86 N York Rd · Upper Moreland, PA 19090

$460,000

4 bd · None ba · — sqft · MultiFamily · 62 Days on market

Built 1920 Good condition 3,345 sqft lot Est $434k · 6% over ↓ 4% since listing

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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 +4.8/15.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

PRIME MULTI-FAMILY INVESTMENT OPPORTUNITY in the heart of WILLOW GROVE! Welcome to 86 N YORK RD, a HIGH-INCOME PRODUCING MIXED-USE PROPERTY located in a BUSY COMMERCIAL CORRIDOR with STRONG VISIBILITY AND FOOT TRAFFIC. This ATTACHED ROW BUILDING offers over 3,300 SQ FT of versatile space, ideal for investors seeking STABLE CASH FLOW AND LONG-TERM VALUE. The property features THREE 1-BEDROOM RESIDENTIAL UNITS, providing consistent rental income, along with a GROUND-LEVEL COMMERCIAL SPACE CURRENTLY OPERATING AS A HAIR SALON & SPA, adding an additional revenue stream. With MULTIPLE INCOME SOURCES, a DESIRABLE LOCATION, and strong rental potential, this is an excellent opportunity for both seasoned investors and those looking to expand their portfolio. Don’t miss your chance to own a CASH-FLOWING, MIXED-USE MULTI-FAMILY PROPERTY in one of Willow Grove’s most active business districts!

Key facts

• Mixed use property
• Strong visibility
• 3,345 sq ft lot

Tags

• MIXED USE PROPERTY
• GROUND LEVEL COMMERCIAL SPACE
• STRONG VISIBILITY
• BUSY COMMERCIAL CORRIDOR
• MULTIPLE INCOME SOURCES
• CONSISTENT RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 4-bed/?-bath multifamily listed at $460k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $460k).
• Recommended offer: $432k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Upper Moreland Township SD (suburban): math 41% / reading 62% proficiency, ranked #137 of 539 in PA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.5%/yr); 32 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• At $7,773/mo this rent would consume 93% of the median local household income ($100k/yr) (locally 468% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 + 3.5% rent growth), your $129k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($432k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $432,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.69% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.59%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (median comp): $434,312
• List price: $460,000
• Delta: 5.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Cherry St	0.05mi	4/—	2,500	15mo	$275,000	$110	73
501 W Moreland Rd	0.52mi	3/2.0 (-1)	1,823	0mo	$385,000	$211	58
120 Cameron Rd	0.56mi	4/—	1,980	9mo	$569,900	$288	54
152 Allison Rd	0.45mi	4/—	1,426	19mo	$300,000	$210	51
2227 Old Welsh Rd	0.48mi	4/—	2,652	20mo	$465,000	$175	49
1781 Old York Rd	0.59mi	3/3.5 (-1)	—	8mo	$325,000	—	49
710 N York Rd	0.63mi	4/—	1,920	14mo	$430,000	$224	46

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 · 3.52% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 1.92×
• Total profit: $118,298
• Equity at exit: $68,587

10-year hold

• IRR: 30.6%
• Equity multiple: 3.82×
• Total profit: $363,336
• Equity at exit: $39,772

Cash invested: $128,800 (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 19090

• Rents YoY: 3.5%
• Active inventory: 32
• Price-to-rent: 20.0×

Monthly cashflow live

• Estimated rent: $7,773 high
• Mortgage (P&I): −$2,412
• Tax est. 1.5%: −$575 /mo · $6,900/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,632
• Net cashflow: $2,962

Break-even live

Break-even rent $4,024

Max offer price $460,000

Occupancy floor 57%

Sensitivity live

Price	-10% $3,280	-5% $3,121	+0% $2,962	+5% $2,803	+10% $2,644
Rent	-10% $2,348	-5% $2,655	+0% $2,962	+5% $3,269	+10% $3,576
Rate	-1.0pp $3,193	-0.5pp $3,079	base $2,962	+0.5pp $2,843	+1.0pp $2,721

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$5,760
1× unit	0	0	$2,013
Total (4 units)			$7,773

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
518 Davisville Rd Willow Grove, PA	3.0	2.0	1400	$2,500	$1.79	45d	1	0.41mi
303 Overlook Ave Willow Grove, PA	3.0	1.5	1240	$2,750	$2.22	0d	1	0.53mi
2344 Hamilton Ave Willow Grove, PA	3.0	2.0	1920	$2,800	$1.46	18d	1	0.91mi
2827 Galloway Ave Abington, PA	4.0	2.0	1708	$2,820	$1.65	19d	1	1.27mi

Listing history 11 events

1. 2026-06-09
   days on market $460,000 Active 62 DOM
2. 2026-06-08
   days on market $460,000 Active 61 DOM
3. 2026-06-07
   days on market $460,000 Active 60 DOM
4. 2026-06-04
   days on market $460,000 Active 57 DOM
5. 2026-06-03
   days on market $460,000 Active 56 DOM
6. 2026-06-02
   days on market $460,000 Active 55 DOM
7. 2026-06-01
   days on market $460,000 Active 54 DOM
8. 2026-05-31
   days on market $460,000 Active 53 DOM
9. 2026-05-10
   price $460,000 911-char remark

   Show marketing remark (911 chars)

   PRIME MULTI-FAMILY INVESTMENT OPPORTUNITY in the heart of WILLOW GROVE! Welcome to 86 N YORK RD, a HIGH-INCOME PRODUCING MIXED-USE PROPERTY located in a BUSY COMMERCIAL CORRIDOR with STRONG VISIBILITY AND FOOT TRAFFIC. This ATTACHED ROW BUILDING offers over 3,300 SQ FT of versatile space, ideal for investors seeking STABLE CASH FLOW AND LONG-TERM VALUE. The property features THREE 1-BEDROOM RESIDENTIAL UNITS, providing consistent rental income, along with a GROUND-LEVEL COMMERCIAL SPACE CURRENTLY OPERATING AS A HAIR SALON & SPA, adding an additional revenue stream. With MULTIPLE INCOME SOURCES, a DESIRABLE LOCATION, and strong rental potential, this is an excellent opportunity for both seasoned investors and those looking to expand their portfolio. Don’t miss your chance to own a CASH-FLOWING, MIXED-USE MULTI-FAMILY PROPERTY in one of Willow Grove’s most active business districts!

10. 2026-04-21
    price $469,900 911-char remark

    Show marketing remark (911 chars)

    PRIME MULTI-FAMILY INVESTMENT OPPORTUNITY in the heart of WILLOW GROVE! Welcome to 86 N YORK RD, a HIGH-INCOME PRODUCING MIXED-USE PROPERTY located in a BUSY COMMERCIAL CORRIDOR with STRONG VISIBILITY AND FOOT TRAFFIC. This ATTACHED ROW BUILDING offers over 3,300 SQ FT of versatile space, ideal for investors seeking STABLE CASH FLOW AND LONG-TERM VALUE. The property features THREE 1-BEDROOM RESIDENTIAL UNITS, providing consistent rental income, along with a GROUND-LEVEL COMMERCIAL SPACE CURRENTLY OPERATING AS A HAIR SALON & SPA, adding an additional revenue stream. With MULTIPLE INCOME SOURCES, a DESIRABLE LOCATION, and strong rental potential, this is an excellent opportunity for both seasoned investors and those looking to expand their portfolio. Don’t miss your chance to own a CASH-FLOWING, MIXED-USE MULTI-FAMILY PROPERTY in one of Willow Grove’s most active business districts!

11. 2026-04-08
    listed $479,900 Active 911-char remark

    Show marketing remark (911 chars)

    PRIME MULTI-FAMILY INVESTMENT OPPORTUNITY in the heart of WILLOW GROVE! Welcome to 86 N YORK RD, a HIGH-INCOME PRODUCING MIXED-USE PROPERTY located in a BUSY COMMERCIAL CORRIDOR with STRONG VISIBILITY AND FOOT TRAFFIC. This ATTACHED ROW BUILDING offers over 3,300 SQ FT of versatile space, ideal for investors seeking STABLE CASH FLOW AND LONG-TERM VALUE. The property features THREE 1-BEDROOM RESIDENTIAL UNITS, providing consistent rental income, along with a GROUND-LEVEL COMMERCIAL SPACE CURRENTLY OPERATING AS A HAIR SALON & SPA, adding an additional revenue stream. With MULTIPLE INCOME SOURCES, a DESIRABLE LOCATION, and strong rental potential, this is an excellent opportunity for both seasoned investors and those looking to expand their portfolio. Don’t miss your chance to own a CASH-FLOWING, MIXED-USE MULTI-FAMILY PROPERTY in one of Willow Grove’s most active business districts!

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

Taxation est. · year 1

• Rental income: $93,276
• − Mortgage interest: −$25,767
• − Property taxes: −$6,900
• − Insurance: −$2,300
• − Repairs & maintenance: −$7,462
• − Management: −$7,462
• − Depreciation: −$13,382
• Taxable income: $30,003
• Est. tax owed @ 24.0%: −$7,201
• After-tax cash flow: $28,340/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 · 14 photos

Good 75/100 Cosmetic rehab

This property is in good condition with minimal repairs needed. Painting the exterior walls and cleaning the windows can significantly improve its curb appeal and increase its value.

Value-add opportunities

• Both Paint the exterior walls — Painting the exterior walls can improve the curb appeal and increase the property's resale and rental value.
• Both Clean the windows — Clean windows can improve the property's curb appeal and increase the property's resale and rental value.
• Rental Inspect and replace HVAC filters — A clean and functioning HVAC system is essential for tenant comfort and can help attract and retain tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Painting the exterior walls can improve the curb appeal and increase the property's resale and rental value. ↑
• Both Clean the windows — Clean windows can improve the property's curb appeal and increase the property's resale and rental value. ↑
• Rental Inspect and replace HVAC filters — A clean and functioning HVAC system is essential for tenant comfort and can help attract and retain tenants. ↑

ⓘ 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: Upper Moreland Township SD
• NCES district ID: 4224510
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $65,085
• Composite: 45.39/100
• National rank: #2630
• State rank: #137 of 539 in PA

Livability — Upper Moreland

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

Census & demographics

• Census place: Willow Grove, PA
• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 19,662
• Household income: $99,928
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 468.0

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 13% Two or more races 10% Hispanic / Latino 6% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 7% Scotch-Irish 3% Italian 2%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 1% Other Asian/Pacific 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: ▼ -308.50%
• Current HPI: 304.5963
• Rent YoY: ▲ 3.52%
• 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

-4.1% since first listed

3 events — show timeline

• 2026-05-10 Price Changed $460,000 BRIGHT MLS
• 2026-04-21 Price Changed $469,900 BRIGHT MLS
• 2026-04-08 Listed $479,900 BRIGHT MLS