1264 Maple Glen Cir · Lower Pottsgrove, PA 19464

$150,000

3 bd · 2.5 ba · 1,674 sqft · Townhouse public records · 3 Days on market

Built 1990 871 sqft lot $220/mo HOA · 10% of rent

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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 +25.2/30.0
• 1% rule +9.9/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LIVE Public Real Estate Auction will be held on Tuesday, July 14th at 7:00pm - Please note: price listed does not reflect the price the property will sell for at auction, it was added for listing and search purposes only. Move right into this updated 4-bedroom, 2.5-bath townhome located in the desirable Maple Glen community. Offering multiple levels of living space, this home features a flexible floor plan with a finished walk-out basement that includes a fourth bedroom and full bath—ideal for guests, extended family, a home office, or recreation space. The main level features a bright and functional layout with a convenient half bath and access to a private rear deck directly off th

Key facts

• Flexible floor plan
• Updated townhome
• Private rear deck

Tags

• UPDATED TOWNHOME
• FLEXIBLE FLOOR PLAN
• FINISHED WALK-OUT BASEMENT
• PRIVATE REAR DECK
• LAUNDRY AREA ON SECOND FLOOR

Property features AI

Finance

• HOA & community: HOA fee of $220 per month

Exterior

• Parking: Parking lot
• Utilities: Electric cooling fuel; Natural gas hot water; Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Above-grade finished area of about 1,224 (per assessor); Below-grade finished area of about 450 (per assessor)
• Construction: Vinyl siding; Block foundation; Estimated year built
• Exterior features: Public water and public sewer

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas for heating and hot water
• Interior features: Finished basement with walkout level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Pottsgrove SD (suburban): math 29% / reading 50% proficiency, ranked #318 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.9%/yr); 202 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• This rent runs 34% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 24y 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 $102k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; 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 $150,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.49% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $331,452
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Hollytree Ct	0.08mi	3/2.5	1,790 (+7%)	0mo	$305,000	$170	84
1263 Maple Glen Cir	0.00mi	3/2.5	1,756 (+5%)	11mo	$321,000	$183	83
1053 Maple Glen Cir	0.04mi	3/1.5	1,584 (-5%)	9mo	$285,000	$180	78
53 Brookview Ln	0.46mi	3/2.5	1,675 (+0%)	6mo	$365,000	$218	73
631 Dogwood Ct	0.29mi	3/2.5	1,540 (-8%)	10mo	$305,000	$198	65
207 Cherrywood Ct	0.34mi	3/2.5	1,862 (+11%)	2mo	$320,000	$172	64
418 Maple Glen Cir	0.12mi	2/1.5 (-1)	1,426 (-15%)	5mo	$267,000	$187	56
1054 Maple Glen Cir	0.04mi	2/1.5 (-1)	1,426 (-15%)	11mo	$300,000	$210	55
5 Creekside Dr	0.54mi	3/1.5	1,902 (+14%)	2mo	$341,000	$179	46
2590 Terraced Hill Ct	0.72mi	3/2.5	1,498 (-10%)	4mo	$305,000	$204	46
2580 Allison Dr	0.72mi	3/2.5	1,498 (-10%)	6mo	$312,000	$208	44
2600 Allison Dr	0.74mi	3/2.5	1,474 (-12%)	7mo	$311,000	$211	39

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,650
• Equity at exit: $22,365

10-year hold

• IRR: 11.3%
• Equity multiple: 2.00×
• Total profit: $41,801
• Equity at exit: $12,969

Cash invested: $42,000 (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 19464

• Rents YoY: 4.9%
• Active inventory: 202
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,238 high
• Mortgage (P&I): −$787
• Tax from tax record: −$362 /mo · $4,342/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$220
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $281

Break-even live

Break-even rent $1,882

Max offer price $150,000

Occupancy floor 82%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
421 Oaktree Ct Pottstown, PA	3.0	1.5	1624	$2,250	$1.39	43d	1	0.04mi
1613 Rosewood Ct #79 Pottstown, PA	2.0	1.0	1127	$2,400	$2.13	1d	1	0.37mi
1732 Rosewood Ct Pottstown, PA	2.0	1.0	1139	$2,100	$1.84	1d	1	0.37mi
1267 Village Ln Pottstown, PA	3.0	2.5	1152	$2,295	$1.99	5d	1	0.61mi
48 Shelly Ln Pottstown, PA	3.0	2.5	1522	$2,383	$1.57	1d	1	0.64mi
157 Van Fleet Cir Pottstown, PA	3.0	2.5	1220	$2,700	$2.21	10d	1	0.81mi
3608 Walnut Ridge Est Pottstown, PA	3.0	1.5	1368	$2,150	$1.57	1d	1	0.97mi
1412 Cherry Ln Pottstown, PA	3.0	1.0	1080	$2,200	$2.04	1d	1	1.00mi
2435 Welsh Dr Pottstown, PA	4.0	2.0	2086	$3,000	$1.44	10d	1	1.02mi
2705 Walnut Ridge Est Pottstown, PA	3.0	1.5	1818	$2,400	$1.32	17d	1	1.03mi
1318 Cherry St Pottstown, PA	3.0	2.0	1240	$2,250	$1.81	1d	1	1.07mi
1327 Kepler Rd Pottstown, PA	2.0	1.0	1800	$1,895	$1.05	43d	1	1.29mi

HOA detail

• Monthly dues: $220 · $2,640/yr

Listing history 4 events

1. 2026-06-18
   days on market $150,000 Active 3 DOM
2. 2026-06-17
   days on market $150,000 Active 2 DOM
3. 2026-06-16
   remarks 693-char remark
4. 2026-06-16
   listed $150,000 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: $4,342 · $362/mo
• Projected year-2 tax: $4,342 · $362/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $26,853
• − Mortgage interest: −$8,402
• − Property taxes: −$4,342
• − Insurance: −$1,416
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − HOA: −$2,640
• − Depreciation: −$4,364
• Taxable income: $1,392
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $3,042/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: Pottsgrove SD
• NCES district ID: 4219650
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 50% ▼ -14.00%
• Median HH income: $71,814
• Composite: 36.08/100
• National rank: #4763
• State rank: #318 of 539 in PA

Livability — Lower Pottsgrove

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sanatoga, PA
• County: Montgomery County · 712,331 people
• 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

+39.4% since first listed

9 events — show timeline

• 2026-06-15 Listed $150,000 BRIGHT MLS
• 2010-03-26 Listing Removed — BRIGHT MLS
• 2009-10-02 Listed $149,900 BRIGHT MLS
• 2006-09-17 Listing Removed — BRIGHT MLS
• 2006-06-25 Listed $169,900 BRIGHT MLS
• 2002-10-28 Sold (Public Records) $102,000 Public Records
• 2002-10-18 Sold (MLS) $102,000 BRIGHT MLS
• 2002-08-11 Listed $102,000 BRIGHT MLS
• 1990-07-27 Sold (Public Records) $107,600 Public Records

Property tax history

+2.0%/yr

Latest (2026): $4,342 · +3.7% YoY. Source: county tax records.