132 Walnut St · Mont Clare, PA 19453

$440,000

3 bd · 2.0 ba · 1,562 sqft · MultiFamily public records · 12 Days on market

Built 1910 4,614 sqft lot Est $609k · 28% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +6.1/10.0
• 1% rule +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

What a unique investment property! 132 Walnut St is the perfect property for someone who is looking for something that is not a 'fixer-upper'. First time Buyers could live in one unit while they rent out the other unit! This is truly a low-maintenance property with a new roof, gutter guards & all-new Renewal by Andersen Windows with vinyl-clad, exterior trim. The 16 x 8 front porch has been freshly painted & is the perfect spot to sit and relax at the end of the day. A path along the left side leads to the entrance into the totally redone, 1st floor unit. The small entrance area has a linen cabinet & the modern, full bath. Cooking will always be a pleasure in this new, fully equipped kitchen. 42" white cabinets give storage galore! The white, quartz countertop is accented by the dramatic, undermount sink & the gray backsplash. Features include a dishwasher, smooth-top electric range, refrigerator, garbage disposal, micro-wave, a designer ceiling fan/light & a bright window that looks out onto the fantastic backyard. Luxury vinyl plank flooring stretches throughout the entire apartment. Plenty of light streams into the 12 x 13 living room/dining area with generous-sized closets & windows with pleated shades that open from the top or the bottom for maximum privacy. A designer ceiling fan/light helps to keep this area cool in the summer time, along with a Mitsubishi, mini-split system. Next comes a 13 x 12 bedroom complete with a ceiling fan/light and a Mitsubishi, mini-split system for optimal cooling comfort. Plenty of storage in closets along one wall. A spacious, 13' x 12' room is accessed from the bedroom and has potential for many uses. It could be a home office or a den or a craft room. The possibilities are endless. Recessed lights provide plenty of light and there is a large Palladian window with original, leaded-glass that gives this room a lot of character. Back to the front of this charming property for access to the 2nd floor unit. The front door opens onto a cozy entrance hall and a 2nd door gives access to this 2nd floor unit. A carpeted staircase leads up to the full bathroom with natural light streaming through a skylight. Built-ins provide extra storage options and the custom shades that open from top & bottom give plenty of light plus plenty of privacy. This is a great kitchen with an eclectic flair. Open shelving. Big pantry. Large, old-fashioned-type of sink with cabinets underneath. A custom-designed, open pass-thru provides a great workspace with storage cabinets below and space on the dining room side for some stools. A great plus with this kitchen is the fact that it opens onto a 10' x 16' deck overlooking the historic Schuylkill Canal and Schuylkill River Trail where you can kayak, paddleboard, walk or ride your bike. The dining area is 10' x 12' and has been opened up to flow right into the 13 x 12 living room. Natural wood on closets along one wall. The 17 x 15 bedroom on the 3rd floor has lots of interesting nooks and crannies and angles. A single closet has storage under the eaves. Another Mitsubishi split system keeps this floor comfortable in the hot weather. A shared washer and dryer is in the full basement which is accessed by Bilco-type doors. This gem has an incredible backyard. Mature trees, shrubs, perennials and groundcover mean very little lawn to mow. Gorgeous, Zen landscaping. Paths. Multiple patio areas to sit and relax in. This 190' property stretches all the way back to the canal itself with steps that lead down to a small landing where one can launch their own kayak. Check out the Historic Colonial Theatre for movies and concerts. Easy access to RT 29 and RT 422 as well as the Premium Outlets and King of Prussia Malls.

Key facts

• Totally renovated
• Mont clare duplex
• 4,614 sq ft lot

Tags

• MONT CLARE DUPLEX
• OVERLOOKING SCHUYLKILL CANAL
• SPRING-FORD SCHOOL DISTRICT
• TOTALLY RENOVATED
• MITSUBISHI MINI-SPLIT COOLING
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• Other: Two units total with two units leased
• Financial info: Fee simple ownership; Existing leases are yearly; Total actual rent reported

Exterior

• Parking: On-street parking
• Security: Secure storage
• Utilities: Public water; Public sewer; Electric for cooling
• Home design: Semi-detached property; Two total residential units
• Construction: Brick construction; Block foundation; Major renovation in 2022; Year built per assessor
• Exterior features: Outbuilding(s); Secure storage; Sidewalks; Fire escape; Rear yard; Level lot; Fishing available; Water access for canoe/kayak and fishing; On waterfront with water view

Interior

• Kitchen: Upgraded countertops
• Bedrooms: One 1-bedroom unit; Two 2-bedroom units
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Tub/shower in bathrooms
• Heating & cooling: Hot water heating; Oil-fired heating; Ductless/mini-split cooling; Ceiling fan cooling
• Interior features: Tub/shower; Built-in shelving; Combination dining and living area; Dining area; Entry-level bedroom; Upgraded countertops; Ceiling fans
• Laundry & utility: Hot water system with S/W changeover

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $440k.

Deal economics

• At list price, monthly cash flow is $28 ($338/yr) — positive. Per door: $14/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $409k (7.1% below list).
• Recommended offer: $409k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.1% in Mont Clare — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Spring-Ford Area SD (suburban): math 58% / reading 78% proficiency, ranked #23 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 6 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $13k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $408,700 (7.1% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.93% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $609,180
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Morgan St	0.60mi	3/—	1,435 (-8%)	6mo	$560,000	$390	53

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-69,346
• Equity at exit: $65,605

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-57,428
• Equity at exit: $38,043

Cash invested: $123,200 (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 19453

• Home prices YoY: -13.7%
• Active inventory: 6
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $4,087 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$249 /mo · $2,993/yr
• Insurance: −$183
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$858
• Net cashflow: $28

Break-even live

Break-even rent $4,051

Max offer price $440,000

Occupancy floor 94%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,086
Total (2 units)			$4,087

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Walnut St Mont Clare, PA	4.0	2.0	1542	$3,200	$2.08	10d	1	0.04mi
126 Norwood St Unit 3 Mont Clare, PA	2.0	1.0	1200	$1,995	$1.66	43d	1	0.26mi
37 Bridge St Unit 201 Phoenixville, PA	2.0	1.0	1100	$2,400	$2.18	1d	1	0.29mi
134 Bridge St #201 Phoenixville, PA	2.0	2.0	1176	$2,650	$2.25	43d	1	0.41mi
504 Meadowview Ln #504 Mont Clare, PA	3.0	2.0	1092	$2,100	$1.92	3d	1	0.41mi
45 N Main St Phoenixville, PA	2.0	1.0–2.0	875	$2,805	$3.20	1d	36	0.42mi
131 Bridge St Phoenixville, PA	1.0–3.0	1.0–2.0	1010	$3,125	$3.09	1d	31	0.46mi
21 Christman St Phoenixville, PA	2.0	2.0	1450	$2,850	$1.97	3d	1	0.68mi
23 Christman St Phoenixville, PA	2.0	2.0	1450	$2,850	$1.97	1d	1	0.68mi
144 Gay St Unit 2 Phoenixville, PA	3.0	2.0	1600	$2,995	$1.87	24d	1	0.72mi
121 Macdade Rd Phoenixville, PA	3.0	2.0	2241	$3,200	$1.43	16d	1	0.74mi
724 Main St Unit 3 Phoenixville, PA	2.0	1.0	1100	$2,100	$1.91	24d	1	0.82mi
600 Gay St Unit B4 Phoenixville, PA	2.0	1.0	1100	$1,791	$1.63	24d	1	0.86mi
963 Skylar Ct Phoenixville, PA	2.0	1.5	1114	$2,690	$2.41	43d	1	0.86mi
1051 Balley Dr Phoenixville, PA	3.0	2.5	1672	$2,550	$1.53	12d	1	0.87mi
312 Milligan St Phoenixville, PA	3.0	1.0	1064	$2,650	$2.49	43d	1	0.95mi
355 Nutt Rd Unit 2 Phoenixville, PA	4.0	2.0	1924	$2,100	$1.09	20d	1	0.95mi
412 1st Ave Phoenixville, PA	3.0	2.0	1300	$2,650	$2.04	5d	1	0.96mi
723 Wheatland St Phoenixville, PA	2.0	2.0	827	$2,725	$3.30	1d	13	1.14mi
856 Graphite Dr Phoenixville, PA	2.0	2.5	1237	$2,700	$2.18	43d	1	1.34mi
777 Platinum Dr Phoenixville, PA	2.0	2.5	1237	$2,650	$2.14	43d	1	1.35mi
755 Platinum Dr Phoenixville, PA	3.0	2.5	1868	$2,800	$1.50	43d	1	1.38mi
909 Westridge Gardens Way Phoenixville, PA	1.0–2.0	1.0–1.5	955	$2,500	$2.62	2d	6	1.43mi

Listing history 10 events

1. 2026-06-18
   days on market $440,000 Active 12 DOM
2. 2026-06-17
   pricedays on market $440,000 Active 11 DOM
3. 2026-06-16
   days on market $450,000 Active 10 DOM
4. 2026-06-15
   days on market $450,000 Active 9 DOM
5. 2026-06-13
   days on market $450,000 Active 7 DOM
6. 2026-06-13
   days on market $450,000 Active 6 DOM
7. 2026-06-09
   days on market $450,000 Active 3 DOM
8. 2026-06-08
   days on market $450,000 Active 2 DOM
9. 2026-06-07
   remarks 694-char remark
10. 2026-06-07
    listed $450,000 Active 1 DOM

ⓘ 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: $2,993 · $249/mo
• Projected year-2 tax: $4,973 · $414/mo
• Expected delta: +$1,979/yr (+$165/mo · 66.1%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,044
• − Mortgage interest: −$24,647
• − Property taxes: −$2,993
• − Insurance: −$7,725
• − Repairs & maintenance: −$3,924
• − Management: −$3,924
• − Depreciation: −$12,800
• Taxable loss: −$6,968
• Est. tax savings @ 24.0%: +$1,672
• After-tax cash flow: $2,010/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: Spring-Ford Area SD
• NCES district ID: 4222560
• Math proficiency: 58% ▼ -11.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $84,931
• Composite: 60.97/100
• National rank: #802
• State rank: #23 of 539 in PA

Livability — Mont Clare

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Mont Clare, PA
• City population: 1,421
• Population (ZIP): 1,421

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3% Black 2%
• Common ancestry: Scotch-Irish 25% Romanian 11% Italian 2%
• Foreign-born: 18% · Canada
• Languages at home: 79% English-only · Russian/Polish/Slavic 19% Spanish 2%

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: ▼ -45.54%
• Current HPI: 288.0162
• 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

+1150.0% since first listed

10 events — show timeline

• 2026-06-06 Listed $450,000 BRIGHT MLS
• 2025-11-24 Rental Removed $1,600 BRIGHTMLS
• 2025-11-18 Listed for Rent $1,600 BRIGHTMLS
• 2023-08-30 Sold (Public Records) $415,000 Public Records
• 2023-08-29 Pending — BRIGHT MLS
• 2023-08-29 Sold (MLS) $415,000 BRIGHT MLS
• 2023-07-13 Contingent — BRIGHT MLS
• 2023-06-23 Listed $425,000 BRIGHT MLS
• 2023-06-19 Coming Soon $425,000 BRIGHT MLS
• 1980-05-30 Sold (Public Records) $36,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $2,993 · +4.8% YoY. Source: county tax records.