT MLS
• 1997-06-16 Sold (Public Records) $220,000 Public Records
• 1997-05-27 Sold (MLS) $220,000 BRIGHT MLS
• 1997-03-15 Listing Removed — BRIGHT MLS
• 1996-07-22 Listed $220,000 BRIGHT MLS
• 1995-10-06 Listed $249,900 BRIGHT MLS
• 1995-10-06 Listing Removed — BRIGHT MLS
• 1985-01-11 Sold (Public Records) $93,000 Public Records

Property tax history

+3.4%/yr

Latest (2026): $6,646 · +8.4% YoY. Source: county tax records.