1001 City Ave Unit WB310 · Lower Merion, PA 19096

$135,000

1 bd · 1.0 ba · 910 sqft · Condo · 83 Days on market

Built 1964 $148/sqft · 16% below area Est $161k · 16% under

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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).

• ARV discount +14.7/15.0
• 1% rule +10.0/10.0
• Cash flow +8.5/30.0
• Schools +7.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +0.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Greenhill Community. These well known Lower Merion units are filled with multiple amenities. Well maintained grounds surrounded by a tennis court, pool, state of the art fitness-area and a community center. This property has dedicated parking and a range of services included in the association fee, such as lawn maintenance, snow removal, and electricity. This unit has a rare kitchen island for serving meals that contains an extended bar to use with bar stools for added seating. The gourmet kitchen is surrounded with updated matching appliances. The bathroom has an open shower for easy access and safety. The bedroom has multiple closets that can handle all your clothing needs. The open floor plan is perfect for entertaining. The outdoor patio is waiting for you to enjoy those warm days. This home has an updated electrical panel. The property is located within the well known Lower Merion School District. Greenhill has a shuttle bus for your convenience. The purchase of this unit contains all the furnishings. Greenhill is located near shopping on Lancaster and City Avenues, schools, Lankanau Hospital, Villanova and St Joes universities. This unit is priced for a quick sell at $140000, come take advantage of this well appointed home.

Key facts

• Tennis court
• Community center
• Open shower

Tags

• TENNIS COURT
• STATE OF THE ART FITNESS-AREA
• COMMUNITY CENTER
• DEDICATED PARKING
• KITCHEN ISLAND
• OPEN SHOWER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lower Merion SD (suburban): math 74% / reading 84% proficiency, ranked #3 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: Rents falling (-7.2%/yr); 69 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• This rent is only 14% of the median local income ($186k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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

• It's been on market 83 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $65k; list at $135k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
9. 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.
10. 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.
11. 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: 1.59% ✓
• Cap rate: 5.23%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 5.2

CMA / ARV

• ARV (median comp): $160,903
• List price: $135,000
• Delta: -16.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.4%
• Equity multiple: 0.07×
• Total profit: $-35,192
• Equity at exit: $20,129

10-year hold

• IRR: -81.7%
• Equity multiple: -0.65×
• Total profit: $-62,440
• 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 19096

• Rents YoY: -7.2%
• Active inventory: 69
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA est. from 1 same-building comp: −$886
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-119

Break-even live

Break-even rent $2,302

Max offer price $117,762

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-72	+0% $-119	+5% $-166	+10% $-212
Rent	-10% $-289	-5% $-204	+0% $-119	+5% $-34	+10% $51
Rate	-1.0pp $-51	-0.5pp $-85	base $-119	+0.5pp $-154	+1.0pp $-190

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Lancaster Ave Wynnewood, PA	1.0–3.0	1.0–3.0	1095	$1,673	$1.53	2d	14	0.26mi
1 Trent Rd Unit 1C Penn Wynne, PA	1.0	1.0	800	$1,425	$1.78	44d	1	0.85mi
250 E Wynnewood Rd Wynnewood, PA	1.0–2.0	1.0	780	$1,895	$2.43	3d	1	1.25mi
150 E Wynnewood Rd Wynnewood, PA	1.0–2.0	1.0	788	$1,760	$2.23	3d	15	1.27mi
625 E Lancaster Ave Wynnewood, PA	1.0–2.0	1.0–2.0	1060	$1,645	$1.55	6d	5	1.27mi
36 N Narberth Ave Unit 1-D Narberth, PA	1.0	1.0	678	$2,050	$3.02	44d	1	1.33mi
36 N Narberth Ave Unit 2-B Narberth, PA	2.0	2.0	1035	$3,375	$3.26	44d	1	1.33mi
36 N Narberth Ave Unit 2-C Narberth, PA	2.0	2.0	1110	$3,645	$3.28	44d	1	1.33mi
36 N Narberth Ave Unit 1-B Narberth, PA	1.0	2.0	1108	$3,725	$3.36	44d	1	1.33mi
203 Haverford Ave Unit 301 Narberth, PA	1.0	1.5	906	$2,945	$3.25	44d	1	1.34mi
203 Haverford Ave Unit 307 Narberth, PA	2.0	2.0	1066	$3,465	$3.25	44d	1	1.34mi
203 Haverford Ave Unit 308 Narberth, PA	2.0	2.0	1043	$3,390	$3.25	44d	1	1.34mi
258 Haverford Ave Narberth, PA	1.0	1.0	750	$2,195	$2.93	44d	1	1.36mi
280 Haverford Ave Narberth, PA	2.0	1.0	985	$2,515	$2.55	2d	2	1.36mi
114 Forrest Ave Narberth, PA	2.0	1.0–2.5	1041	$3,182	$3.06	2d	7	1.41mi
325 Penn Rd Wynnewood, PA	1.0–3.0	1.0–2.0	1184	$2,262	$1.91	2d	18	1.41mi
200 N Wynnewood Ave Wynnewood, PA	1.0–3.0	1.0–2.0	1467	$2,000	$1.36	2d	18	1.42mi
109 Iona Ave Narberth, PA	1.0	1.0	550	$1,589	$2.89	3d	1	1.48mi
25 Old Lancaster Rd Bala Cynwyd, PA	2.0	1.0	847	$1,624	$1.92	3d	6	1.48mi
25 Old Lancaster Rd Bala Cynwyd, PA	2.0	1.0	1000	$1,624	$1.62	44d	6	1.48mi
199 W City AVE Bala Cynwyd, PA	1.0	1.0	580	$1,050	$1.81	19d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electriclandscapingsnow removalpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $135,000 Active 83 DOM
2. 2026-06-17
   days on market $135,000 Active 82 DOM
3. 2026-06-16
   days on market $135,000 Active 81 DOM
4. 2026-06-15
   days on market $135,000 Active 80 DOM
5. 2026-06-13
   days on market $135,000 Active 78 DOM
6. 2026-06-13
   days on market $135,000 Active 77 DOM
7. 2026-06-09
   days on market $135,000 Active 74 DOM
8. 2026-06-08
   days on market $135,000 Active 73 DOM
9. 2026-06-07
   days on market $135,000 Active 72 DOM
10. 2026-06-04
    days on market $135,000 Active 69 DOM
11. 2026-06-03
    days on market $135,000 Active 68 DOM
12. 2026-06-02
    days on market $135,000 Active 67 DOM
13. 2026-06-01
    days on market $135,000 Active 66 DOM
14. 2026-05-31
    days on market $135,000 Active 65 DOM
15. 2026-05-05
    price $135,000 1268-char remark

    Show marketing remark (1268 chars)

    Welcome to the Greenhill Community. These well known Lower Merion units are filled with multiple amenities. Well maintained grounds surrounded by a tennis court, pool, state of the art fitness-area and a community center. This property has dedicated parking and a range of services included in the association fee, such as lawn maintenance, snow removal, and electricity. This unit has a rare kitchen island for serving meals that contains an extended bar to use with bar stools for added seating. The gourmet kitchen is surrounded with updated matching appliances. The bathroom has an open shower for easy access and safety. The bedroom has multiple closets that can handle all your clothing needs. The open floor plan is perfect for entertaining. The outdoor patio is waiting for you to enjoy those warm days. This home has an updated electrical panel. The property is located within the well known Lower Merion School District. Greenhill has a shuttle bus for your convenience. The purchase of this unit contains all the furnishings. Greenhill is located near shopping on Lancaster and City Avenues, schools, Lankanau Hospital, Villanova and St Joes universities. This unit is priced for a quick sell at $140000, come take advantage of this well appointed home.

16. 2026-03-27
    listed $140,000 Active 1268-char remark

    Show marketing remark (1268 chars)

    Welcome to the Greenhill Community. These well known Lower Merion units are filled with multiple amenities. Well maintained grounds surrounded by a tennis court, pool, state of the art fitness-area and a community center. This property has dedicated parking and a range of services included in the association fee, such as lawn maintenance, snow removal, and electricity. This unit has a rare kitchen island for serving meals that contains an extended bar to use with bar stools for added seating. The gourmet kitchen is surrounded with updated matching appliances. The bathroom has an open shower for easy access and safety. The bedroom has multiple closets that can handle all your clothing needs. The open floor plan is perfect for entertaining. The outdoor patio is waiting for you to enjoy those warm days. This home has an updated electrical panel. The property is located within the well known Lower Merion School District. Greenhill has a shuttle bus for your convenience. The purchase of this unit contains all the furnishings. Greenhill is located near shopping on Lancaster and City Avenues, schools, Lankanau Hospital, Villanova and St Joes universities. This unit is priced for a quick sell at $140000, come take advantage of this well appointed home.

17. 2012-06-01
    historical 742-char remark

    Show marketing remark (742 chars)

    No steps to get from your car to this unit which is near elevator. You'll love the afternoon sun as it pours into this one bedroom unit with updated white kitchen, opening to dining area. Spacious counter area to enjoy your cup of coffee or use as a desk. Plenty of closets, new washer, stall shower make this unit ready for the next owner. Building has doorman, easy access to parking, storage & is surrounded by lush landscaping. This is a well managed building with newer windows, a bus for easy shopping, indoor & outdoor pool available for extra fee. Enjoy the activities available or nest in your cozy bright space. 2 months condo fee for capital contribution due at settlement. $150 move in fee and $500 refundable deposit.

18. 2012-05-31
    soldstatus $65,000 742-char remark

    Show marketing remark (742 chars)

    No steps to get from your car to this unit which is near elevator. You'll love the afternoon sun as it pours into this one bedroom unit with updated white kitchen, opening to dining area. Spacious counter area to enjoy your cup of coffee or use as a desk. Plenty of closets, new washer, stall shower make this unit ready for the next owner. Building has doorman, easy access to parking, storage & is surrounded by lush landscaping. This is a well managed building with newer windows, a bus for easy shopping, indoor & outdoor pool available for extra fee. Enjoy the activities available or nest in your cozy bright space. 2 months condo fee for capital contribution due at settlement. $150 move in fee and $500 refundable deposit.

19. 2012-04-11
    listed $72,500 742-char remark

    Show marketing remark (742 chars)

    No steps to get from your car to this unit which is near elevator. You'll love the afternoon sun as it pours into this one bedroom unit with updated white kitchen, opening to dining area. Spacious counter area to enjoy your cup of coffee or use as a desk. Plenty of closets, new washer, stall shower make this unit ready for the next owner. Building has doorman, easy access to parking, storage & is surrounded by lush landscaping. This is a well managed building with newer windows, a bus for easy shopping, indoor & outdoor pool available for extra fee. Enjoy the activities available or nest in your cozy bright space. 2 months condo fee for capital contribution due at settlement. $150 move in fee and $500 refundable deposit.

ⓘ 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: $25,820
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − HOA: −$10,632
• − Depreciation: −$3,927
• Taxable loss: −$3,132
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $-678/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: Lower Merion SD
• NCES district ID: 4214160
• Math proficiency: 74% ▼ -5.00%
• Reading proficiency: 84% ▼ -4.00%
• Median HH income: $113,035
• Composite: 72.82/100
• National rank: #194
• State rank: #3 of 539 in PA

Livability — Lower Merion

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

Census & demographics

• Census place: Penn Wynne, PA
• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 15,249
• Household income: $186,277
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 114.0

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 (73%)
• Race & ethnicity: White 73% Asian 11% Two or more races 9% Hispanic / Latino 5% Black 4%
• Common ancestry: Scotch-Irish 7% Romanian 6% Italian 3%
• Foreign-born: 15% · China, Canada, South Korea
• Languages at home: 80% English-only · Chinese 5% Other Indo-European 3% Spanish 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: ▼ -334.68%
• Current HPI: 315.5669
• Rent YoY: ▼ -7.21%
• 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

+86.2% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $135,000 BRIGHT MLS
• 2026-03-27 Listed $140,000 BRIGHT MLS
• 2012-06-01 Listing Removed — BRIGHT MLS
• 2012-05-31 Sold (MLS) $65,000 BRIGHT MLS
• 2012-04-11 Listed $72,500 BRIGHT MLS