213 East St · Pottstown, PA 19464

$99,900

3 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 1 Days on market

Built 1920 2,941 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

CALLING ALL INVESTORS! This property is the one you have been waiting for! This one will not last! This Property is being sold As-Is condition. Buyer is responsible for all certifications. Seller never occupied. Neither the seller or listing agent make any representation as to the accuracy of any information contained herein. Buyer must conduct their own due diligence, verification, research and inspections and are relying solely on the results thereof. Buyer to pay all closing costs and transfer tax.

Key facts

• 2,941 sq ft lot
• Built 1920

Property features AI

Finance

• Other: Ownership: Fee simple; Year built source: Assessor

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Above-grade finished living area reported as 1,174 (source: assessor)
• Construction: Masonry construction; Block foundation; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 21.00 x 0.00; No tidal water

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Oil heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 11.8% 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; 25 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $100k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1920 — 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 $99,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.80% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.56%
• DSCR: 1.87
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $231,278
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
662 Spruce St	0.12mi	3/1.0	1,082 (-8%)	6mo	$170,000	$157	76
789 Logan St	0.27mi	4/1.5 (+1)	1,150 (-2%)	1mo	$300,000	$261	76
220 Wilson St	0.29mi	3/1.0	1,100 (-6%)	2mo	$260,000	$236	74
821 N Hanover St	0.27mi	3/1.0	1,061 (-10%)	3mo	$250,000	$236	69
342 Lincoln Ave	0.43mi	2/1.5 (-1)	1,166 (-1%)	3mo	$123,000	$105	69
609 N Franklin St	0.22mi	4/2.0 (+1)	1,254 (+7%)	2mo	$305,000	$243	68
377 N Evans St	0.27mi	4/1.5 (+1)	1,282 (+9%)	6mo	$233,000	$182	59
725 Lincoln Ave	0.68mi	4/1.0 (+1)	1,217 (+4%)	2mo	$240,000	$197	55
176 Manatawny St	0.72mi	2/1.0 (-1)	1,232 (+5%)	5mo	$180,000	$146	49
878 Warren St	0.73mi	3/1.0	1,057 (-10%)	6mo	$235,000	$222	44
703 Walnut St	0.74mi	3/1.5	1,310 (+12%)	4mo	$255,000	$195	41
890 N Warren St	0.75mi	3/1.0	1,021 (-13%)	6mo	$199,900	$196	38

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: 14.4%
• Equity multiple: 1.59×
• Total profit: $16,621
• Equity at exit: $14,895

10-year hold

• IRR: 25.0%
• Equity multiple: 3.43×
• Total profit: $67,907
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$524
• Tax from tax record: −$403 /mo · $4,835/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $456

Break-even live

Break-even rent $1,226

Max offer price $99,900

Occupancy floor 70%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
657 N Charlotte St Unit 2 Pottstown, PA	2.0	1.0	1050	$1,700	$1.62	1d	1	0.14mi
24 E 5th St Pottstown, PA	2.0	1.0	796	$1,700	$2.14	18d	1	0.46mi
541 Lincoln Ave Pottstown, PA	3.0	1.0	1094	$1,975	$1.81	24d	1	0.49mi
220 N Penn St Unit 1 Pottstown, PA	3.0	1.0	1184	$1,700	$1.44	24d	1	0.49mi
351 Union Aly Pottstown, PA	4.0	1.5	1408	$1,995	$1.42	1d	1	0.52mi
262 Beech St Unit 2 Pottstown, PA	2.0	1.0	1000	$1,550	$1.55	43d	1	0.53mi
122 E 3rd St Unit 3 Pottstown, PA	2.0	1.0	1200	$1,400	$1.17	43d	1	0.54mi
226 Warren St Pottstown, PA	3.0	1.5	1180	$2,050	$1.74	16d	1	0.56mi
457 Walnut St Pottstown, PA	3.0	1.0	1274	$1,600	$1.26	43d	1	0.58mi
308 Walnut St Pottstown, PA	3.0	1.0	888	$1,950	$2.20	4d	1	0.58mi
261 N York St Pottstown, PA	2.0	1.0	800	$1,700	$2.12	18d	1	0.58mi
261 N York St Unit A Pottstown, PA	3.0	1.0	800	$1,550	$1.94	43d	1	0.58mi
614 Beech St Pottstown, PA	3.0	1.5	1360	$1,900	$1.40	43d	1	0.60mi
151 N Hanover St Unit 1 Pottstown, PA	2.0	1.0	1000	$1,600	$1.60	18d	1	0.62mi
5 E 2nd St Pottstown, PA	3.0	1.5	1085	$2,000	$1.84	2d	1	0.63mi
420 Chestnut St Unit 2 Pottstown, PA	2.0	1.5	1034	$1,795	$1.74	16d	1	0.65mi
422 Upland St Pottstown, PA	2.0–3.0	1.0–2.0	1082	$1,875	$1.73	1d	5	0.72mi
48 Chestnut St #2 Pottstown, PA	3.0	1.0	1100	$1,700	$1.55	43d	1	0.77mi
207 Manatawny St Unit B Pottstown, PA	2.0	1.0	900	$1,350	$1.50	2d	1	0.77mi
56 S Charlotte St Pottstown, PA	2.0	1.5	909	$1,520	$1.67	1d	1	0.86mi
110 W Harmony Dr #107 Pottstown, PA	2.0	2.0	1248	$2,000	$1.60	1d	1	0.89mi
450 South St Pottstown, PA	3.0	1.5	1024	$1,995	$1.95	43d	1	0.93mi
113 S Washington St Unit B Pottstown, PA	2.0	1.0	1000	$1,700	$1.70	5d	1	0.94mi
824 E High St Unit 3 Pottstown, PA	2.0	2.0	900	$1,650	$1.83	43d	1	0.98mi
814 South St Pottstown, PA	3.0	1.0	1008	$1,995	$1.98	24d	1	1.10mi

Listing history 2 events

1. 2026-06-18
   remarks 506-char remark
2. 2026-06-18
   listed $99,900 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: $4,835 · $403/mo
• Projected year-2 tax: $4,835 · $403/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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: $21,637
• − Mortgage interest: −$5,596
• − Property taxes: −$4,835
• − Insurance: −$500
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$2,906
• Taxable income: $4,338
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $4,431/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

+186.2% since first listed

2 events — show timeline

• 2026-06-18 Listed $99,900 BRIGHT MLS
• 1984-01-12 Sold (Public Records) $34,900 Public Records

Property tax history

+2.1%/yr

Latest (2026): $4,835 · +5.1% YoY. Source: county tax records.