623 Bridge St · Mont Clare, PA 19453

$269,900

4 bd · 1.0 ba · 1,705 sqft · SingleFamily public records · 16 Days on market

Built 1870 10,019 sqft lot $158/sqft · 41% below area Est $456k · 41% 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 +18.4/30.0
• ARV discount +15.0/15.0
• Schools +6.1/10.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 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

• 0.23 acre lot
• 2 garage spots
• Built 1870

Property features AI

Exterior

• Parking: Detached oversized garage; Two garage parking spaces
• Utilities: Central heating supplied by oil
• Home design: Detached property; Finished above-grade living area of 1,705 (source: assessor)
• Construction: Brick construction; Block foundation; Built year source: assessor
• Exterior features: Lot dimensions approximately 41.00 x 0.00; No tidal water on the property; Above-grade and below-grade structures noted

Interior

• Bedrooms: Five bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Oil-fired heating
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 16 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $210k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1870 — 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 $265,851 (1.5% below list)

Questions for the listing agent

1. Built in 1870 — 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. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 8.3

CMA / ARV

• ARV (median comp): $455,580
• List price: $269,900
• Delta: -34.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 2nd Ave	0.07mi	3/2.0 (-1)	1,488 (-13%)	17mo	$385,000	$259	52
143 Whitaker Ave	0.10mi	4/2.0	1,960 (+15%)	22mo	$335,000	$171	48
450 Port Providence Rd	0.74mi	4/1.5	1,588 (-7%)	12mo	$451,000	$284	42
114 Sunset Ave	0.58mi	3/2.5 (-1)	1,855 (+9%)	10mo	$580,000	$313	39
129 Grant St	0.75mi	4/2.0	1,904 (+12%)	16mo	$525,000	$276	28
303 Chestnut Dr	0.74mi	3/2.0 (-1)	1,483 (-13%)	15mo	$425,000	$287	22

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-27,710
• Equity at exit: $40,243

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-3,316
• Equity at exit: $23,336

Cash invested: $75,572 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,726 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$375 /mo · $4,500/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $251

Break-even live

Break-even rent $2,409

Max offer price $269,900

Occupancy floor 86%

Sensitivity live

Price	-10% $403	-5% $327	+0% $251	+5% $174	+10% $98
Rent	-10% $35	-5% $143	+0% $251	+5% $358	+10% $466
Rate	-1.0pp $387	-0.5pp $319	base $251	+0.5pp $181	+1.0pp $110

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Meadowview Ln #504 Mont Clare, PA	3.0	2.0	1092	$2,100	$1.92	4d	1	0.20mi
129 Walnut St Mont Clare, PA	4.0	2.0	1542	$3,200	$2.08	11d	1	0.36mi
121 Macdade Rd Phoenixville, PA	3.0	2.0	2241	$3,200	$1.43	17d	1	0.39mi
131 Bridge St Phoenixville, PA	1.0–3.0	1.0–2.0	1010	$3,125	$3.09	2d	31	0.77mi
1051 Balley Dr Phoenixville, PA	3.0	2.5	1672	$2,550	$1.53	13d	1	0.81mi
144 Gay St Unit 2 Phoenixville, PA	3.0	2.0	1600	$2,995	$1.87	25d	1	1.08mi
412 1st Ave Phoenixville, PA	3.0	2.0	1300	$2,650	$2.04	6d	1	1.33mi
355 Nutt Rd Unit 2 Phoenixville, PA	4.0	2.0	1924	$2,100	$1.09	21d	1	1.34mi
312 Milligan St Phoenixville, PA	3.0	1.0	1064	$2,650	$2.49	44d	1	1.35mi
755 Platinum Dr Phoenixville, PA	3.0	2.5	1868	$2,800	$1.50	44d	1	1.44mi

Listing history 16 events

1. 2026-06-18
   days on market $269,900 Active 16 DOM
2. 2026-06-17
   days on market $269,900 Active 15 DOM
3. 2026-06-16
   pricedays on market $269,900 Active 14 DOM
4. 2026-06-15
   days on market $279,900 Active 13 DOM
5. 2026-06-13
   days on market $279,900 Active 11 DOM
6. 2026-06-13
   days on market $279,900 Active 10 DOM
7. 2026-06-09
   days on market $279,900 Active 7 DOM
8. 2026-06-08
   days on market $279,900 Active 6 DOM
9. 2026-06-07
   days on market $279,900 Active 5 DOM
10. 2026-06-04
    days on market $279,900 Active 2 DOM
11. 2026-06-02
    remarks 506-char remark
12. 2026-06-02
    pricestatuslisting id $279,900 Active 1 DOM
13. 2026-05-14
    historical
14. 2026-05-06
    listed $299,900 Active
15. 2026-03-12
    soldstatus $210,000
16. 2026-02-10
    soldstatus $137,000

ⓘ 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: $4,500 · $375/mo
• Projected year-2 tax: $4,500 · $375/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 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: $32,711
• − Mortgage interest: −$15,119
• − Property taxes: −$4,500
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,617
• − Management: −$2,617
• − Depreciation: −$7,852
• Taxable loss: −$1,343
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $3,330/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

+118.9% since first listed

8 events — show timeline

• 2026-06-18 Price Changed $299,900 BRIGHT MLS
• 2026-06-18 Listing Removed — BRIGHT MLS
• 2026-06-16 Price Changed $269,900 BRIGHT MLS
• 2026-06-02 Listed $279,900 BRIGHT MLS
• 2026-05-14 Listing Removed — BRIGHT MLS
• 2026-05-06 Listed $299,900 BRIGHT MLS
• 2026-03-12 Sold (Public Records) $210,000 Public Records
• 2026-02-10 Sold (Public Records) $137,000 Public Records

Property tax history

+3.0%/yr

Latest (2026): $4,500 · +4.8% YoY. Source: county tax records.