427 Walnut St · Pottstown, PA 19464

$190,000

4 bd · 1.5 ba · 1,550 sqft · SingleFamily public records · 51 Days on market

Built 1900 4,356 sqft lot $123/sqft · 21% below area Est $240k · 21% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• 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

Listing remarks

Any owner occupied buyer who settles before June 1st on this home is eligible for a $6,000 grant through HobartsRun You can direct buyers to the website where the application lives: https://hobartsrunpottstown.org/programs/homeowner-incentive-program/ Welcome to 427 Walnut St in Pottstown - a spacious single-detached home offering versatility, comfort, and strong investment potential. This property features 4 bedrooms and 1.5 bathrooms, along with the added convenience of an upstairs laundry area. Centrally located, the home provides generous space throughout, including a large fenced-in yard and an oversized two-car garage. The first floor offers a bright living room, formal dining room, a

Key facts

• Efficient gas heat
• Large fenced-in yard
• Bonus room

Tags

• UPSTAIRS LAUNDRY AREA
• LARGE FENCED-IN YARD
• FIRST-FLOOR LAUNDRY ROOM
• BONUS ROOM
• EFFICIENT GAS HEAT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Detached rear-entry oversized garage with 2 spaces; On-street parking available; Public/free parking nearby
• Utilities: Public water; Public sewer; Natural gas available; 100 amp electric service; Electric hot water
• Home design: Detached structure; Shingle roof; Replacement windows; Fee simple ownership; Property in good to average condition
• Construction: Brick construction; Other foundation type; Other above- and below-grade structures
• Exterior features: Wood fencing; Rear yard; Side yards; Porch(es)

Interior

• Kitchen: Electric oven/range
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Flooring: Carpet; Laminate plank; Vinyl
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Window cooling units (electric)
• Interior features: Dining area; Eat-in kitchen; Unfinished basement
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Market conditions: Rents rising fast (+4.9%/yr); 202 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 31% of the median local income ($80k/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 $6k 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 51 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $132k; 43% 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: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $240,130
• List price: $190,000
• Delta: -20.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
645 Walnut St	0.29mi	4/2.5	1,592 (+3%)	13mo	$274,900	$173	68
110 S Franklin St	0.38mi	4/1.0	1,643 (+6%)	4mo	$272,000	$166	67
256 Walnut St	0.26mi	3/1.0 (-1)	1,452 (-6%)	4mo	$290,000	$200	67
150 Walnut St	0.41mi	4/1.5	1,456 (-6%)	6mo	$249,000	$171	66
460 N Charlotte St	0.36mi	4/1.5	1,697 (+10%)	9mo	$260,000	$153	60
535 N Franklin St	0.43mi	3/2.0 (-1)	1,482 (-4%)	7mo	$385,000	$260	60
204 Oak St	0.43mi	4/1.5	1,702 (+10%)	12mo	$282,000	$166	54
410 Cherry St	0.43mi	3/2.0 (-1)	1,692 (+9%)	7mo	$289,000	$171	52
54 Chestnut St	0.54mi	3/1.5 (-1)	1,426 (-8%)	8mo	$250,000	$175	50
110 Chestnut St	0.49mi	3/1.5 (-1)	1,402 (-10%)	9mo	$182,000	$130	49
43 Walnut St	0.54mi	4/2.5	1,763 (+14%)	7mo	$195,000	$111	42
944 E High St	0.75mi	5/2.0 (+1)	1,769 (+14%)	2mo	$290,000	$164	33

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-8,537
• Equity at exit: $28,330

10-year hold

• IRR: 7.6%
• Equity multiple: 1.63×
• Total profit: $33,318
• Equity at exit: $16,428

Cash invested: $53,200 (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 19464

• Rents YoY: 4.9%
• Active inventory: 202
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$996
• Tax from tax record: −$246 /mo · $2,948/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $286

Break-even live

Break-even rent $1,672

Max offer price $190,000

Occupancy floor 81%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Walnut St Unit 1 Pottstown, PA	3.0	1.0	1730	$1,800	$1.04	24d	1	0.01mi
457 Walnut St Pottstown, PA	3.0	1.0	1274	$1,600	$1.26	43d	1	0.08mi
365 Beech St Pottstown, PA	4.0	1.0	1670	$2,200	$1.32	43d	1	0.10mi
351 Union Aly Pottstown, PA	4.0	1.5	1408	$1,995	$1.42	2d	1	0.11mi
541 Lincoln Ave Pottstown, PA	3.0	1.0	1094	$1,975	$1.81	24d	1	0.21mi
310 N Charlotte St Pottstown, PA	4.0	1.5	1990	$2,100	$1.06	43d	1	0.23mi
614 Beech St Pottstown, PA	3.0	1.5	1360	$1,900	$1.40	43d	1	0.24mi
308 King St Unit 2 Pottstown, PA	4.0	2.0	1958	$2,100	$1.07	43d	1	0.25mi
226 Warren St Pottstown, PA	3.0	1.5	1180	$2,050	$1.74	16d	1	0.27mi
220 N Penn St Unit 1 Pottstown, PA	3.0	1.0	1184	$1,700	$1.44	24d	1	0.29mi
130 E 4th St Unit 2 Pottstown, PA	3.0	1.0	1808	$1,850	$1.02	43d	1	0.41mi
463 Spruce St Pottstown, PA	4.0	1.5	1574	$2,250	$1.43	43d	1	0.42mi
48 Chestnut St #2 Pottstown, PA	3.0	1.0	1100	$1,700	$1.55	43d	1	0.54mi
21 Walnut St Pottstown, PA	4.0	2.0	1791	$2,200	$1.23	5d	1	0.57mi
5 E 2nd St Pottstown, PA	3.0	1.5	1085	$2,000	$1.84	2d	1	0.58mi
422 Upland St Pottstown, PA	2.0–3.0	1.0–2.0	1082	$1,875	$1.73	1d	5	1.04mi
1318 Cherry St Pottstown, PA	3.0	2.0	1240	$2,250	$1.81	1d	1	1.27mi
1412 Cherry Ln Pottstown, PA	3.0	1.0	1080	$2,200	$2.04	1d	1	1.36mi

Listing history 28 events

1. 2026-06-18
   days on market $190,000 Active 51 DOM
2. 2026-06-17
   days on market $190,000 Active 50 DOM
3. 2026-06-16
   days on market $190,000 Active 49 DOM
4. 2026-06-15
   days on market $190,000 Active 48 DOM
5. 2026-06-13
   days on market $190,000 Active 46 DOM
6. 2026-06-13
   days on market $190,000 Active 45 DOM
7. 2026-06-09
   days on market $190,000 Active 42 DOM
8. 2026-06-08
   days on market $190,000 Active 41 DOM
9. 2026-06-07
   days on market $190,000 Active 40 DOM
10. 2026-06-04
    days on market $190,000 Active 37 DOM
11. 2026-06-03
    days on market $190,000 Active 36 DOM
12. 2026-06-02
    days on market $190,000 Active 35 DOM
13. 2026-06-01
    days on market $190,000 Active 34 DOM
14. 2026-05-31
    days on market $190,000 Active 33 DOM
15. 2026-04-28
    listed $199,900 Active 1624-char remark
16. 2022-02-23
    soldstatus $132,500
17. 2015-12-31
    historical
18. 2014-10-10
    listed $74,900
19. 2013-10-30
    historical
20. 2013-07-30
    listed $78,900
21. 2008-07-02
    soldstatus $88,000
22. 2008-05-07
    soldstatus $40,000
23. 2008-04-29
    soldstatus $40,000
24. 2008-04-08
    historical
25. 2008-04-05
    listed $75,000
26. 2000-07-31
    soldstatus $18,200
27. 2000-07-18
    historical
28. 1999-10-16
    listed $18,200

ⓘ 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: $2,948 · $246/mo
• Projected year-2 tax: $2,975 · $248/mo
• Expected delta: +$27/yr (+$2/mo · 0.9%)

ⓘ 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 ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,407
• − Mortgage interest: −$10,643
• − Property taxes: −$2,948
• − Insurance: −$950
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$5,527
• Taxable income: $434
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $3,323/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
• City population: 49,101
• 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

+944.0% since first listed

15 events — show timeline

• 2026-05-22 Price Changed $190,000 BRIGHT MLS
• 2026-04-28 Listed $199,900 BRIGHT MLS
• 2022-02-23 Sold (Public Records) $132,500 Public Records
• 2015-12-31 Listing Removed — BRIGHT MLS
• 2014-10-10 Listed $74,900 BRIGHT MLS
• 2013-10-30 Listing Removed — BRIGHT MLS
• 2013-07-30 Listed $78,900 BRIGHT MLS
• 2008-07-02 Sold (Public Records) $88,000 Public Records
• 2008-05-07 Sold (Public Records) $40,000 Public Records
• 2008-04-29 Sold (MLS) $40,000 BRIGHT MLS
• 2008-04-08 Listing Removed — BRIGHT MLS
• 2008-04-05 Listed $75,000 BRIGHT MLS
• 2000-07-31 Sold (MLS) $18,200 BRIGHT MLS
• 2000-07-18 Listing Removed — BRIGHT MLS
• 1999-10-16 Listed $18,200 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $2,948 · +5.1% YoY. Source: county tax records.