17 W Oak St · Norristown, PA 19401

$220,000

4 bd · 1.0 ba · 1,730 sqft · Townhouse public records

Built 1900 1,400 sqft lot Est $301k · 27% 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.7/10.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• Built 1900

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Permanent foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; Lot dimensions approximately 14.00 x 0.00

Interior

• Bedrooms: 4 bedrooms on the upper level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Window air conditioning units; Natural gas hot water
• Interior features: Partially furnished; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 8.7% vs local median 4.5% 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); 164 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% 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 $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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $66k; list at $220k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $220,000

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. 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?
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: 1.07% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $301,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 Swede St	0.31mi	4/1.5	1,758 (+2%)	2mo	$289,900	$165	79
1040 Green St	0.33mi	4/1.0	1,590 (-8%)	3mo	$175,000	$110	68
543 Corson St	0.29mi	4/1.0	1,554 (-10%)	3mo	$175,000	$113	67
648 Kohn St	0.41mi	5/1.5 (+1)	1,828 (+6%)	4mo	$185,000	$101	61
333 E Penn St	0.51mi	4/3.0	1,796 (+4%)	2mo	$312,000	$174	60
332 James St	0.34mi	4/2.0	1,500 (-13%)	1mo	$285,000	$190	57
1505 Dekalb St #106	0.67mi	3/2.5 (-1)	1,692 (-2%)	0mo	$385,000	$228	54
1410 Arch St	0.61mi	3/1.5 (-1)	1,580 (-9%)	2mo	$305,000	$193	48
630 E Marshall St	0.72mi	3/1.5 (-1)	1,609 (-7%)	2mo	$330,000	$205	46
1423 Locust St	0.58mi	3/1.0 (-1)	1,502 (-13%)	1mo	$285,000	$190	45
1445 Willow St	0.60mi	3/1.0 (-1)	1,476 (-15%)	1mo	$220,000	$149	42
29 E Freedley St	0.65mi	3/1.0 (-1)	1,486 (-14%)	1mo	$235,000	$158	40

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: -5.3%
• Equity multiple: 0.81×
• Total profit: $-11,972
• Equity at exit: $32,803

10-year hold

• IRR: 2.3%
• Equity multiple: 1.15×
• Total profit: $9,368
• Equity at exit: $19,022

Cash invested: $61,600 (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 19401

• Rents YoY: 1.3%
• Active inventory: 164
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,344 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$172 /mo · $2,066/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $434

Break-even live

Break-even rent $1,794

Max offer price $220,000

Occupancy floor 76%

Sensitivity live

Price	-10% $559	-5% $497	+0% $434	+5% $372	+10% $310
Rent	-10% $249	-5% $342	+0% $434	+5% $527	+10% $620
Rate	-1.0pp $545	-0.5pp $490	base $434	+0.5pp $377	+1.0pp $319

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 W Elm St Norristown, PA	4.0	1.5	1500	$2,000	$1.33	15d	1	0.17mi
515 Cherry St Norristown, PA	3.0	3.0	1100	$1,995	$1.81	25d	1	0.20mi
134 W Airy St Norristown, PA	4.0	1.0	1116	$3,036	$2.72	44d	1	0.25mi
217 E Marshall St Norristown, PA	5.0	1.5	2142	$2,450	$1.14	5d	1	0.26mi
534 Green St Norristown, PA	4.0	1.0	1612	$1,800	$1.12	22d	1	0.26mi
250 E Chestnut St Norristown, PA	3.0	1.0	1216	$2,724	$2.24	44d	1	0.29mi
712 George St Unit 2 Norristown, PA	4.0	1.0	1485	$2,500	$1.68	44d	1	0.38mi
540 George St Norristown, PA	5.0	2.0	2054	$2,595	$1.26	25d	1	0.45mi
221 E Wood St Norristown, PA	4.0	1.0	1527	$2,277	$1.49	44d	1	0.45mi
613 Walnut St Norristown, PA	3.0	1.0	1526	$1,925	$1.26	6d	1	0.47mi
211 E Poplar St Norristown, PA	3.0	1.5	1414	$2,350	$1.66	44d	1	0.50mi
206 Chain St Norristown, PA	3.0	1.0	1440	$2,200	$1.53	44d	1	0.54mi
119 Pearl St Norristown, PA	3.0	2.0	1428	$1,750	$1.23	19d	1	0.54mi
119 Pearl St Unit 1 Norristown, PA	3.0	1.5	1428	$1,750	$1.23	19d	1	0.54mi
542 Stanbridge St #1 Norristown, PA	3.0	1.0	1400	$2,200	$1.57	25d	1	0.64mi
1535 Willow St Norristown, PA	3.0	1.0	1186	$2,450	$2.07	18d	1	0.71mi
124 Knox St Norristown, PA	3.0	1.0	1170	$2,043	$1.75	18d	1	0.75mi
716 E Marshall St Apt 2 Norristown, PA	3.0	1.0	1920	$1,875	$0.98	44d	1	0.79mi
24 W Front St Bridgeport, PA	3.0	1.5	1136	$2,100	$1.85	19d	1	0.81mi
502 Buttonwood St Norristown, PA	3.0	1.0	1330	$2,100	$1.58	25d	1	0.82mi
533 Buttonwood St Norristown, PA	5.0	2.0	1888	$2,300	$1.22	15d	1	0.82mi
1115 W Main St Unit 2 Norristown, PA	3.0	1.5	1050	$2,010	$1.91	44d	1	0.91mi
106 W 5th St Bridgeport, PA	4.0	1.5	1662	$2,850	$1.71	25d	1	1.03mi
344 Grove St Bridgeport, PA	4.0	2.0	1484	$2,895	$1.95	44d	1	1.07mi
310 Prospect Ave Bridgeport, PA	4.0	2.5	1920	$3,100	$1.61	44d	1	1.11mi
1809 Chain St Norristown, PA	4.0	2.0	1344	$2,800	$2.08	44d	1	1.14mi
56 Stewart St Unit 2 Bridgeport, PA	3.0	2.0	1500	$2,100	$1.40	25d	1	1.27mi
436 Coates St Bridgeport, PA	3.0	2.5	1768	$2,500	$1.41	19d	1	1.28mi
606 Coates Ln King of Prussia, PA	3.0	2.5	1680	$2,950	$1.76	15d	1	1.40mi
224 Lilac St King of Prussia, PA	3.0	2.5	1806	$3,950	$2.19	5d	1	1.49mi

Listing history 6 events

1. 2026-05-15
   status Pending
2. 2026-05-08
   listed Active Under Contract
3. 2026-05-08
   listed $220,000
4. 2015-10-15
   historical
5. 2014-10-16
   listed $63,000
6. 2006-04-24
   soldstatus $66,000

ⓘ 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: $2,066 · $172/mo
• Projected year-2 tax: $2,771 · $231/mo
• Expected delta: +$705/yr (+$59/mo · 34.1%)

ⓘ 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 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,131
• − Mortgage interest: −$12,323
• − Property taxes: −$2,066
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − Depreciation: −$6,400
• Taxable income: $1,741
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $4,796/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

+233.3% since first listed

6 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-08 Listed — BRIGHT MLS
• 2026-05-08 Listed $220,000 BRIGHT MLS
• 2015-10-15 Listing Removed — BRIGHT MLS
• 2014-10-16 Listed $63,000 BRIGHT MLS
• 2006-04-24 Sold (Public Records) $66,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $2,066 · +2.3% YoY. Source: county tax records.