123 King St · Pottstown, PA 19464

$160,000

3 bd · 1.0 ba · 1,611 sqft · Townhouse public records · 25 Days on market

Built 1910 3,000 sqft lot Est $240k · 33% under

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Why this score? — see what drove the B- 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.9/10.0
• 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

Beautifully updated home in a convenient location just 10 minutes from Phoenixville with easy access to Rt. 422 and Rt. 100. Major improvements have already been completed, including a newer roof installed just 3 years ago with a 10-year warranty, updated plumbing upstairs and downstairs, a new electrical panel with updated outlets, and a newer water heater. Inside, the home features new hardwood flooring on the main level, an updated bathroom, and central air split units in every bedroom and the living room for added comfort throughout. Take a look at this home to live in or make it a great rental property!

Key facts

• Newer water heater
• New electrical panel
• Updated bathroom

Tags

• UPDATED PLUMBING
• NEW ELECTRICAL PANEL
• NEWER WATER HEATER
• NEW HARDWOOD FLOORING
• UPDATED BATHROOM
• CENTRAL AIR SPLIT UNITS

Property features AI

Finance

• Financial info: Ownership is fee simple; Lease not considered

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Semi-detached property; Above-grade and below-grade structures
• Construction: Brick construction; Stone foundation; Pets allowed with no pet restrictions
• Exterior features: Property not in a federal flood zone; Ground rent paid annually; Lot dimensions approximately 20.00 x 0.00

Interior

• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Ductless/mini-split cooling (electric); Electric hot water
• Interior features: Not furnished; Basement present (unfinished, other)
• Laundry & utility: Laundry located on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $240,039
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 W 2nd St	0.32mi	4/1.5 (+1)	1,618 (+0%)	2mo	$239,900	$148	76
121 S Penn St	0.31mi	3/2.5	1,520 (-6%)	1mo	$285,000	$188	69
57 W 3rd St	0.42mi	4/2.0 (+1)	1,515 (-6%)	0mo	$225,000	$149	61
19 W 4th St	0.43mi	4/2.0 (+1)	1,519 (-6%)	2mo	$155,000	$102	59
75 W 4th St	0.49mi	3/1.0	1,420 (-12%)	2mo	$195,000	$137	55
527 May St	0.67mi	3/2.5	1,466 (-9%)	1mo	$289,500	$197	47
368 Spruce St	0.50mi	4/1.0 (+1)	1,398 (-13%)	5mo	$234,000	$167	46
22 E 6th St	0.48mi	4/2.0 (+1)	1,430 (-11%)	6mo	$215,000	$150	45
474 N Franklin St	0.67mi	3/1.0	1,382 (-14%)	5mo	$183,500	$133	41
516 N Charlotte St	0.69mi	4/2.0 (+1)	1,745 (+8%)	5mo	$272,000	$156	40
475 N Charlotte St	0.64mi	4/1.5 (+1)	1,384 (-14%)	3mo	$185,000	$134	37
332 Oak St	0.60mi	4/2.0 (+1)	1,849 (+15%)	3mo	$192,000	$104	36

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-391
• Equity at exit: $23,857

10-year hold

• IRR: 11.4%
• Equity multiple: 1.98×
• Total profit: $43,900
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$839
• Tax from tax record: −$252 /mo · $3,021/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $341

Break-even live

Break-even rent $1,465

Max offer price $160,000

Occupancy floor 77%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Chestnut St #2 Pottstown, PA	3.0	1.0	1100	$1,700	$1.55	44d	1	0.09mi
21 Walnut St Pottstown, PA	4.0	2.0	1791	$2,200	$1.23	5d	1	0.18mi
19 Beech St Pottstown, PA	2.0	1.0	2000	$1,650	$0.82	44d	1	0.25mi
308 King St Unit 2 Pottstown, PA	4.0	2.0	1958	$2,100	$1.07	44d	1	0.27mi
122 E 3rd St Unit 3 Pottstown, PA	2.0	1.0	1200	$1,400	$1.17	44d	1	0.27mi
262 Beech St Unit 2 Pottstown, PA	2.0	1.0	1841	$1,550	$0.84	24d	1	0.29mi
5 E 2nd St Pottstown, PA	3.0	1.5	1085	$2,000	$1.84	3d	1	0.29mi
220 N Penn St Unit 1 Pottstown, PA	3.0	1.0	1184	$1,700	$1.44	24d	1	0.30mi
130 E 4th St Unit 2 Pottstown, PA	3.0	1.0	1808	$1,850	$1.02	44d	1	0.33mi
351 Union Aly Pottstown, PA	4.0	1.5	1408	$1,995	$1.42	2d	1	0.39mi
365 Beech St Pottstown, PA	4.0	1.0	1670	$2,200	$1.32	44d	1	0.43mi
310 N Charlotte St Pottstown, PA	4.0	1.5	1990	$2,100	$1.06	44d	1	0.45mi
415 Walnut St Unit 1 Pottstown, PA	3.0	1.0	1730	$1,800	$1.04	24d	1	0.47mi
457 Walnut St Pottstown, PA	3.0	1.0	1274	$1,600	$1.26	44d	1	0.55mi
463 Spruce St Pottstown, PA	4.0	1.5	1574	$2,250	$1.43	44d	1	0.63mi
541 Lincoln Ave Pottstown, PA	3.0	1.0	1094	$1,975	$1.81	24d	1	0.68mi
614 Beech St Pottstown, PA	3.0	1.5	1360	$1,900	$1.40	44d	1	0.72mi
226 Warren St Pottstown, PA	3.0	1.5	1180	$2,050	$1.74	17d	1	0.75mi
657 N Charlotte St Unit 2 Pottstown, PA	2.0	1.0	1050	$1,700	$1.62	1d	1	0.88mi
422 Upland St Pottstown, PA	2.0–3.0	1.0–2.0	1082	$1,875	$1.73	1d	5	0.89mi
644 Kline Ave Pottstown, PA	2.0	1.0–1.5	1103	$2,195	$1.99	1d	2	0.91mi
110 W Harmony Dr #107 Pottstown, PA	2.0	2.0	1248	$2,000	$1.60	1d	1	1.14mi

Listing history 18 events

1. 2026-06-15
   days on market $160,000 Active 25 DOM
2. 2026-06-13
   days on market $160,000 Active 23 DOM
3. 2026-06-13
   pricedays on market $160,000 Active 22 DOM
4. 2026-06-09
   days on market $175,000 Active 19 DOM
5. 2026-06-08
   days on market $175,000 Active 18 DOM
6. 2026-06-07
   pricedays on market $175,000 Active 17 DOM
7. 2026-06-04
   days on market $190,000 Active 14 DOM
8. 2026-06-03
   days on market $190,000 Active 13 DOM
9. 2026-06-02
   days on market $190,000 Active 12 DOM
10. 2026-06-01
    days on market $190,000 Active 11 DOM
11. 2026-05-31
    days on market $190,000 Active 10 DOM
12. 2026-05-21
    listed $190,000 Active
13. 2022-07-22
    soldstatus $137,800
14. 2022-07-15
    soldstatus $137,800 Closed
15. 2022-04-18
    historical
16. 2021-10-18
    listed $139,900 Active
17. 2013-04-11
    historical
18. 2012-11-16
    listed $45,000

ⓘ 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: $3,021 · $252/mo
• Projected year-2 tax: $3,021 · $252/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 5/10 Major FEMA zone X (unshaded) · 26% 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,762
• − Mortgage interest: −$8,962
• − Property taxes: −$3,021
• − Insurance: −$800
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$4,655
• Taxable income: $1,682
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $3,689/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

+322.2% since first listed

7 events — show timeline

• 2026-05-21 Listed $190,000 BRIGHT MLS
• 2022-07-22 Sold (Public Records) $137,800 Public Records
• 2022-07-15 Sold (MLS) $137,800 BRIGHT MLS
• 2022-04-18 Listing Removed — BRIGHT MLS
• 2021-10-18 Listed $139,900 BRIGHT MLS
• 2013-04-11 Listing Removed — BRIGHT MLS
• 2012-11-16 Listed $45,000 BRIGHT MLS

Property tax history

+0.9%/yr

Latest (2026): $3,021 · +5.1% YoY. Source: county tax records.