253 Concord Rd · Schwenksville, PA 19473

$235,000

3 bd · 1.5 ba · 1,360 sqft · Townhouse public records · 4 Days on market

Built 1973 1,400 sqft lot Est $250k · 6% under $180/mo HOA · 8% of rent

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Why this score? — see what drove the D+ 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 +13.9/30.0
• ARV discount +10.2/15.0
• Schools +5.6/10.0
• 1% rule +4.7/10.0
• DSCR +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

End Unit townhouse in Maple Hill Development. 3 bedroom 1.5 bath home needs some updating. Spacious Living Rm and Dining Area. Slider to Rear Patio that can be fenced in. Upstairs Features 3 Bedrooms and Full Bath. House is being sold as is and Buyer is responsible for the Use and Occupancy with the township.

Key facts

• Spacious living rm
• Dining area
• Rear patio

Tags

• END UNIT TOWNHOUSE
• MAPLE HILL DEVELOPMENT
• REAR PATIO
• SPACIOUS LIVING RM
• DINING AREA

Property features AI

Finance

• Other: Above-grade finished area listed as 1,360 (source: assessor)
• HOA & community: Monthly HOA fee of $180; HOA covers common area maintenance, lawn maintenance, snow removal and trash; HOA amenities include an outdoor pool

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: End-of-row townhouse; Fee simple ownership; Finished above-grade living space reported by assessor
• Construction: Vinyl siding; Slab foundation
• Exterior features: Community outdoor pool; Lot dimensions approximately 20.00 x 0.00

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: No basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $27 ($326/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 $229k (2.7% below list).
• Recommended offer: $229k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.8% in Schwenksville — 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 66/100 on livability (#1,046 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Perkiomen Valley SD (suburban): math 53% / reading 70% proficiency, ranked #46 of 539 in PA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Schwenksville El Sch (math 57% / reading 72%, grade B, #249 of 1,518 statewide, top 19%, 485 students, 27% FRL); Perkiomen Valley Ms-West (math 32% / reading 66%, grade C-, #140 of 512 statewide, top 28%, 557 students, 24% FRL); Perkiomen Valley Hs (math 80% / reading 75%, grade A-, #21 of 437 statewide, top 5%, 1,736 students, 16% FRL).
• Market conditions: 55 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 31y 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 $82k; list at $235k implies a 187% 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 $228,623 (2.7% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $250,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Lexington Rd	0.12mi	3/1.5	1,360 (0%)	3mo	$250,000	$184	92
57 Salem Rd	0.05mi	3/1.5	1,360 (0%)	10mo	$278,200	$205	89
197 Lexington Rd	0.07mi	3/1.5	1,395 (+3%)	5mo	$257,000	$184	88
64 Salem Rd	0.18mi	3/1.5	1,416 (+4%)	4mo	$280,000	$198	81
43 Salem Rd	0.02mi	3/1.5	1,464 (+8%)	8mo	$245,000	$167	80
76 Salem Rd	0.21mi	3/1.5	1,456 (+7%)	0mo	$299,000	$205	78
170 Salem Rd	0.19mi	3/1.5	1,416 (+4%)	8mo	$310,000	$219	78
72 Salem Rd	0.20mi	3/1.5	1,451 (+7%)	2mo	$210,000	$145	78
163 Salem Rd	0.16mi	3/1.5	1,451 (+7%)	7mo	$190,000	$131	76
2311 Forest Ln Unit C-5	0.61mi	3/2.0	1,350 (-1%)	8mo	$137,000	$101	62
4421 Forest Ln	0.68mi	3/2.0	1,500 (+10%)	3mo	$130,000	$87	46
37 Pennypacker Dr	0.71mi	3/1.5	1,200 (-12%)	4mo	$259,900	$217	44

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-36,222
• Equity at exit: $35,039

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-28,790
• Equity at exit: $20,319

Cash invested: $65,800 (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 19473

• Home prices YoY: -25.2%
• Active inventory: 55
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,286 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$269 /mo · $3,225/yr
• Insurance: −$98
• HOA: −$180
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $27

Break-even live

Break-even rent $2,252

Max offer price $235,000

Occupancy floor 94%

Sensitivity live

Price	-10% $160	-5% $94	+0% $27	+5% $-39	+10% $-106
Rent	-10% $-153	-5% $-63	+0% $27	+5% $117	+10% $208
Rate	-1.0pp $145	-0.5pp $87	base $27	+0.5pp $-34	+1.0pp $-96

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
939 Gravel Pike Schwenksville, PA	3.0	1.5	1298	$2,750	$2.12	0d	1	0.46mi
1312 Forest Ln Unit A6 Schwenksville, PA	2.0	1.0	902	$1,650	$1.83	45d	1	0.59mi
65 Pennypacker Dr Schwenksville, PA	3.0	1.5	1200	$2,100	$1.75	7d	1	0.66mi

HOA detail

• Monthly dues: $180 · $2,160/yr

Listing history 3 events

1. 2026-06-21
   days on market $235,000 Active 4 DOM
2. 2026-06-17
   remarks 310-char remark
3. 2026-06-17
   listed $235,000 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: $3,225 · $269/mo
• Projected year-2 tax: $3,469 · $289/mo
• Expected delta: +$244/yr (+$20/mo · 7.6%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,435
• − Mortgage interest: −$13,164
• − Property taxes: −$3,225
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − HOA: −$2,160
• − Depreciation: −$6,836
• Taxable loss: −$3,514
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $1,169/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: Perkiomen Valley SD
• NCES district ID: 4218930
• Math proficiency: 53% ▼ -12.00%
• Reading proficiency: 70% ▼ -12.00%
• Median HH income: $92,706
• Composite: 56.33/100
• National rank: #1167
• State rank: #46 of 539 in PA

Livability — Schwenksville

• Score: 66/100
• State rank: #1046
• US rank: #11722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,731

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 (87%)
• Race & ethnicity: White 87% Asian 5% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 1% French/Haitian/Cajun 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: ▼ -101.04%
• Current HPI: 299.9427
• 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

+173.6% since first listed

9 events — show timeline

• 2026-06-17 Listed $235,000 BRIGHT MLS
• 2002-05-06 Sold (Public Records) $82,000 Public Records
• 1999-09-08 Listing Removed — BRIGHT MLS
• 1999-09-08 Listed $79,900 BRIGHT MLS
• 1997-02-26 Listing Removed — BRIGHT MLS
• 1997-02-26 Listed $77,500 BRIGHT MLS
• 1995-12-12 Listing Removed — BRIGHT MLS
• 1995-06-12 Listed $79,900 BRIGHT MLS
• 1989-04-21 Sold (Public Records) $85,900 Public Records

Property tax history

+2.4%/yr

Latest (2026): $3,225 · +3.8% YoY. Source: county tax records.