507 Beech St · Pottstown, PA 19464

$155,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 24 Days on market

Built 1880 2,100 sqft lot $179/sqft · at area comps Est $171k · 9% 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 +25.3/30.0
• ARV discount +11.6/15.0
• DSCR +8.3/10.0
• 1% rule +6.8/10.0
• 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

Very Clean and Well Maintained Twin Close to The Hill School. You'll be amazed at how well this property has been cared for. Same owners for the last 17 years. Neutral colors, 9ft ceilings and plenty of windows makes this property very bright and airy feeling. Back yard is an oasis with privacy fence, Shaded Patio section with seating and table, custom built-in barbeque grill, storage shed and access to driveway with offstreet parking. Very large bathroom and beautiful kitchen overlooking back yard. Excellent spot for entertaining. Agent has equitable interest. Comps show rents should be in the $1100-$1200 range. Taxes are very low as well. For investors putting 20% down, PITI is around $540 per month. Great AirBnB opportunity as well as property is only 2 minutes from Hill School for families coming into town.

Key facts

• 2 parking spots
• Built 1880
• Listed 24 days

Property features AI

Exterior

• Parking: Two driveway spaces; Off-street and on-street parking available (total 2 garage/parking spaces)
• Utilities: 100 amp electric service; Public water; Public sewer; Electric service available; Cable TV available
• Home design: Semi-detached structure; Main entrance faces south
• Construction: Frame construction; Stone foundation; Full unfinished basement with shelving
• Exterior features: Patio(s) and porch(es); Outbuilding(s) with secure storage

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Forced air heating (oil)
• Interior features: Ceiling fans; Combination dining and living area; Dining area
• Laundry & utility: Washer and electric dryer in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 22 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 $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $48k; list at $155k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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: 1.18% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (median comp): $170,723
• List price: $155,000
• Delta: -9.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 May St	0.15mi	3/1.0	823 (-5%)	12mo	$207,500	$252	75
319 Grant St	0.29mi	2/1.0 (-1)	924 (+7%)	10mo	$160,000	$173	62
207 West St	0.47mi	2/1.0 (-1)	924 (+7%)	1mo	$200,000	$216	61
746 N Hanover St	0.68mi	3/1.0	900 (+4%)	2mo	$295,000	$328	60
742 N Hanover St	0.67mi	3/1.5	900 (+4%)	4mo	$295,000	$328	56
481 Spruce St	0.42mi	2/1.0 (-1)	944 (+9%)	8mo	$185,000	$196	53
24 E 5th St	0.60mi	2/1.0 (-1)	796 (-8%)	1mo	$130,000	$163	53
164 S Franklin St	0.53mi	2/1.0 (-1)	920 (+6%)	8mo	$180,000	$196	53
545 Farmington Ave	0.62mi	2/1.0 (-1)	857 (-1%)	16mo	$152,500	$178	52
369 South St	0.44mi	2/1.0 (-1)	990 (+15%)	11mo	$149,900	$151	41
15 Chestnut St	0.70mi	2/1.0 (-1)	908 (+5%)	16mo	$185,000	$204	41
45 E 3rd St	0.57mi	2/2.0 (-1)	950 (+10%)	13mo	$200,201	$211	37

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,050
• Equity at exit: $23,111

10-year hold

• IRR: 12.2%
• Equity multiple: 2.05×
• Total profit: $45,533
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$813
• Tax from tax record: −$217 /mo · $2,598/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $353

Break-even live

Break-even rent $1,385

Max offer price $155,000

Occupancy floor 76%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
541 Lincoln Ave Pottstown, PA	3.0	1.0	1094	$1,975	$1.81	24d	1	0.08mi
420 Chestnut St Unit 2 Pottstown, PA	2.0	1.5	1034	$1,795	$1.74	16d	1	0.20mi
308 Walnut St Pottstown, PA	3.0	1.0	888	$1,950	$2.20	4d	1	0.31mi
262 Beech St Unit 2 Pottstown, PA	2.0	1.0	1000	$1,550	$1.55	43d	1	0.34mi
450 South St Pottstown, PA	3.0	1.5	1024	$1,995	$1.95	43d	1	0.45mi
113 S Washington St Unit B Pottstown, PA	2.0	1.0	1000	$1,700	$1.70	5d	1	0.47mi
151 N Hanover St Unit 1 Pottstown, PA	2.0	1.0	1000	$1,600	$1.60	18d	1	0.48mi
56 S Charlotte St Pottstown, PA	2.0	1.5	909	$1,520	$1.67	1d	1	0.49mi
657 N Charlotte St Unit 2 Pottstown, PA	2.0	1.0	1050	$1,700	$1.62	1d	1	0.50mi
824 E High St Unit 3 Pottstown, PA	2.0	2.0	900	$1,650	$1.83	43d	1	0.53mi
261 N York St Pottstown, PA	2.0	1.0	800	$1,700	$2.12	18d	1	0.57mi
261 N York St Unit A Pottstown, PA	3.0	1.0	800	$1,550	$1.94	43d	1	0.57mi
24 E 5th St Pottstown, PA	2.0	1.0	796	$1,700	$2.14	18d	1	0.59mi
814 South St Pottstown, PA	3.0	1.0	1008	$1,995	$1.98	24d	1	0.62mi
48 Chestnut St #2 Pottstown, PA	3.0	1.0	1100	$1,700	$1.55	43d	1	0.65mi
5 E 2nd St Pottstown, PA	3.0	1.5	1085	$2,000	$1.84	2d	1	0.66mi
207 Manatawny St Unit B Pottstown, PA	2.0	1.0	900	$1,350	$1.50	2d	1	0.78mi
422 Upland St Pottstown, PA	2.0–3.0	1.0–2.0	1082	$1,875	$1.73	1d	5	1.07mi
644 Kline Ave Pottstown, PA	2.0	1.0–1.5	1103	$2,195	$1.99	1d	2	1.28mi
1412 Cherry Ln Pottstown, PA	3.0	1.0	1080	$2,200	$2.04	1d	1	1.29mi
735 Fisher Ave Unit 2 Pottstown, PA	2.0	1.0	850	$1,550	$1.82	24d	1	1.44mi
94 Hillside Dr Pottstown, PA	2.0	1.0	965	$1,862	$1.93	1d	4	1.45mi

Listing history 18 events

1. 2026-06-07
   statusdays on market $155,000 Pending 24 DOM
2. 2026-06-04
   days on market $155,000 Active 22 DOM
3. 2026-06-03
   days on market $155,000 Active 21 DOM
4. 2026-06-02
   days on market $155,000 Active 20 DOM
5. 2026-06-01
   days on market $155,000 Active 19 DOM
6. 2026-05-31
   days on market $155,000 Active 18 DOM
7. 2026-05-14
   listed $155,000 Active 1526-char remark
8. 2026-05-11
   historical $155,000 1526-char remark
9. 2020-06-17
   soldstatus $48,000
10. 2020-06-15
    soldstatus $48,000 Closed 822-char remark

    Show marketing remark (822 chars)

    Very Clean and Well Maintained Twin Close to The Hill School. You'll be amazed at how well this property has been cared for. Same owners for the last 17 years. Neutral colors, 9ft ceilings and plenty of windows makes this property very bright and airy feeling. Back yard is an oasis with privacy fence, Shaded Patio section with seating and table, custom built-in barbeque grill, storage shed and access to driveway with offstreet parking. Very large bathroom and beautiful kitchen overlooking back yard. Excellent spot for entertaining. Agent has equitable interest. Comps show rents should be in the $1100-$1200 range. Taxes are very low as well. For investors putting 20% down, PITI is around $540 per month. Great AirBnB opportunity as well as property is only 2 minutes from Hill School for families coming into town.

11. 2020-05-27
    status Pending 822-char remark

    Show marketing remark (822 chars)

    Very Clean and Well Maintained Twin Close to The Hill School. You'll be amazed at how well this property has been cared for. Same owners for the last 17 years. Neutral colors, 9ft ceilings and plenty of windows makes this property very bright and airy feeling. Back yard is an oasis with privacy fence, Shaded Patio section with seating and table, custom built-in barbeque grill, storage shed and access to driveway with offstreet parking. Very large bathroom and beautiful kitchen overlooking back yard. Excellent spot for entertaining. Agent has equitable interest. Comps show rents should be in the $1100-$1200 range. Taxes are very low as well. For investors putting 20% down, PITI is around $540 per month. Great AirBnB opportunity as well as property is only 2 minutes from Hill School for families coming into town.

12. 2020-05-20
    price $69,000 822-char remark

    Show marketing remark (822 chars)

    Very Clean and Well Maintained Twin Close to The Hill School. You'll be amazed at how well this property has been cared for. Same owners for the last 17 years. Neutral colors, 9ft ceilings and plenty of windows makes this property very bright and airy feeling. Back yard is an oasis with privacy fence, Shaded Patio section with seating and table, custom built-in barbeque grill, storage shed and access to driveway with offstreet parking. Very large bathroom and beautiful kitchen overlooking back yard. Excellent spot for entertaining. Agent has equitable interest. Comps show rents should be in the $1100-$1200 range. Taxes are very low as well. For investors putting 20% down, PITI is around $540 per month. Great AirBnB opportunity as well as property is only 2 minutes from Hill School for families coming into town.

13. 2020-05-17
    listed $74,900 Active 822-char remark

    Show marketing remark (822 chars)

    Very Clean and Well Maintained Twin Close to The Hill School. You'll be amazed at how well this property has been cared for. Same owners for the last 17 years. Neutral colors, 9ft ceilings and plenty of windows makes this property very bright and airy feeling. Back yard is an oasis with privacy fence, Shaded Patio section with seating and table, custom built-in barbeque grill, storage shed and access to driveway with offstreet parking. Very large bathroom and beautiful kitchen overlooking back yard. Excellent spot for entertaining. Agent has equitable interest. Comps show rents should be in the $1100-$1200 range. Taxes are very low as well. For investors putting 20% down, PITI is around $540 per month. Great AirBnB opportunity as well as property is only 2 minutes from Hill School for families coming into town.

14. 2004-02-11
    soldstatus $45,575
15. 2003-11-26
    soldstatus $41,000

    Show marketing remark (187 chars)

    Great starter home near transportation. Needs a liitle TLC to make this a great home. Also could be a great investment as a rental. Buyer responsible for U & O. Sold "As is"

16. 2003-09-25
    historical

    Show marketing remark (187 chars)

    Great starter home near transportation. Needs a liitle TLC to make this a great home. Also could be a great investment as a rental. Buyer responsible for U & O. Sold "As is"

17. 2003-04-21
    listed $41,000

    Show marketing remark (187 chars)

    Great starter home near transportation. Needs a liitle TLC to make this a great home. Also could be a great investment as a rental. Buyer responsible for U & O. Sold "As is"

18. 1985-04-13
    soldstatus $12,000

ⓘ 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: $2,598 · $217/mo
• Projected year-2 tax: $2,598 · $217/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 5/10 Major 23% 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: $21,983
• − Mortgage interest: −$8,682
• − Property taxes: −$2,598
• − Insurance: −$775
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$4,509
• Taxable income: $1,901
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $3,783/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

+1191.7% since first listed

13 events — show timeline

• 2026-06-06 Pending — BRIGHT MLS
• 2026-05-14 Listed $155,000 BRIGHT MLS
• 2026-05-11 Coming Soon $155,000 BRIGHT MLS
• 2020-06-17 Sold (Public Records) $48,000 Public Records
• 2020-06-15 Sold (MLS) $48,000 BRIGHT MLS
• 2020-05-27 Pending — BRIGHT MLS
• 2020-05-20 Price Changed $69,000 BRIGHT MLS
• 2020-05-17 Listed $74,900 BRIGHT MLS
• 2004-02-11 Sold (Public Records) $45,575 Public Records
• 2003-11-26 Sold (MLS) $41,000 BRIGHT MLS
• 2003-09-25 Listing Removed — BRIGHT MLS
• 2003-04-21 Listed $41,000 BRIGHT MLS
• 1985-04-13 Sold (Public Records) $12,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $2,598 · +5.1% YoY. Source: county tax records.