2116 Weber Ln · Trooper, PA 19403

$225,000

3 bd · 1.5 ba · 1,279 sqft · SingleFamily public records · 1 Days on market

Built 1954 0.35 ac lot Est $373k · 40% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• 1% rule +4.7/10.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this 3-bedroom, 1.5-bath home in West Norriton Township—a prime opportunity for investors, contractors, flippers, or buyers looking to build sweat equity. Situated on a generous . 35-acre flat lot, this property offers a rare chance to create your ideal home or maximize your return on investment. Step inside and envision the possibilities. With solid bones and a functional layout, this home is ready for your updates, renovations, and personal touches. Whether you're planning a full rehab, cosmetic upgrades, or a long-term hold, this property delivers strong upside potential in a desirable Montgomery County location. The true standout feature is the expansive ba

Key facts

• Flat lot
• Expansive backyard
• 0.35 acre lot

Tags

• FLAT LOT
• EXPANSIVE BACKYARD
• QUIET ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO MAJOR ROUTES

Property features AI

Exterior

• Parking: Driveway parking for three vehicles; Three total garage and parking spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached home; Year built per assessor
• Construction: Vinyl siding; Slab foundation
• Exterior features: Lot dimensions approximately 75 x 0

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: No basement; Living area determined from assessor records

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $45 ($540/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (3.1% below list).
• Recommended offer: $218k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.1% in Trooper — 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 73/100 on livability (#557 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D+, amenities F, commute F.
• 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 fast (+4.3%/yr); 155 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $218,115 (3.1% below list)

Questions for the listing agent

1. Built in 1954 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.97% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $373,468
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Penfield	0.36mi	3/1.5	1,240 (-3%)	10mo	$375,500	$303	70
1957 Clearview	0.47mi	3/1.5	1,112 (-13%)	3mo	$365,000	$328	54
152 Liberty	0.37mi	3/1.5	1,392 (+9%)	17mo	$365,000	$262	54
25 Constitution	0.49mi	2/1.0 (-1)	1,215 (-5%)	11mo	$310,000	$255	53
26 Union St	0.46mi	3/1.0	1,096 (-14%)	0mo	$344,545	$314	52
1817 Sterigere St	0.74mi	3/1.0	1,344 (+5%)	4mo	$313,000	$233	52
2 Republic Ave	0.51mi	3/2.0	1,386 (+8%)	10mo	$405,000	$292	51
112 N Whitehall Rd	0.70mi	4/— (+1)	1,356 (+6%)	2mo	$370,500	$273	51
10 Jefferson Ave	0.41mi	3/2.0	1,142 (-11%)	16mo	$350,000	$306	48
34 Brant Rd	0.67mi	3/1.5	1,328 (+4%)	19mo	$327,595	$247	46
57 N Wakefield Rd	0.61mi	3/1.5	1,381 (+8%)	15mo	$403,000	$292	46
25 S Trooper Rd	0.68mi	2/1.5 (-1)	1,363 (+7%)	19mo	$365,500	$268	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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.51×
• Total profit: $-30,663
• Equity at exit: $33,548

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-10,684
• Equity at exit: $19,454

Cash invested: $63,000 (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 19403

• Rents YoY: 4.3%
• Active inventory: 155
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,181 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$404 /mo · $4,853/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $45

Break-even live

Break-even rent $2,124

Max offer price $225,000

Occupancy floor 93%

Sensitivity live

Price	-10% $172	-5% $109	+0% $45	+5% $-19	+10% $-82
Rent	-10% $-127	-5% $-41	+0% $45	+5% $131	+10% $217
Rate	-1.0pp $158	-0.5pp $102	base $45	+0.5pp $-13	+1.0pp $-73

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Jefferson Ave West Norriton, PA	2.0	1.0	952	$1,950	$2.05	26d	1	0.40mi
2070 Mill Rd West Norriton, PA	1.0–3.0	1.0–2.0	927	$2,490	$2.68	0d	10	0.87mi
2437 Norrington Dr West Norriton, PA	2.0	1.5	1280	$2,300	$1.80	17d	1	0.92mi
421 Wendover Dr Eagleville, PA	2.0	1.0	903	$1,940	$2.15	7d	1	1.08mi
1029 Northridge Dr Unit 82B Norristown, PA	2.0	1.0	903	$1,950	$2.16	45d	1	1.09mi
158 Woodstream Dr Unit 158 Norristown, PA	3.0	2.0	1450	$1,975	$1.36	18d	1	1.20mi
18 Westover Club Dr Norristown, PA	3.0	1.0–2.0	911	$2,300	$2.52	0d	19	1.22mi
1 Meadow Ln Jeffersonville, PA	2.0	1.0	975	$1,847	$1.89	13d	1	1.26mi
1 Meadow Ln Jeffersonville, PA	2.0	1.0	975	$1,597	$1.64	45d	1	1.26mi

Listing history 3 events

1. 2026-06-21
   status $225,000 Pending 1 DOM
2. 2026-06-18
   remarks 693-char remark
3. 2026-06-18
   listed $225,000 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: $4,853 · $404/mo
• Projected year-2 tax: $4,853 · $404/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 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,174
• − Mortgage interest: −$12,603
• − Property taxes: −$4,853
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$6,545
• Taxable loss: −$3,141
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $1,294/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 — Trooper

• Score: 73/100
• State rank: #557
• US rank: #5191

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment A+ Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 44,017
• Household income: $104,071
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1088.0

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 (75%)
• Race & ethnicity: White 75% Asian 9% Black 8% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Subsaharan African 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 3%

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: ▼ -245.63%
• Current HPI: 290.0201
• Rent YoY: ▲ 4.27%
• 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

2 events — show timeline

• 2026-06-19 Pending — BRIGHT MLS
• 2026-06-18 Listed $225,000 BRIGHT MLS

Property tax history

+2.5%/yr

Latest (2026): $4,853 · +2.0% YoY. Source: county tax records.