146 Walnut St · Mont Clare, PA 19453

$1,199,900

48 bd · 36.0 ba · 6,280 sqft · MultiFamily public records · 87 Days on market

Built 1920 0.76 ac lot $191/sqft · 10% above area Est $1092k · 10% over

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Schools +6.1/10.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Turnkey 6-Unit Investment Opportunity in Mont Clare! Welcome to 146 Walnut Street, a spacious and well-positioned multi-family property offering strong income potential in highly desirable Upper Providence Township. This expansive property features approximately 6,200+ square feet of living space on a large 0.75 acre lot, providing scale and long-term upside for investors. The building has been renovated with updated units, including modern flooring, fresh paint, and functional layouts designed for tenant comfort. Several units feature open living spaces, generous bedrooms, and updated kitchens, making them attractive for today’s rental market. Tenants enjoy added amenities such as on-site laundry and outdoor space, including decks with scenic views near the canal—an appealing lifestyle feature that helps support strong occupancy. Located within the Spring-Ford Area School District, the property benefits from proximity to Phoenixville, major roadways, and local employers, making it a desirable rental location with consistent demand. Whether you’re expanding your portfolio or seeking a stabilized multi-unit asset with upside, this property presents a compelling investment in a sought-after Montgomery County location.

Key facts

• Updated units
• On site laundry
• Outdoor space

Tags

• 6 UNIT INVESTMENT OPPORTUNITY
• MULTI FAMILY PROPERTY
• UPDATED UNITS
• ON SITE LAUNDRY
• OUTDOOR SPACE
• DECKS WITH SCENIC VIEWS

What this means for you Summary

Snapshot

• This is a 6 × 8-bed/6.0-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $4k ($48k/yr) — positive. Per door: $661/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.20M).
• Recommended offer: $1.13M (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 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 $8k of loan paydown is wiped out by about $36k 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 + 3.0% rent growth), your $336k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($1.13M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $260k; list at $1.20M implies a 362% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $1,127,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.81%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (median comp): $1,092,319
• List price: $1,199,900
• Delta: 9.85%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $58,239
• Equity at exit: $178,909

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $376,161
• Equity at exit: $103,745

Cash invested: $335,972 (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: 39.7×

Monthly cashflow live

• Estimated rent: $15,113 medium
• Mortgage (P&I): −$6,292
• Tax from tax record: −$720 /mo · $8,637/yr
• Insurance: −$500
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,174
• Net cashflow: $3,967

Break-even live

Break-even rent $10,092

Max offer price $1,199,900

Occupancy floor 69%

Sensitivity live

Price	-10% $4,646	-5% $4,306	+0% $3,967	+5% $3,627	+10% $3,287
Rent	-10% $2,773	-5% $3,370	+0% $3,967	+5% $4,564	+10% $5,161
Rate	-1.0pp $4,571	-0.5pp $4,272	base $3,967	+0.5pp $3,656	+1.0pp $3,339

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	8	6	$15,114
Total (6 units)			$15,113

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: $299,975
• Closing costs: $35,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-15
   days on market $1,199,900 Active 87 DOM
2. 2026-06-13
   days on market $1,199,900 Active 85 DOM
3. 2026-06-13
   days on market $1,199,900 Active 84 DOM
4. 2026-06-09
   days on market $1,199,900 Active 81 DOM
5. 2026-06-08
   days on market $1,199,900 Active 80 DOM
6. 2026-06-07
   days on market $1,199,900 Active 79 DOM
7. 2026-06-04
   days on market $1,199,900 Active 76 DOM
8. 2026-06-03
   days on market $1,199,900 Active 75 DOM
9. 2026-06-02
   days on market $1,199,900 Active 74 DOM
10. 2026-06-01
    days on market $1,199,900 Active 73 DOM
11. 2026-05-31
    days on market $1,199,900 Active 72 DOM
12. 2026-04-17
    price $1,199,900 1253-char remark

    Show marketing remark (1253 chars)

    Turnkey 6-Unit Investment Opportunity in Mont Clare! Welcome to 146 Walnut Street, a spacious and well-positioned multi-family property offering strong income potential in highly desirable Upper Providence Township. This expansive property features approximately 6,200+ square feet of living space on a large 0.75 acre lot, providing scale and long-term upside for investors. The building has been renovated with updated units, including modern flooring, fresh paint, and functional layouts designed for tenant comfort. Several units feature open living spaces, generous bedrooms, and updated kitchens, making them attractive for today’s rental market. Tenants enjoy added amenities such as on-site laundry and outdoor space, including decks with scenic views near the canal—an appealing lifestyle feature that helps support strong occupancy. Located within the Spring-Ford Area School District, the property benefits from proximity to Phoenixville, major roadways, and local employers, making it a desirable rental location with consistent demand. Whether you’re expanding your portfolio or seeking a stabilized multi-unit asset with upside, this property presents a compelling investment in a sought-after Montgomery County location.

13. 2026-03-20
    listed $1,249,900 Active 1253-char remark

    Show marketing remark (1253 chars)

    Turnkey 6-Unit Investment Opportunity in Mont Clare! Welcome to 146 Walnut Street, a spacious and well-positioned multi-family property offering strong income potential in highly desirable Upper Providence Township. This expansive property features approximately 6,200+ square feet of living space on a large 0.75 acre lot, providing scale and long-term upside for investors. The building has been renovated with updated units, including modern flooring, fresh paint, and functional layouts designed for tenant comfort. Several units feature open living spaces, generous bedrooms, and updated kitchens, making them attractive for today’s rental market. Tenants enjoy added amenities such as on-site laundry and outdoor space, including decks with scenic views near the canal—an appealing lifestyle feature that helps support strong occupancy. Located within the Spring-Ford Area School District, the property benefits from proximity to Phoenixville, major roadways, and local employers, making it a desirable rental location with consistent demand. Whether you’re expanding your portfolio or seeking a stabilized multi-unit asset with upside, this property presents a compelling investment in a sought-after Montgomery County location.

14. 2025-01-07
    historical $1,875
15. 2024-11-22
    listed $1,875
16. 2023-06-22
    historical
17. 2022-02-22
    soldstatus $260,000
18. 1986-08-12
    soldstatus $150,000

ⓘ 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: $8,637 · $720/mo
• Projected year-2 tax: $13,798 · $1,150/mo
• Expected delta: +$5,161/yr (+$430/mo · 59.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $181,356
• − Mortgage interest: −$67,213
• − Property taxes: −$8,637
• − Insurance: −$11,524
• − Repairs & maintenance: −$14,508
• − Management: −$14,508
• − Depreciation: −$34,906
• Taxable income: $30,058
• Est. tax owed @ 24.0%: −$7,214
• After-tax cash flow: $40,387/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

+699.9% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $1,199,900 BRIGHT MLS
• 2026-03-20 Listed $1,249,900 BRIGHT MLS
• 2025-01-07 Rental Removed $1,875 BRIGHTMLS
• 2024-11-22 Listed for Rent $1,875 BRIGHTMLS
• 2023-06-22 Rental Removed — APPFOLIO
• 2022-02-22 Sold (Public Records) $260,000 Public Records
• 1986-08-12 Sold (Public Records) $150,000 Public Records

Property tax history

+3.0%/yr

Latest (2026): $8,637 · +4.8% YoY. Source: county tax records.