524 Cherry St · Norristown, PA 19401

$180,000

4 bd · 1.0 ba · 1,485 sqft · Townhouse public records · 13 Days on market

Built 1900 1,743 sqft lot Est $226k · 20% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

Calling all investors and first- time buyers. 3 story twin with a fenced in yard and off street parking. Conveniently within walking distance to public transportation, post office and downtown. The property setup offers space that is ready for owner living or rent. Water heater (2024) Chimney liner (2025). This is a great match for those ready to renovate and add your touch.

Key facts

• Off street parking
• Fenced in yard
• Built 1900

Tags

• FENCED IN YARD
• OFF STREET PARKING
• WALKING DISTANCE TO DOWNTOWN

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Off-street parking available; On-street parking available
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Semi-detached brick home; Fee simple ownership
• Construction: Brick construction; Brick/mortar foundation; Year built per assessor
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures noted

Interior

• Bedrooms: Two bedrooms on the first upper level; Two bedrooms on the second upper level
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Central heating; Natural gas heating
• Interior features: Full poured concrete basement with sump pump; Basement laundry
• Laundry & utility: Laundry located in the basement; Natural gas hot water

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 $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 10.5% 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; 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $180,000

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: 1.31% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $225,720
• 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 (+5%)	3mo	$175,000	$113	79
332 James St	0.51mi	4/2.0	1,500 (+1%)	1mo	$285,000	$190	70
206 Chain St	0.41mi	3/1.0 (-1)	1,440 (-3%)	4mo	$180,000	$125	68
1040 Green St	0.47mi	4/1.0	1,590 (+7%)	3mo	$175,000	$110	64
203 Chain St	0.43mi	4/2.0	1,325 (-11%)	2mo	$239,900	$181	56
211 E Poplar St	0.66mi	3/1.5 (-1)	1,414 (-5%)	4mo	$215,000	$152	51
29 W 2nd St	0.70mi	3/2.5 (-1)	1,440 (-3%)	4mo	$275,000	$191	48
219 E Basin St	0.56mi	3/1.0 (-1)	1,285 (-14%)	2mo	$165,000	$128	45
503 E Airy St	0.62mi	3/2.0 (-1)	1,330 (-10%)	1mo	$215,000	$162	44
630 E Marshall St	0.74mi	3/1.5 (-1)	1,609 (+8%)	2mo	$330,000	$205	43
507 E Airy St	0.63mi	3/2.0 (-1)	1,330 (-10%)	4mo	$175,000	$132	41
509 E Airy St	0.63mi	3/2.0 (-1)	1,330 (-10%)	4mo	$175,000	$132	40

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $7,354
• Equity at exit: $26,839

10-year hold

• IRR: 11.7%
• Equity multiple: 1.85×
• Total profit: $42,841
• 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: $2,352 high
• Mortgage (P&I): −$944
• Tax from tax record: −$204 /mo · $2,444/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $636

Break-even live

Break-even rent $1,548

Max offer price $180,000

Occupancy floor 68%

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
515 Cherry St Norristown, PA	3.0	3.0	1100	$1,995	$1.81	24d	1	0.04mi
134 W Airy St Norristown, PA	4.0	1.0	1116	$3,036	$2.72	43d	1	0.09mi
534 Green St Norristown, PA	4.0	1.0	1612	$1,800	$1.12	22d	1	0.25mi
126 W Elm St Norristown, PA	4.0	1.5	1500	$2,000	$1.33	15d	1	0.31mi
250 E Chestnut St Norristown, PA	3.0	1.0	1216	$2,724	$2.24	43d	1	0.34mi
119 Pearl St Norristown, PA	3.0	2.0	1428	$1,750	$1.23	18d	1	0.41mi
119 Pearl St Unit 1 Norristown, PA	3.0	1.5	1428	$1,750	$1.23	18d	1	0.41mi
712 George St Unit 2 Norristown, PA	4.0	1.0	1485	$2,500	$1.68	43d	1	0.42mi
206 Chain St Norristown, PA	3.0	1.0	1440	$2,200	$1.53	43d	1	0.42mi
613 Walnut St Norristown, PA	3.0	1.0	1526	$1,925	$1.26	5d	1	0.48mi
542 Stanbridge St #1 Norristown, PA	3.0	1.0	1400	$2,200	$1.57	24d	1	0.59mi
221 E Wood St Norristown, PA	4.0	1.0	1527	$2,277	$1.49	43d	1	0.60mi
124 Knox St Norristown, PA	3.0	1.0	1170	$2,043	$1.75	18d	1	0.64mi
211 E Poplar St Norristown, PA	3.0	1.5	1414	$2,350	$1.66	43d	1	0.65mi
24 W Front St Bridgeport, PA	3.0	1.5	1136	$2,100	$1.85	18d	1	0.68mi
502 Buttonwood St Norristown, PA	3.0	1.0	1330	$2,100	$1.58	24d	1	0.77mi
1115 W Main St Unit 2 Norristown, PA	3.0	1.5	1050	$2,010	$1.91	43d	1	0.85mi
1535 Willow St Norristown, PA	3.0	1.0	1186	$2,450	$2.07	18d	1	0.88mi
106 W 5th St Bridgeport, PA	4.0	1.5	1662	$2,850	$1.71	24d	1	0.88mi
344 Grove St Bridgeport, PA	4.0	2.0	1484	$2,895	$1.95	43d	1	0.98mi
436 Coates St Bridgeport, PA	3.0	2.5	1768	$2,500	$1.41	18d	1	1.18mi
56 Stewart St Unit 2 Bridgeport, PA	3.0	2.0	1500	$2,100	$1.40	24d	1	1.22mi
606 Coates Ln King of Prussia, PA	3.0	2.5	1680	$2,950	$1.76	15d	1	1.27mi
1809 Chain St Norristown, PA	4.0	2.0	1344	$2,800	$2.08	43d	1	1.31mi
224 Lilac St King of Prussia, PA	3.0	2.5	1806	$3,950	$2.19	5d	1	1.32mi

Listing history 5 events

1. 2026-06-18
   days on market $180,000 Active 13 DOM
2. 2026-06-17
   days on market $180,000 Active 12 DOM
3. 2026-06-16
   statusdays on market $180,000 Active 11 DOM
4. 2026-05-31
   status $180,000 Pending 10 DOM
5. 2026-05-20
   listed $180,000 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: $2,444 · $204/mo
• Projected year-2 tax: $2,644 · $220/mo
• Expected delta: +$200/yr (+$17/mo · 8.2%)

ⓘ 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: $28,225
• − Mortgage interest: −$10,083
• − Property taxes: −$2,444
• − Insurance: −$900
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − Depreciation: −$5,236
• Taxable income: $5,046
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $6,416/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

1 event — show timeline

• 2026-05-20 Listed $180,000 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $2,444 · +2.3% YoY. Source: county tax records.