48 Chestnut St · Pottstown, PA 19464

$299,999

4 bd · 2.0 ba · 2,011 sqft · MultiFamily public records · 27 Days on market

Built 1925 4,200 sqft lot Est $280k · 7% over

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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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +6.2/10.0
• ARV discount +4.2/15.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Duplex in Pottstown Boro. Unit 1 is first floor with 2 bedrooms, 1 bath, living room and kitchen. Has access to basement. Tenant pays separate heat, hot water and electricity. Unit 2 is 3 bedrooms 1 bath, living room and kitchen. Tenant pays separate heat, hot water and electricity. Two oil burners for each unit. Two car garage in rear, tenant occupied. Garage tenant pays all expenses for garage. Current Income: Unit 1 - $760 Unit 2 - $735 Garage - $250 Tenants pay all heat and electric.

Key facts

• 4,200 sq ft lot
• 2 garage spots
• Built 1925

Property features AI

Finance

• Financial info: Property is fee simple; Property condition: Good; 2 total units (1 leased); Existing lease type: Yearly; Total actual rent reported: $15,600 annually

Exterior

• Parking: Parking garage with 2 spaces; Has a 2-car garage
• Utilities: Public water; Public sewer; Municipal trash service
• Home design: Detached structure; 2 stories
• Construction: Brick construction; Architectural shingle roof; Concrete perimeter foundation; Building not winterized; Built date source: Assessor
• Exterior features: Above-grade and below-grade structures present; Annually paid ground rent

Interior

• Kitchen: Freezer; Refrigerator; Electric oven/range
• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Flooring: Concrete
• Bathrooms: Total of 4 rooms (unit breakdown not specified)
• Heating & cooling: Electric baseboard heating; Radiator heating; Heating fuel: Oil; 220-volt electric service
• Interior features: Dry wall walls and ceilings; Concrete flooring
• Laundry & utility: Washer; Electric dryer; Water heater (oil-fired)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $18 ($221/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.0% in Pottstown — 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 72/100 on livability (#643 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment D+, crime F.
• Pottstown SD (suburban): math 11% / reading 23% proficiency, ranked #504 of 539 in PA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Franklin El Sch (math 8% / reading 27%, grade F, #1,295 of 1,518 statewide, top 86%, 325 students, 100% FRL); Pottstown Ms (math 6% / reading 20%, grade F, #486 of 512 statewide, top 95%, 915 students, 100% FRL); Pottstown Shs (math 37% / reading 10%, grade F, #379 of 437 statewide, top 87%, 912 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 202 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• At $3,360/mo this rent would consume 51% of the median local household income ($80k/yr) (locally 1797% 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 $2k of loan paydown is wiped out by about $9k 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 27 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $165k; list at $300k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,499 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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 B-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. Crime grade is F 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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $279,529
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Beech St	0.19mi	5/2.0 (+1)	1,992 (-1%)	6mo	$235,000	$118	80
18 Chestnut St	0.06mi	4/4.0	2,055 (+2%)	12mo	$405,000	$197	76
11 S Franklin St	0.52mi	4/—	2,032 (+1%)	11mo	$350,000	$172	65
36 E 3rd St	0.24mi	5/— (+1)	2,232 (+11%)	2mo	$310,000	$139	64
172 N Charlotte St	0.35mi	4/3.0	2,112 (+5%)	11mo	$345,000	$163	62
18 Penn St	0.27mi	3/— (-1)	1,800 (-10%)	4mo	$237,000	$132	62
322 Chestnut St	0.36mi	5/1.0 (+1)	1,924 (-4%)	7mo	$150,000	$78	61
23 E 2nd St	0.21mi	3/— (-1)	1,814 (-10%)	10mo	$192,000	$106	61
379 N Charlotte St	0.56mi	5/— (+1)	1,902 (-5%)	3mo	$285,000	$150	58
12 E 5th St	0.38mi	4/—	1,729 (-14%)	7mo	$337,500	$195	53
6 W Third St	0.27mi	3/— (-1)	1,780 (-12%)	14mo	$217,000	$122	51
426 South St	0.61mi	3/— (-1)	2,270 (+13%)	8mo	$262,000	$115	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 · 4.93% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.52×
• Total profit: $-40,395
• Equity at exit: $44,731

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-3,670
• Equity at exit: $25,938

Cash invested: $84,000 (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 19464

• Rents YoY: 4.9%
• Active inventory: 202
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $3,360 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$477 /mo · $5,728/yr
• Insurance: −$125
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $18

Break-even live

Break-even rent $3,337

Max offer price $299,999

Occupancy floor 94%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,595
1× unit	3	1	$1,764
Total (2 units)			$3,360

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Walnut St Pottstown, PA	4.0	2.0	1791	$2,200	$1.23	5d	1	0.10mi
130 E 4th St Unit 2 Pottstown, PA	3.0	1.0	1808	$1,850	$1.02	43d	1	0.29mi
308 King St Unit 2 Pottstown, PA	4.0	2.0	1958	$2,100	$1.07	43d	1	0.34mi
351 Union Aly Pottstown, PA	4.0	1.5	1408	$1,995	$1.42	1d	1	0.43mi
310 N Charlotte St Pottstown, PA	4.0	1.5	1990	$2,100	$1.06	43d	1	0.46mi
365 Beech St Pottstown, PA	4.0	1.0	1670	$2,200	$1.32	43d	1	0.47mi
415 Walnut St Unit 1 Pottstown, PA	3.0	1.0	1730	$1,800	$1.04	24d	1	0.52mi
463 Spruce St Pottstown, PA	4.0	1.5	1574	$2,250	$1.43	43d	1	0.61mi
538 Chestnut St Unit 2 Pottstown, PA	3.0	1.0	2830	$1,540	$0.54	5d	1	0.67mi

Listing history 27 events

1. 2026-06-18
   days on market $299,999 Active 27 DOM
2. 2026-06-17
   days on market $299,999 Active 26 DOM
3. 2026-06-16
   days on market $299,999 Active 25 DOM
4. 2026-06-15
   days on market $299,999 Active 24 DOM
5. 2026-06-13
   days on market $299,999 Active 22 DOM
6. 2026-06-13
   days on market $299,999 Active 21 DOM
7. 2026-06-09
   days on market $299,999 Active 18 DOM
8. 2026-06-08
   days on market $299,999 Active 17 DOM
9. 2026-06-07
   days on market $299,999 Active 16 DOM
10. 2026-06-04
    days on market $299,999 Active 13 DOM
11. 2026-06-03
    days on market $299,999 Active 12 DOM
12. 2026-06-02
    days on market $299,999 Active 11 DOM
13. 2026-06-01
    days on market $299,999 Active 10 DOM
14. 2026-05-31
    days on market $299,999 Active 9 DOM
15. 2026-05-22
    listed $299,999 Active
16. 2025-12-01
    historical
17. 2025-10-28
    status Active
18. 2025-05-28
    historical
19. 2025-02-21
    price $305,975
20. 2025-02-21
    status Active
21. 2024-12-23
    status Pending
22. 2024-12-02
    listed $297,857 Active
23. 2021-12-08
    soldstatus $165,000
24. 2021-10-29
    soldstatus $165,000 Closed 493-char remark

    Show marketing remark (493 chars)

    Duplex in Pottstown Boro. Unit 1 is first floor with 2 bedrooms, 1 bath, living room and kitchen. Has access to basement. Tenant pays separate heat, hot water and electricity. Unit 2 is 3 bedrooms 1 bath, living room and kitchen. Tenant pays separate heat, hot water and electricity. Two oil burners for each unit. Two car garage in rear, tenant occupied. Garage tenant pays all expenses for garage. Current Income: Unit 1 - $760 Unit 2 - $735 Garage - $250 Tenants pay all heat and electric.

25. 2021-08-25
    status Pending 493-char remark

    Show marketing remark (493 chars)

    Duplex in Pottstown Boro. Unit 1 is first floor with 2 bedrooms, 1 bath, living room and kitchen. Has access to basement. Tenant pays separate heat, hot water and electricity. Unit 2 is 3 bedrooms 1 bath, living room and kitchen. Tenant pays separate heat, hot water and electricity. Two oil burners for each unit. Two car garage in rear, tenant occupied. Garage tenant pays all expenses for garage. Current Income: Unit 1 - $760 Unit 2 - $735 Garage - $250 Tenants pay all heat and electric.

26. 2021-06-01
    listed $175,000 Active 493-char remark

    Show marketing remark (493 chars)

    Duplex in Pottstown Boro. Unit 1 is first floor with 2 bedrooms, 1 bath, living room and kitchen. Has access to basement. Tenant pays separate heat, hot water and electricity. Unit 2 is 3 bedrooms 1 bath, living room and kitchen. Tenant pays separate heat, hot water and electricity. Two oil burners for each unit. Two car garage in rear, tenant occupied. Garage tenant pays all expenses for garage. Current Income: Unit 1 - $760 Unit 2 - $735 Garage - $250 Tenants pay all heat and electric.

27. 1988-04-15
    soldstatus $55,000

ⓘ 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: $5,728 · $477/mo
• Projected year-2 tax: $5,728 · $477/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,320
• − Mortgage interest: −$16,805
• − Property taxes: −$5,728
• − Insurance: −$7,025
• − Repairs & maintenance: −$3,226
• − Management: −$3,226
• − Depreciation: −$8,727
• Taxable loss: −$4,417
• Est. tax savings @ 24.0%: +$1,060
• After-tax cash flow: $1,281/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: Pottstown SD
• NCES district ID: 4219680
• Math proficiency: 11% ▼ -12.00%
• Reading proficiency: 23% ▼ -19.00%
• Median HH income: $43,739
• Composite: 14.78/100
• National rank: #9390
• State rank: #504 of 539 in PA

Livability — Pottstown

• Score: 72/100
• State rank: #643
• US rank: #6257

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pottstown, PA
• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,101
• Household income: $79,787
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1797.0

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 (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 7% Polish 2% Iranian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Arabic 1% Other Indo-European 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: ▼ -253.73%
• Current HPI: 271.9399
• Rent YoY: ▲ 4.93%
• 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

+445.5% since first listed

13 events — show timeline

• 2026-05-22 Listed $299,999 BRIGHT MLS
• 2025-12-01 Listing Removed — BRIGHT MLS
• 2025-10-28 Relisted — BRIGHT MLS
• 2025-05-28 Listing Removed — BRIGHT MLS
• 2025-02-21 Price Changed $305,975 BRIGHT MLS
• 2025-02-21 Relisted — BRIGHT MLS
• 2024-12-23 Pending — BRIGHT MLS
• 2024-12-02 Listed $297,857 BRIGHT MLS
• 2021-12-08 Sold (Public Records) $165,000 Public Records
• 2021-10-29 Sold (MLS) $165,000 BRIGHT MLS
• 2021-08-25 Pending — BRIGHT MLS
• 2021-06-01 Listed $175,000 BRIGHT MLS
• 1988-04-15 Sold (Public Records) $55,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $5,728 · +5.1% YoY. Source: county tax records.