121 Jefferson St · East Greenville, PA 18041

$245,000

3 bd · 1.0 ba · 1,271 sqft · SingleFamily public records · 6 Days on market

Built 1900 10,400 sqft lot Est $283k · 14% 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 +23.1/30.0
• ARV discount +13.6/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• 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 MLS

Hurry in to see this classic colonial brick twin in the heart of East Greenville! This home is on a deep double lot with a large 2 car garage with electric. The first floor includes large living room, eat-in kitchen, office and mudroom. The office could be easily converted to laundry and/or powder room. Second floor features 3 bedrooms and full bath. Don't miss the door to the walk-up attic in the back bedroom, just waiting to be finished for additional living space! Basement with bilco door exit. Quick settlement if needed!

Key facts

• 2 garage spots
• Built 1900
• Listed 6 days

Property features AI

Finance

• Other: Not in a federal flood zone; Pets allowed with no pet restrictions; Finished above-grade living area reported by assessor

Exterior

• Parking: Detached garage with 2 garage spaces and additional storage area; Two off-street parking spaces (4 total parking spaces)
• Utilities: Public water; Public sewer; Electric hot water; Municipal trash service
• Home design: Semi-detached home; Good condition; Fee simple ownership
• Construction: Brick construction; Asphalt roof; Concrete perimeter and stone foundation; Garage structure present; Building winterized
• Exterior features: Sidewalks; Outbuilding(s); Wrap-around porch

Interior

• Kitchen: Refrigerator; Electric oven/range
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Oil-fired heat; Wall air-conditioning unit (electric)
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).

Location & tenants

• Location reads 84/100 on livability (#94 in PA, #684 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: 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: 16 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 $7k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $170k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,000

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. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $283,433
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 W 4th St	0.33mi	2/1.0 (-1)	1,120 (-12%)	1mo	$250,000	$223	59
510 Colonial Dr	0.64mi	3/1.0	1,184 (-7%)	10mo	$260,500	$220	51
629 Arlington St	0.72mi	3/2.0	1,332 (+5%)	12mo	$425,000	$319	44

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-11,626
• Equity at exit: $36,530

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $26,139
• Equity at exit: $21,183

Cash invested: $68,600 (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 18041

• Home prices YoY: -27.1%
• Active inventory: 16
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$306 /mo · $3,671/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $440

Break-even live

Break-even rent $2,143

Max offer price $245,000

Occupancy floor 79%

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: $61,250
• Closing costs: $7,350
• 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	22d	1	0.95mi

Listing history 8 events

1. 2026-04-30
   status Pending
2. 2026-04-25
   listed $245,000 Active
3. 2026-04-23
   historical $245,000
4. 2020-09-28
   soldstatus $170,000
5. 2020-09-01
   soldstatus $170,000 Closed 533-char remark

   Show marketing remark (533 chars)

   Hurry in to see this classic colonial brick twin in the heart of East Greenville! This home is on a deep double lot with a large 2 car garage with electric. The first floor includes large living room, eat-in kitchen, office and mudroom. The office could be easily converted to laundry and/or powder room. Second floor features 3 bedrooms and full bath. Don't miss the door to the walk-up attic in the back bedroom, just waiting to be finished for additional living space! Basement with bilco door exit. Quick settlement if needed!

6. 2020-08-12
   status Pending 533-char remark

   Show marketing remark (533 chars)

   Hurry in to see this classic colonial brick twin in the heart of East Greenville! This home is on a deep double lot with a large 2 car garage with electric. The first floor includes large living room, eat-in kitchen, office and mudroom. The office could be easily converted to laundry and/or powder room. Second floor features 3 bedrooms and full bath. Don't miss the door to the walk-up attic in the back bedroom, just waiting to be finished for additional living space! Basement with bilco door exit. Quick settlement if needed!

7. 2020-07-24
   historical Active Under Contract 533-char remark

   Show marketing remark (533 chars)

   Hurry in to see this classic colonial brick twin in the heart of East Greenville! This home is on a deep double lot with a large 2 car garage with electric. The first floor includes large living room, eat-in kitchen, office and mudroom. The office could be easily converted to laundry and/or powder room. Second floor features 3 bedrooms and full bath. Don't miss the door to the walk-up attic in the back bedroom, just waiting to be finished for additional living space! Basement with bilco door exit. Quick settlement if needed!

8. 2020-07-22
   listed $169,900 Active 533-char remark

   Show marketing remark (533 chars)

   Hurry in to see this classic colonial brick twin in the heart of East Greenville! This home is on a deep double lot with a large 2 car garage with electric. The first floor includes large living room, eat-in kitchen, office and mudroom. The office could be easily converted to laundry and/or powder room. Second floor features 3 bedrooms and full bath. Don't miss the door to the walk-up attic in the back bedroom, just waiting to be finished for additional living space! Basement with bilco door exit. Quick settlement if needed!

ⓘ 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: $3,671 · $306/mo
• Projected year-2 tax: $3,771 · $314/mo
• Expected delta: +$100/yr (+$8/mo · 2.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 16 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: −$13,724
• − Property taxes: −$3,671
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$7,127
• Taxable income: $1,468
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $4,929/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 — East Greenville

• Score: 84/100
• State rank: #94
• US rank: #684

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Greenville, PA
• Population (ZIP): 5,665

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1% German/W. Germanic 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: ▼ -102.28%
• Current HPI: 275.436
• 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

+44.2% since first listed

8 events — show timeline

• 2026-04-30 Pending — BRIGHT MLS
• 2026-04-25 Listed $245,000 BRIGHT MLS
• 2026-04-23 Coming Soon $245,000 BRIGHT MLS
• 2020-09-28 Sold (Public Records) $170,000 Public Records
• 2020-09-01 Sold (MLS) $170,000 BRIGHT MLS
• 2020-08-12 Pending — BRIGHT MLS
• 2020-07-24 Contingent — BRIGHT MLS
• 2020-07-22 Listed $169,900 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $3,671 · +1.7% YoY. Source: county tax records.