107 Woodstream Dr Unit CONDO 107 · King of Prussia, PA 19403

$135,000

1 bd · 1.5 ba · 882 sqft · Condo · 5 Days on market

Built 1976 Good condition $260/mo HOA · 16% 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 +17.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +5.6/10.0
• Livability +4.4/5.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This move-in-ready 1-bed, 1.5 bath condo is ready for its new owner. Set in the Westover Harbour Neighborhood adjacent to the Westover Golf Course and a short walk from the Schuylkill River Trail. This second-floor condo has newer flooring throughout the family room, bedroom, and dining area. The large bedroom area includes an en-suite full bath, and a laundry/storage area in addition to several closets for ample storage. The family room is well-suited for family gatherings and has an exterior door to your own balcony and an outdoor storage closet. Monthly Condo dues paid through Dec. 31, 2026! A nearby community pool is available for an additional membership fee. This home is located withi

Key facts

• Laundry storage area
• En-suite full bath
• Ample storage

Tags

• NEWER FLOORING THROUGHOUT
• EN-SUITE FULL BATH
• LAUNDRY STORAGE AREA
• AMPLE STORAGE
• EXTERIOR DOOR TO BALCONY
• OUTDOOR STORAGE CLOSET

Property features AI

Finance

• Other: Not in a federal flood zone; Ground rent payment annually
• HOA & community: Condo fee $260 monthly; HOA covers common area maintenance, lawn care, management, snow removal, sewer, trash, and water; Pool membership available

Exterior

• Parking: Paved parking lot with 2 spaces
• Utilities: Public water; Public sewer; Electric hot water; 100 Amp electric service; Cable and fiber optic internet available; Cable TV service; Municipal trash not provided
• Home design: Condominium unit; Garden-style building (1–4 floors); Unit/flat; Entry on level 2; Suburban location
• Construction: Brick construction; Pitched shingle roof; Above-grade and below-grade structures noted; Year built per assessor
• Exterior features: Community in-ground pool available; Pets allowed (case-by-case)

Interior

• Kitchen: Built-in microwave; Built-in range; Dishwasher; Disposal; ENERGY STAR refrigerator; Self-cleaning oven; Electric oven/range
• Bedrooms: One bedroom on the main level
• Flooring: Laminate plank; Vinyl; Tile/brick
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Energy-efficient windows; Exhaust fan; Building has a property manager; No basement
• Laundry & utility: Washer in unit; Dryer (electric); Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 7.3% vs local median 2.7% in King of Prussia — 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 88/100 on livability (#43 in PA, #238 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: cost of living D.
• Norristown Area SD (suburban): math 18% / reading 31% proficiency, ranked #466 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 148 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $135,000

Questions for the listing agent

1. Built in 1976 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.22% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.67×
• Total profit: $-12,334
• Equity at exit: $20,129

10-year hold

• IRR: 2.8%
• Equity multiple: 1.22×
• Total profit: $8,313
• Equity at exit: $11,672

Cash invested: $37,800 (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 19403

• Rents YoY: 4.3%
• Active inventory: 148
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$260
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $113

Break-even live

Break-even rent $1,510

Max offer price $135,000

Occupancy floor 88%

Sensitivity live

Price	-10% $207	-5% $160	+0% $113	+5% $67	+10% $20
Rent	-10% $-17	-5% $48	+0% $113	+5% $179	+10% $244
Rate	-1.0pp $181	-0.5pp $148	base $113	+0.5pp $78	+1.0pp $43

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Westover Club Dr Norristown, PA	3.0	1.0–2.0	911	$1,670	$1.83	2d	19	0.12mi
54 Jefferson Ave West Norriton, PA	2.0	1.0	952	$1,950	$2.05	25d	1	0.97mi
2070 Mill Rd West Norriton, PA	1.0–3.0	1.0–2.0	927	$1,640	$1.77	2d	14	1.15mi
449 Hamilton St Norristown, PA	2.0	1.0	582	$1,394	$2.39	2d	5	1.21mi
1020 W Main St Unit 3 Norristown, PA	1.0	1.0	800	$1,500	$1.88	4d	1	1.29mi
1029 W Main St Unit 1R Norristown, PA	1.0	1.0	700	$1,295	$1.85	25d	1	1.29mi
421 Wendover Dr Eagleville, PA	2.0	1.0	903	$1,940	$2.15	6d	1	1.30mi
1029 Northridge Dr Unit 82B Norristown, PA	2.0	1.0	903	$1,950	$2.16	44d	1	1.48mi

HOA detail condo

• Monthly dues: $260 · $3,120/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-18
   status Pending 759-char remark
2. 2026-05-13
   listed $135,000 Active 759-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,842
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − HOA: −$3,120
• − Depreciation: −$3,927
• Taxable loss: −$642
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $1,514/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This move-in-ready 1-bed, 1.5 bath condo is in good condition with newer flooring and fresh paint. It offers a good return on investment with potential for further value increases through exterior improvements and smart home upgrades.

Value-add opportunities

• Both Painting exterior and landscaping — Enhances curb appeal and overall aesthetic
• Both Upgrading HVAC system — Improves comfort and energy efficiency
• Both Adding smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and landscaping — Enhances curb appeal and overall aesthetic ↑
• Both Upgrading HVAC system — Improves comfort and energy efficiency ↑
• Both Adding smart home features — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Norristown Area SD
• NCES district ID: 4216980
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 31% ▼ -14.00%
• Median HH income: $56,024
• Composite: 22.17/100
• National rank: #8166
• State rank: #466 of 539 in PA

Livability — King of Prussia

• Score: 88/100
• State rank: #43
• US rank: #238

Category grades

Amenities B- Commute A+ Cost of living D Crime A+ Employment A+ Housing A+ Health & safety B- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 712,331 people
• City population: 30,362
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 44,017
• Household income: $104,071
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1088.0

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 (75%)
• Race & ethnicity: White 75% Asian 9% Black 8% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Subsaharan African 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 3%

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: ▼ -245.63%
• Current HPI: 290.0201
• Rent YoY: ▲ 4.27%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-11 Sold (MLS) $135,000 BRIGHT MLS
• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-13 Listed $135,000 BRIGHT MLS