525 Kohn St · Norristown, PA 19401

$265,000

3 bd · 2.0 ba · 1,794 sqft · Townhouse public records · 111 Days on market

Built 1895 1,500 sqft lot $148/sqft · at area comps Est $278k · at est.

---

Why this score? — see what drove the D 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 +15.1/30.0
• ARV discount +9.6/15.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in the heart of Norristown, Pennsylvania! This well-maintained interior row duplex is ideally located just steps from public transportation, shopping, dining, and major commuter routes, making it highly attractive to both tenants and owner-occupants. The first-floor unit features a spacious one-bedroom layout with comfortable living space and functional flow. The second-floor unit offers two bedrooms with ample natural light and a practical layout ideal for long-term rental stability. Both units are in good condition, providing immediate income potential with minimal upfront improvements needed. Situated in a strong rental corridor with consistent demand, this property presents an excellent opportunity to build equity while generating reliable cash flow. Whether you're expanding your portfolio or looking to live in one unit and rent the other, this duplex delivers location, condition, and income potential all in one. Don’t miss your chance to own in one of Norristown’s most convenient and accessible neighborhoods!

Key facts

• Reliable cash flow
• 1,500 sq ft lot
• 2 parking spots

Tags

• STRONG RENTAL CORRIDOR
• IMMEDIATE INCOME POTENTIAL
• RELIABLE CASH FLOW

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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 $222k (16.4% below list).
• Recommended offer: $222k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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); 166 active listings in the ZIP; 28 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 38% 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 $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

• It's been on market 111 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $180k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1895 — 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 $221,501 (16.4% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (median comp): $277,908
• List price: $265,000
• Delta: -4.64%
• 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
725 W Lafayette St	0.23mi	4/2.0 (+1)	1,770 (-1%)	5mo	$245,500	$139	78
544 Stanbridge St	0.14mi	4/1.0 (+1)	1,968 (+10%)	7mo	$160,000	$81	62
809 Stanbridge St	0.41mi	3/1.0	1,693 (-6%)	6mo	$250,000	$148	62
1117 W Main St Unit A	0.39mi	3/3.0	1,680 (-6%)	8mo	$210,308	$125	61
1120 Swede St	0.68mi	4/1.5 (+1)	1,758 (-2%)	2mo	$289,900	$165	57
543 Corson St	0.22mi	4/1.0 (+1)	1,554 (-13%)	3mo	$175,000	$113	56
218 Forrest Ave	0.62mi	4/1.0 (+1)	1,700 (-5%)	1mo	$234,900	$138	53
208 E Chestnut St	0.73mi	4/2.0 (+1)	1,824 (+2%)	8mo	$152,000	$83	52
1035 Willow St	0.70mi	4/1.0 (+1)	1,832 (+2%)	4mo	$180,000	$98	52
725 Noble St	0.39mi	4/2.0 (+1)	2,044 (+14%)	5mo	$260,000	$127	50
1025 Cherry St	0.56mi	4/1.5 (+1)	1,614 (-10%)	6mo	$166,000	$103	46
1010 Buttonwood St	0.64mi	3/2.0	1,584 (-12%)	6mo	$302,000	$191	45

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-41,131
• Equity at exit: $39,512

10-year hold

• IRR: -10.4%
• Equity multiple: 0.41×
• Total profit: $-43,713
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,215 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $88

Break-even live

Break-even rent $2,103

Max offer price $265,000

Occupancy floor 91%

Sensitivity live

Price	-10% $238	-5% $163	+0% $88	+5% $13	+10% $-62
Rent	-10% $-87	-5% $1	+0% $88	+5% $176	+10% $263
Rate	-1.0pp $222	-0.5pp $156	base $88	+0.5pp $20	+1.0pp $-50

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
542 Stanbridge St #1 Norristown, PA	3.0	1.0	1400	$2,200	$1.57	26d	1	0.13mi
206 Chain St Norristown, PA	3.0	1.0	1440	$2,200	$1.53	45d	1	0.20mi
119 Pearl St Unit 1 Norristown, PA	3.0	1.5	1428	$1,750	$1.23	20d	1	0.25mi
119 Pearl St Norristown, PA	3.0	2.0	1428	$1,750	$1.23	20d	1	0.25mi
712 George St Unit 2 Norristown, PA	4.0	1.0	1485	$2,500	$1.68	45d	1	0.27mi
502 Buttonwood St Norristown, PA	3.0	1.0	1330	$2,100	$1.58	26d	1	0.29mi
637 Hamilton St Norristown, PA	2.0	1.0	2020	$1,900	$0.94	23d	1	0.45mi
126 W Elm St Norristown, PA	4.0	1.5	1500	$2,000	$1.33	17d	1	0.51mi
1005 Stanbridge St #1 Norristown, PA	2.0	1.0	1876	$1,850	$0.99	45d	1	0.58mi
534 Green St Norristown, PA	4.0	1.0	1612	$1,800	$1.12	23d	1	0.72mi
1331 Astor St Unit 2 Norristown, PA	2.0	1.0	1720	$1,900	$1.10	7d	1	0.79mi
613 Walnut St Norristown, PA	3.0	1.0	1526	$1,925	$1.26	7d	1	0.96mi
221 E Wood St Norristown, PA	4.0	1.0	1527	$2,277	$1.49	45d	1	0.96mi
211 E Poplar St Norristown, PA	3.0	1.5	1414	$2,350	$1.66	45d	1	1.00mi
106 W 5th St Bridgeport, PA	4.0	1.5	1662	$2,850	$1.71	26d	1	1.13mi
535 Sandy St Norristown, PA	2.0	2.0	1476	$1,699	$1.15	22d	1	1.14mi
417 E Fornance St Norristown, PA	2.0	1.0	1408	$1,650	$1.17	7d	1	1.16mi
3 Ford St Unit B Bridgeport, PA	2.0	2.5	1292	$2,550	$1.97	23d	1	1.24mi
512 Dartmouth Dr King of Prussia, PA	3.0	2.5	2091	$3,000	$1.43	6d	1	1.28mi
716 E Marshall St Apt 2 Norristown, PA	3.0	1.0	1920	$1,875	$0.98	45d	1	1.30mi
172 Anderson Rd King of Prussia, PA	3.0	3.0	2107	$3,200	$1.52	45d	1	1.35mi
224 Lilac St King of Prussia, PA	3.0	2.5	1806	$3,950	$2.19	6d	1	1.35mi
1809 Chain St Norristown, PA	4.0	2.0	1344	$2,800	$2.08	45d	1	1.35mi
344 Grove St Bridgeport, PA	4.0	2.0	1484	$2,895	$1.95	45d	1	1.38mi
357 Aspen Way King of Prussia, PA	3.0	2.5	2176	$4,500	$2.07	45d	1	1.39mi
669 N Henderson Rd King of Prussia, PA	4.0	2.5	2228	$3,500	$1.57	0d	1	1.42mi
310 Prospect Ave Bridgeport, PA	4.0	2.5	1920	$3,100	$1.61	45d	1	1.44mi
117 Hamlet Dr King of Prussia, PA	3.0	2.5	1440	$3,000	$2.08	0d	1	1.49mi

Listing history 32 events

1. 2026-06-21
   days on market $265,000 Active 111 DOM
2. 2026-06-18
   days on market $265,000 Active 108 DOM
3. 2026-06-17
   days on market $265,000 Active 107 DOM
4. 2026-06-16
   days on market $265,000 Active 106 DOM
5. 2026-06-15
   days on market $265,000 Active 105 DOM
6. 2026-06-13
   days on market $265,000 Active 103 DOM
7. 2026-06-13
   days on market $265,000 Active 102 DOM
8. 2026-06-09
   days on market $265,000 Active 99 DOM
9. 2026-06-08
   days on market $265,000 Active 98 DOM
10. 2026-06-07
    days on market $265,000 Active 97 DOM
11. 2026-06-04
    days on market $265,000 Active 94 DOM
12. 2026-06-03
    days on market $265,000 Active 93 DOM
13. 2026-06-02
    days on market $265,000 Active 92 DOM
14. 2026-06-01
    days on market $265,000 Active 91 DOM
15. 2026-05-31
    days on market $265,000 Active 90 DOM
16. 2026-03-02
    listed $265,000 Active 1070-char remark

    Show marketing remark (1070 chars)

    Great investment opportunity in the heart of Norristown, Pennsylvania! This well-maintained interior row duplex is ideally located just steps from public transportation, shopping, dining, and major commuter routes, making it highly attractive to both tenants and owner-occupants. The first-floor unit features a spacious one-bedroom layout with comfortable living space and functional flow. The second-floor unit offers two bedrooms with ample natural light and a practical layout ideal for long-term rental stability. Both units are in good condition, providing immediate income potential with minimal upfront improvements needed. Situated in a strong rental corridor with consistent demand, this property presents an excellent opportunity to build equity while generating reliable cash flow. Whether you're expanding your portfolio or looking to live in one unit and rent the other, this duplex delivers location, condition, and income potential all in one. Don’t miss your chance to own in one of Norristown’s most convenient and accessible neighborhoods!

17. 2025-07-17
    historical
18. 2025-06-07
    listed $275,000 Active
19. 2025-02-21
    soldstatus $180,000
20. 2013-02-27
    historical
21. 2012-07-10
    listed $85,000
22. 2004-01-12
    soldstatus $83,000
23. 2003-12-19
    soldstatus $83,000
24. 2003-11-19
    historical
25. 2003-09-24
    listed $83,000
26. 2003-05-22
    soldstatus $74,400
27. 2003-05-05
    soldstatus $74,400
28. 2003-04-12
    historical
29. 2003-04-10
    listed $74,400
30. 2000-02-18
    soldstatus $25,000
31. 2000-02-18
    soldstatus $53,300
32. 1983-10-14
    soldstatus $28,000

ⓘ 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: $1,936 · $161/mo
• Projected year-2 tax: $3,062 · $255/mo
• Expected delta: +$1,125/yr (+$94/mo · 58.1%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,580
• − Mortgage interest: −$14,844
• − Property taxes: −$1,936
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$7,709
• Taxable loss: −$3,487
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $1,898/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

+846.4% since first listed

17 events — show timeline

• 2026-03-02 Listed $265,000 BRIGHT MLS
• 2025-07-17 Listing Removed — BRIGHT MLS
• 2025-06-07 Listed $275,000 BRIGHT MLS
• 2025-02-21 Sold (Public Records) $180,000 Public Records
• 2013-02-27 Listing Removed — BRIGHT MLS
• 2012-07-10 Listed $85,000 BRIGHT MLS
• 2004-01-12 Sold (Public Records) $83,000 Public Records
• 2003-12-19 Sold (MLS) $83,000 BRIGHT MLS
• 2003-11-19 Listing Removed — BRIGHT MLS
• 2003-09-24 Listed $83,000 BRIGHT MLS
• 2003-05-22 Sold (Public Records) $74,400 Public Records
• 2003-05-05 Sold (MLS) $74,400 BRIGHT MLS
• 2003-04-12 Listing Removed — BRIGHT MLS
• 2003-04-10 Listed $74,400 BRIGHT MLS
• 2000-02-18 Sold (Public Records) $53,300 Public Records
• 2000-02-18 Sold (Public Records) $25,000 Public Records
• 1983-10-14 Sold (Public Records) $28,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $1,936 · +2.3% YoY. Source: county tax records.