2917 E High St #59 · Lower Pottsgrove, PA 19464

$80,000

2 bd · 2.0 ba · 1,041 sqft · Manufactured public records · 6 Days on market

Built 1986

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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
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Windhaven Estates. This reasonably priced home features 2 full bathrooms and 2 nice size decks. The front deck is covered and offers a nice shady oasis in the warm weather. The second deck on the back of the home is great for setting-up your BBQ grill,smoker and picnic table. Relax in the large living room which includes a great gas fireplace. There is a nice size shed in the yard to help with your storage needs. This home has been well maintained and is waiting for your finishing touches. Windhaven Estates is conveniently located to shopping, services and regional commuting routes. Very close by you will find recreational opportunities like the Schuylkill River Trail, Sanatoga Park and several public courses. This property is being sold AS-IS, the Seller welcomes inspections for the Buyers knowledge; however, no repairs will be made.

Key facts

• Open floor plan
• Laundry room
• Breakfast bar

Tags

• EXPANSIVE SIDE COVERED PORCH
• OPEN FLOOR PLAN
• COZY CORNER FIREPLACE
• BREAKFAST BAR
• PRIVATE EN-SUITE BATHROOM
• LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Senior community (55+); Ground rent charged monthly

Exterior

• Parking: Driveway parking; 2 driveway spaces (2 total parking spaces)
• Utilities: Public water; Public sewer; Propane available; Cable TV available; Electric hot water
• Home design: Manufactured home; Situated in a 55+ senior community; Ground rent arrangement with monthly payment
• Construction: Vinyl siding; Above-grade and below-grade structures noted; Year built per assessor
• Exterior features: Deck(s); Porch(es); Blacktop road access

Interior

• Kitchen: Built-in range
• Bedrooms: 2 bedrooms on the main level (including master bedroom)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: 90% efficient forced-air heating (electric); Central air conditioning (electric)
• Interior features: Brick fireplace; Living room; Laundry room; Shed on property
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).

Location & tenants

• Location reads: area grade B — 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; 3 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 32% 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $22k; list at $80k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $80,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.69% ✓
• Cap rate: 23.42%
• Cash-on-cash: 61.18%
• DSCR: 3.72
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.93% rent growth · sell at horizon

5-year hold

• IRR: 62.2%
• Equity multiple: 3.86×
• Total profit: $64,067
• Equity at exit: $11,928

10-year hold

• IRR: 67.4%
• Equity multiple: 8.49×
• Total profit: $167,761
• Equity at exit: $6,917

Cash invested: $22,400 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$104 /mo · $1,246/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $1,142

Break-even live

Break-even rent $705

Max offer price $80,000

Occupancy floor 42%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1267 Village Ln Pottstown, PA	3.0	2.5	1152	$2,295	$1.99	5d	1	0.86mi
157 Van Fleet Cir Pottstown, PA	3.0	2.5	1220	$2,700	$2.21	10d	1	0.90mi
3608 Walnut Ridge Est Pottstown, PA	3.0	1.5	1368	$2,150	$1.57	2d	1	1.13mi

Listing history 6 events

1. 2026-06-18
   days on market $80,000 Active 6 DOM
2. 2026-06-17
   days on market $80,000 Active 5 DOM
3. 2026-06-16
   days on market $80,000 Active 4 DOM
4. 2026-06-15
   days on market $80,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $80,000 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: $1,246 · $104/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: +$9/yr (+$1/mo · 0.7%)

ⓘ 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 4/10 Moderate 21% 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: $25,804
• − Mortgage interest: −$4,481
• − Property taxes: −$1,246
• − Insurance: −$400
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$2,327
• Taxable income: $13,221
• Est. tax owed @ 24.0%: −$3,173
• After-tax cash flow: $10,532/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

+220.0% since first listed

7 events — show timeline

• 2026-06-12 Price Changed $80,000 BRIGHT MLS
• 2026-06-12 Listed $69,900 BRIGHT MLS
• 2017-11-13 Sold (MLS) $22,000 BRIGHT MLS
• 2017-11-13 Sold (MLS) $22,000 TREND
• 2017-09-22 Contingent — TREND
• 2017-08-17 Listed $25,000 TREND
• 2017-08-17 Listed $25,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2026): $1,246 · +3.7% YoY. Source: county tax records.