501 W Moreland Rd · Willow Grove, PA 19090

$400,000

4 bd · 2.0 ba · 1,823 sqft · MultiFamily public records · 23 Days on market

Built 1925 6,128 sqft lot Est $414k · at est.

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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 +19.3/30.0
• ARV discount +9.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Schools +4.5/10.0
• Livability +4.5/5.0
• Rent growth +3.4/5.0
• Condition / age +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: 2 units. confirmed

Listing remarks MLS

Up and down duplex with 2 bedrooms and 1 bath in each unit. Currently both units are vacant but great rental history. Estimated rent amount 1200-1300 per month for each unit. Easy to show. Basement access from first floor apartment. Driveway is off of Barrett Rd.

Key facts

• Large driveway
• Fenced yard
• Eat in kitchen

Tags

• IN UNIT LAUNDRY
• EAT IN KITCHEN
• LARGE DRIVEWAY
• FENCED YARD
• UNFINISHED BASEMENT

Property features AI

Finance

• Other: Estimated above-grade finished area: 1,823 (source: estimated); Lot dimensions approximately 48.00 x 0.00 (estimated)
• Financial info: Two total units (multifamily); Two vacant units

Exterior

• Parking: Driveway; Off-street parking; plenty of parking available on Barrett
• Utilities: Public water; Public sewer; Natural gas hot water; Natural gas heating; Electric for cooling
• Home design: Detached building; Pitched shingle roof; Fee simple ownership; Estimated year built
• Construction: Asbestos construction material; Stone foundation
• Exterior features: Detached structure; Other structures both above grade and below grade; Corner property (at West Moreland and Barrett)

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Flooring: Luxury vinyl plank
• Heating & cooling: Radiator heating with natural gas; Window air conditioning units (electric)
• Interior features: Full interior-access basement; Luxury vinyl plank flooring

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive. Per door: $219/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $394k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.1% in Willow Grove — 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 89/100 on livability (#26 in PA, #155 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+.
• 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $4,094/mo this rent would consume 49% 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 $12k 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 23 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 $300k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $394,000 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.02% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $413,821
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 W Moreland Rd	0.00mi	3/2.0 (-1)	1,823 (0%)	0mo	$385,000	$211	95
120 Cameron Rd	0.13mi	4/—	1,980 (+9%)	9mo	$569,900	$288	72
1009 W Moreland Rd	0.32mi	4/2.0	1,980 (+9%)	11mo	$450,000	$227	61
710 N York Rd	0.67mi	4/—	1,920 (+5%)	14mo	$430,000	$224	48

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-34,669
• Equity at exit: $59,641

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $15,013
• Equity at exit: $34,585

Cash invested: $112,000 (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: 16.3×

Monthly cashflow live

• Estimated rent: $4,094 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$532 /mo · $6,380/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$860
• Net cashflow: $438

Break-even live

Break-even rent $3,539

Max offer price $400,000

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,094
Total (2 units)			$4,094

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	43d	1	0.78mi
2827 Galloway Ave Abington, PA	4.0	2.0	1708	$2,820	$1.65	18d	1	0.81mi
2344 Hamilton Ave Willow Grove, PA	3.0	2.0	1920	$2,800	$1.46	16d	1	0.85mi
303 Overlook Ave Willow Grove, PA	3.0	1.5	1240	$2,750	$2.22	1d	1	1.06mi
1325 Osbourne Ave Abington, PA	3.0	1.5	1586	$3,200	$2.02	19d	1	1.23mi

Listing history 23 events

1. 2026-04-30
   historical Active Under Contract
2. 2026-04-07
   listed $400,000 Active
3. 2026-03-16
   historical
4. 2026-03-13
   listed $1,750
5. 2026-03-09
   historical $1,750
6. 2026-02-19
   price $435,000
7. 2026-02-15
   price $1,750
8. 2026-02-15
   price $1,700
9. 2026-01-10
   listed $1,750
10. 2026-01-08
    price $450,000
11. 2025-12-25
    listed $1,800
12. 2025-12-01
    price $465,000
13. 2025-11-18
    status Active
14. 2025-11-05
    historical Active Under Contract
15. 2025-10-31
    listed $475,000 Active
16. 2025-10-29
    historical
17. 2021-06-07
    soldstatus $300,000
18. 2021-05-07
    soldstatus $300,000 Closed 263-char remark

    Show marketing remark (263 chars)

    Up and down duplex with 2 bedrooms and 1 bath in each unit. Currently both units are vacant but great rental history. Estimated rent amount 1200-1300 per month for each unit. Easy to show. Basement access from first floor apartment. Driveway is off of Barrett Rd.

19. 2021-04-23
    status Pending 263-char remark

    Show marketing remark (263 chars)

    Up and down duplex with 2 bedrooms and 1 bath in each unit. Currently both units are vacant but great rental history. Estimated rent amount 1200-1300 per month for each unit. Easy to show. Basement access from first floor apartment. Driveway is off of Barrett Rd.

20. 2021-03-26
    price $300,000 263-char remark

    Show marketing remark (263 chars)

    Up and down duplex with 2 bedrooms and 1 bath in each unit. Currently both units are vacant but great rental history. Estimated rent amount 1200-1300 per month for each unit. Easy to show. Basement access from first floor apartment. Driveway is off of Barrett Rd.

21. 2021-03-22
    price $330,000 263-char remark

    Show marketing remark (263 chars)

    Up and down duplex with 2 bedrooms and 1 bath in each unit. Currently both units are vacant but great rental history. Estimated rent amount 1200-1300 per month for each unit. Easy to show. Basement access from first floor apartment. Driveway is off of Barrett Rd.

22. 2021-03-16
    price $340,000 263-char remark

    Show marketing remark (263 chars)

    Up and down duplex with 2 bedrooms and 1 bath in each unit. Currently both units are vacant but great rental history. Estimated rent amount 1200-1300 per month for each unit. Easy to show. Basement access from first floor apartment. Driveway is off of Barrett Rd.

23. 2021-02-27
    listed $350,000 Active 263-char remark

    Show marketing remark (263 chars)

    Up and down duplex with 2 bedrooms and 1 bath in each unit. Currently both units are vacant but great rental history. Estimated rent amount 1200-1300 per month for each unit. Easy to show. Basement access from first floor apartment. Driveway is off of Barrett Rd.

ⓘ 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: $6,380 · $532/mo
• Projected year-2 tax: $6,380 · $532/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $49,128
• − Mortgage interest: −$22,406
• − Property taxes: −$6,380
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,930
• − Management: −$3,930
• − Depreciation: −$11,636
• Taxable loss: −$1,155
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $5,537/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: 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 — Willow Grove

• Score: 89/100
• State rank: #26
• US rank: #155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willow Grove, PA
• County: Montgomery County · 712,331 people
• City population: 19,662
• 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

+14.3% since first listed

23 events — show timeline

• 2026-04-30 Contingent — BRIGHT MLS
• 2026-04-07 Listed $400,000 BRIGHT MLS
• 2026-03-16 Listing Removed — BRIGHT MLS
• 2026-03-13 Listed for Rent $1,750 SHOWMOJO
• 2026-03-09 Rental Removed $1,750 SHOWMOJO
• 2026-02-19 Price Changed $435,000 BRIGHT MLS
• 2026-02-15 Price Changed $1,750 SHOWMOJO
• 2026-02-15 Price Changed $1,700 SHOWMOJO
• 2026-01-10 Listed for Rent $1,750 SHOWMOJO
• 2026-01-08 Price Changed $450,000 BRIGHT MLS
• 2025-12-25 Listed for Rent $1,800 SHOWMOJO
• 2025-12-01 Price Changed $465,000 BRIGHT MLS
• 2025-11-18 Relisted — BRIGHT MLS
• 2025-11-05 Contingent — BRIGHT MLS
• 2025-10-31 Listed $475,000 BRIGHT MLS
• 2025-10-29 Coming Soon — BRIGHT MLS
• 2021-06-07 Sold (Public Records) $300,000 Public Records
• 2021-05-07 Sold (MLS) $300,000 BRIGHT MLS
• 2021-04-23 Pending — BRIGHT MLS
• 2021-03-26 Price Changed $300,000 BRIGHT MLS
• 2021-03-22 Price Changed $330,000 BRIGHT MLS
• 2021-03-16 Price Changed $340,000 BRIGHT MLS
• 2021-02-27 Listed $350,000 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2026): $6,380 · +4.5% YoY. Source: county tax records.