353 Washington St · Pennsburg, PA 18073

$260,000

3 bd · 1.5 ba · 1,280 sqft · Townhouse public records · 7 Days on market

Built 1972 3,920 sqft lot $203/sqft · at area comps Est $262k · at est.

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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 +20.8/30.0
• ARV discount +7.9/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

353 Washington Street is an in-town, middle row home. This home is a great 3 bedroom, 1.5 bath starter home. Conveniently located close to downtown Pennsburg. This home contains a pull down attic and rear covered deck. Being sold "as-is" and requires cosmetic updates.

Key facts

• 2 parking spots
• Built 1972
• Listed 7 days

Property features AI

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric power
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Estimated year built; Average condition
• Construction: Vinyl siding; Block foundation; Asphalt roof
• Exterior features: Not in a federal flood zone; No tidal water

Interior

• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Central heating; Electric heating; Electric hot water
• Interior features: Fireplace (1); Full basement; Assessor-listed living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 7.9% vs local median 3.5% in Pennsburg — 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 85/100 on livability (#78 in PA, #565 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities D+, commute F.
• Upper Perkiomen SD (suburban): math 39% / reading 55% proficiency, ranked #189 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $260k implies a 478% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,000

Questions for the listing agent

1. Built in 1972 — 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. 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?
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: 1.04% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $262,108
• List price: $260,000
• Delta: -0.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 Seminary St	0.12mi	3/1.5	1,280 (0%)	4mo	$316,000	$247	91
603 Honeysuckle Way	0.36mi	3/1.5	1,296 (+1%)	1mo	$340,000	$262	80
545 W 6th St	0.40mi	3/1.5	1,240 (-3%)	2mo	$341,000	$275	75
149 Main St	0.43mi	3/1.5	1,250 (-2%)	2mo	$297,500	$238	74
121 Jefferson St	0.48mi	3/1.0	1,271 (-1%)	1mo	$250,000	$197	74
155 Main St	0.42mi	2/1.5 (-1)	1,352 (+6%)	4mo	$260,000	$192	62
427 Blaker Dr	0.71mi	3/1.5	1,160 (-9%)	3mo	$269,000	$232	48
327 Jefferson St	0.68mi	3/2.0	1,394 (+9%)	4mo	$298,000	$214	48
421 Blaker Dr	0.70mi	3/1.5	1,160 (-9%)	4mo	$255,000	$220	48
854 Peaceful Ln	0.68mi	3/2.5	1,433 (+12%)	1mo	$364,900	$255	43
876 Still Waters Ln	0.71mi	3/2.5	1,433 (+12%)	2mo	$370,000	$258	41
975 Still Waters Ln	0.73mi	3/3.5	1,433 (+12%)	3mo	$367,500	$256	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-19,361
• Equity at exit: $38,767

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $12,539
• Equity at exit: $22,480

Cash invested: $72,800 (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 18073

• Home prices YoY: -24.4%
• Active inventory: 102
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$304 /mo · $3,649/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $357

Break-even live

Break-even rent $2,248

Max offer price $260,000

Occupancy floor 82%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3103 Goshen Dr Unit M48 Pennsburg, PA	3.0	2.5	1736	$2,700	$1.56	21d	1	1.25mi

Listing history 2 events

1. 2026-05-14
   historical $260,000 226-char remark
2. 1982-03-18
   soldstatus $45,000

ⓘ 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: $3,649 · $304/mo
• Projected year-2 tax: $3,879 · $323/mo
• Expected delta: +$229/yr (+$19/mo · 6.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 15 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,400
• − Mortgage interest: −$14,564
• − Property taxes: −$3,649
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$7,564
• Taxable income: $139
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $4,252/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 Perkiomen SD
• NCES district ID: 4224540
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $68,322
• Composite: 41.99/100
• National rank: #3337
• State rank: #189 of 539 in PA

Livability — Pennsburg

• Score: 85/100
• State rank: #78
• US rank: #565

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pennsburg, PA
• Population (ZIP): 11,534

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 2% Asian 2% Black 2%
• Common ancestry: Romanian 7% Polish 3% Slovak 2%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% Arabic 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: ▼ -90.64%
• Current HPI: 280.4219
• Rent YoY: —
• Metro: —
• 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

+477.8% since first listed

4 events — show timeline

• 2026-05-27 Pending — BRIGHT MLS
• 2026-05-21 Listed $260,000 BRIGHT MLS
• 2026-05-14 Coming Soon $260,000 BRIGHT MLS
• 1982-03-18 Sold (Public Records) $45,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $3,649 · +1.6% YoY. Source: county tax records.