80 N Warren St · Pottstown, PA 19464

$135,000

2 bd · 1.0 ba · 914 sqft · Townhouse public records · 1 Days on market

Built 1900 1,262 sqft lot Est $154k · 12% 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 +24.5/30.0
• ARV discount +12.9/15.0
• DSCR +7.9/10.0
• 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 MLS

Well maintained 2 bedroom, 1 bath Pottstown row home. Walking distance from shopping and entertainment as well as close to public transportation.

Key facts

• Long term tenant
• Fenced yard
• Kitchen

Tags

• INVESTMENT OPPORTUNITY
• LONG TERM TENANT
• LIVING ROOM
• DINING ROOM
• KITCHEN
• FENCED YARD

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 100 amp electric service; Natural gas hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Shingle roof
• Construction: Brick construction; Permanent foundation
• Exterior features: Sidewalks; Rear yard

Interior

• Kitchen: Gas oven/range; Refrigerator; Dishwasher not listed
• Bedrooms: Two bedrooms on the first upper level
• Flooring: Fully carpeted areas; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units (electric)
• Interior features: Eat-in kitchen; Unfinished basement
• Laundry & utility: Washer and dryer; Basement laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 8.7% 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.
• Zoned schools: Pottstown Ms (math 6% / reading 20%, grade F, #486 of 512 statewide, top 95%, 915 students, 100% FRL); Pottstown Shs (math 37% / reading 10%, grade F, #379 of 437 statewide, top 87%, 912 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 202 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $44k; list at $135k implies a 207% 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: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

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. 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: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $153,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
564 Walnut St	0.07mi	2/1.0	864 (-6%)	4mo	$130,000	$150	84
456 South St	0.31mi	2/1.5	907 (-1%)	12mo	$166,900	$184	72
348-1/2 Lincoln Ave	0.35mi	3/1.0 (+1)	959 (+5%)	2mo	$120,000	$125	69
540 Walnut St	0.09mi	3/1.0 (+1)	1,012 (+11%)	6mo	$169,900	$168	68
582 Walnut St	0.06mi	3/2.0 (+1)	1,024 (+12%)	1mo	$270,000	$264	67
510 Spruce St	0.62mi	2/1.0	816 (-11%)	1mo	$70,000	$86	53
122 Beech St	0.67mi	3/1.0 (+1)	932 (+2%)	12mo	$228,000	$245	51
223 N Penn St	0.54mi	2/1.0	1,008 (+10%)	16mo	$135,000	$134	44
215 N Penn St	0.54mi	3/1.0 (+1)	1,024 (+12%)	8mo	$172,500	$168	43
516 Spruce St	0.62mi	3/1.0 (+1)	1,035 (+13%)	6mo	$175,000	$169	39
865 South St	0.46mi	3/1.0 (+1)	1,013 (+11%)	22mo	$111,000	$110	37
907 Queen St	0.48mi	3/1.0 (+1)	1,032 (+13%)	20mo	$205,000	$199	34

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,038
• Equity at exit: $20,129

10-year hold

• IRR: 11.0%
• Equity multiple: 1.94×
• Total profit: $35,612
• Equity at exit: $11,672

Cash invested: $37,800 (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: $1,611 high
• Mortgage (P&I): −$708
• Tax from tax record: −$233 /mo · $2,793/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $276

Break-even live

Break-even rent $1,262

Max offer price $135,000

Occupancy floor 78%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Chestnut St Unit 2 Pottstown, PA	2.0	1.5	1034	$1,795	$1.74	16d	1	0.22mi
541 Lincoln Ave Pottstown, PA	3.0	1.0	1094	$1,975	$1.81	24d	1	0.24mi
60 N Franklin St Unit 2 Pottstown, PA	1.0	1.0	850	$1,100	$1.29	24d	1	0.26mi
384 E High St Apt 3 Pottstown, PA	1.0	1.0	700	$1,100	$1.57	14d	1	0.31mi
450 South St Pottstown, PA	3.0	1.5	1024	$1,995	$1.95	43d	1	0.32mi
824 E High St Unit 3 Pottstown, PA	2.0	2.0	900	$1,650	$1.83	43d	1	0.32mi
113 S Washington St Unit B Pottstown, PA	2.0	1.0	1000	$1,700	$1.70	5d	1	0.33mi
814 South St Pottstown, PA	3.0	1.0	1008	$1,995	$1.98	24d	1	0.40mi
308 Walnut St Pottstown, PA	3.0	1.0	888	$1,950	$2.20	4d	1	0.43mi
56 S Charlotte St Pottstown, PA	2.0	1.5	909	$1,520	$1.67	1d	1	0.48mi
265 Beech St Pottstown, PA	1.0	1.0	600	$1,150	$1.92	43d	1	0.49mi
262 Beech St Unit 2 Pottstown, PA	2.0	1.0	1000	$1,550	$1.55	43d	1	0.49mi
20 S Hanover St Unit 2B Pottstown, PA	1.0	1.0	800	$1,400	$1.75	17d	1	0.60mi
151 N Hanover St Unit 1 Pottstown, PA	2.0	1.0	1000	$1,600	$1.60	18d	1	0.61mi
148 Walnut St Unit 2 Pottstown, PA	1.0	1.0	900	$1,400	$1.56	24d	1	0.63mi
113 King St Pottstown, PA	1.0	1.0	600	$1,000	$1.67	1d	1	0.69mi
657 N Charlotte St Unit 2 Pottstown, PA	2.0	1.0	1050	$1,700	$1.62	1d	1	0.71mi
261 N York St Unit A Pottstown, PA	3.0	1.0	800	$1,550	$1.94	43d	1	0.74mi
261 N York St Pottstown, PA	2.0	1.0	800	$1,700	$2.12	18d	1	0.74mi
261 N York St Unit F Pottstown, PA	1.0	1.0	600	$1,250	$2.08	24d	1	0.74mi
63 King St Unit 2 Pottstown, PA	1.0	1.0	800	$1,300	$1.62	24d	1	0.74mi
48 Chestnut St #2 Pottstown, PA	3.0	1.0	1100	$1,700	$1.55	43d	1	0.76mi
24 E 5th St Pottstown, PA	2.0	1.0	796	$1,700	$2.14	18d	1	0.79mi
5 E 2nd St Pottstown, PA	3.0	1.5	1085	$2,000	$1.84	2d	1	0.83mi
207 Manatawny St Unit B Pottstown, PA	2.0	1.0	900	$1,350	$1.50	2d	1	0.93mi
1412 Cherry Ln Pottstown, PA	3.0	1.0	1080	$2,200	$2.04	1d	1	1.11mi
644 Kline Ave Pottstown, PA	2.0	1.0–1.5	1103	$2,195	$1.99	1d	2	1.20mi
94 Hillside Dr Pottstown, PA	2.0	1.0	965	$1,862	$1.93	1d	4	1.27mi
422 Upland St Pottstown, PA	2.0–3.0	1.0–2.0	1082	$1,650	$1.52	1d	5	1.29mi
735 Fisher Ave Unit 2 Pottstown, PA	2.0	1.0	850	$1,550	$1.82	24d	1	1.44mi

Listing history 2 events

1. 2026-06-18
   remarks 461-char remark
2. 2026-06-18
   listed $135,000 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: $2,793 · $233/mo
• Projected year-2 tax: $2,793 · $233/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 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 4/10 Moderate 20% 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: $19,338
• − Mortgage interest: −$7,562
• − Property taxes: −$2,793
• − Insurance: −$675
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$3,927
• Taxable income: $1,286
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $3,004/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

+125.4% since first listed

8 events — show timeline

• 2026-06-18 Listed $135,000 BRIGHT MLS
• 2012-12-24 Sold (Public Records) $44,000 Public Records
• 2012-12-21 Sold (MLS) $44,000 TREND
• 2012-12-21 Sold (MLS) $44,000 BRIGHT MLS
• 2012-11-05 Pending — TREND
• 2012-10-28 Listing Removed — BRIGHT MLS
• 2012-10-08 Listed $59,900 TREND
• 2012-10-08 Listed $59,900 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $2,793 · +5.1% YoY. Source: county tax records.