1001 City Ave Unit EE-423 · Lower Merion, PA 19096

$149,900

2 bd · 2.0 ba · 1,222 sqft · SingleFamily · 85 Days on market

Built 1962 1,222 sqft lot $123/sqft · 76% below area $1194/mo HOA · 43% of rent

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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).

• Cash flow +11.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +7.3/10.0
• DSCR +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +0.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is owned by the US Dept. of HUD - FHA Case #: 441-789137. Insurability: IE Subject to appraisal. Welcome to this 2-bedroom, 2-bathroom condo in the highly desirable Green Hill Condominiums community, located in sought-after Wynnewood in Montgomery County. This spacious residence offers a thoughtfully designed layout featuring separate living and dining areas—perfect for both everyday living and entertaining. The generously sized living room opens to a private balcony, creating a seamless indoor-outdoor flow and an ideal spot to enjoy your morning coffee or unwind in the evening. The unit features two large bedrooms positioned on opposite sides of the unit for maximum privacy. Each bedroom is served by a full bathroom, making this layout perfect for guests, roommates, or a comfortable home office setup. The primary suite offers ample closet space and an en-suite bath, while the second bedroom is equally well-proportioned with convenient access to the second full bathroom. Located in a full-service, amenity-rich community, Green Hill offers beautifully landscaped grounds, 24/7 security, and easy access to shopping, dining, and major roadways. Enjoy low-maintenance living in a prime Main Line location just minutes from Center City Philadelphia. Don’t miss the opportunity to own a spacious, well-appointed condo in one of Wynnewood’s most established and convenient communities.

Key facts

• Private balcony
• 24/7 security
• $1,194 HOA

Tags

• PRIVATE BALCONY
• AMENITY-RICH COMMUNITY
• BEAUTIFULLY LANDSCAPED GROUNDS
• 24/7 SECURITY
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (11.0% below list).
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $133k (11.0% below list) — sets the bar for cash-flow.

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; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 18% 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 $1k 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 85 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 32y ago; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 43% of rent.
• Climate carrying-cost: severe flood risk; 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 $133,485 (11.0% 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 85 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.84% ✓
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 4.5

CMA / ARV

• ARV (median comp): $631,070
• List price: $149,900
• Delta: -76.25%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -29.5%
• Equity multiple: 0.08×
• Total profit: $-38,797
• Equity at exit: $22,351

10-year hold

• IRR: -92.0%
• Equity multiple: -0.69×
• Total profit: $-71,066
• Equity at exit: $12,961

Cash invested: $41,972 (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 19096

• Rents YoY: -7.2%
• Active inventory: 69
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,763 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,194
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-113

Break-even live

Break-even rent $2,907

Max offer price $133,485

Occupancy floor 99%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 City Ave Unit E-1107 Penn Wynne, PA	2.0	2.0	1222	$2,750	$2.25	18d	1	0.09mi
18 Lancaster Ave Wynnewood, PA	1.0–3.0	1.0–3.0	1095	$2,654	$2.42	1d	14	0.34mi
1 Trent Rd Unit 1C Penn Wynne, PA	1.0	1.0	800	$1,425	$1.78	44d	1	0.77mi
111 Chestnut Ave Narberth, PA	2.0	1.0	1340	$2,100	$1.57	44d	1	1.22mi
250 E Wynnewood Rd Wynnewood, PA	1.0–2.0	1.0	780	$2,150	$2.76	2d	1	1.30mi
625 E Lancaster Ave Wynnewood, PA	1.0–2.0	1.0–2.0	1060	$2,295	$2.17	5d	5	1.30mi
150 E Wynnewood Rd Wynnewood, PA	1.0–2.0	1.0	788	$2,490	$3.16	2d	15	1.31mi
36 N Narberth Ave Unit 1-C Narberth, PA	2.0	2.0	1320	$4,225	$3.20	44d	1	1.40mi
36 N Narberth Ave Unit 2-C Narberth, PA	2.0	2.0	1110	$3,645	$3.28	44d	1	1.40mi
36 N Narberth Ave Unit 1-B Narberth, PA	1.0	2.0	1108	$3,725	$3.36	44d	1	1.40mi
36 N Narberth Ave Unit 2-B Narberth, PA	2.0	2.0	1035	$3,375	$3.26	44d	1	1.40mi
36 N Narberth Ave Unit 2-A Narberth, PA	2.0	2.0	1285	$4,195	$3.26	44d	1	1.40mi
203 Haverford Ave Unit 308 Narberth, PA	2.0	2.0	1043	$3,390	$3.25	44d	1	1.41mi
203 Haverford Ave Unit 301 Narberth, PA	1.0	1.5	906	$2,945	$3.25	44d	1	1.41mi
203 Haverford Ave Unit 307 Narberth, PA	2.0	2.0	1066	$3,465	$3.25	44d	1	1.41mi
258 Haverford Ave Narberth, PA	1.0	1.0	750	$2,195	$2.93	44d	1	1.42mi
280 Haverford Ave Narberth, PA	2.0	1.0	985	$2,515	$2.55	2d	2	1.43mi
325 Penn Rd Wynnewood, PA	1.0–3.0	1.0–2.0	1184	$4,030	$3.40	1d	18	1.45mi
51 N State Rd Upper Darby, PA	3.0	1.0	1244	$1,595	$1.28	44d	1	1.46mi
200 N Wynnewood Ave Wynnewood, PA	1.0–3.0	1.0–2.0	1467	$3,150	$2.15	1d	18	1.47mi
77 N Keystone Ave Upper Darby, PA	1.0	1.0	1258	$1,000	$0.79	24d	1	1.47mi
114 Forrest Ave Narberth, PA	2.0	1.0–2.5	1041	$4,445	$4.27	1d	7	1.47mi
55 N Keystone Ave Upper Darby, PA	3.0	1.0	1258	$1,700	$1.35	44d	1	1.49mi

HOA detail

• Monthly dues: $1,194 · $14,328/yr
• Likely covers: landscapingsecurity

Listing history 7 events

1. 2026-05-19
   status Pending 1423-char remark

   Show marketing remark (1423 chars)

   Property is owned by the US Dept. of HUD - FHA Case #: 441-789137. Insurability: IE Subject to appraisal. Welcome to this 2-bedroom, 2-bathroom condo in the highly desirable Green Hill Condominiums community, located in sought-after Wynnewood in Montgomery County. This spacious residence offers a thoughtfully designed layout featuring separate living and dining areas—perfect for both everyday living and entertaining. The generously sized living room opens to a private balcony, creating a seamless indoor-outdoor flow and an ideal spot to enjoy your morning coffee or unwind in the evening. The unit features two large bedrooms positioned on opposite sides of the unit for maximum privacy. Each bedroom is served by a full bathroom, making this layout perfect for guests, roommates, or a comfortable home office setup. The primary suite offers ample closet space and an en-suite bath, while the second bedroom is equally well-proportioned with convenient access to the second full bathroom. Located in a full-service, amenity-rich community, Green Hill offers beautifully landscaped grounds, 24/7 security, and easy access to shopping, dining, and major roadways. Enjoy low-maintenance living in a prime Main Line location just minutes from Center City Philadelphia. Don’t miss the opportunity to own a spacious, well-appointed condo in one of Wynnewood’s most established and convenient communities.

2. 2026-05-08
   historical Active Under Contract 1423-char remark

   Show marketing remark (1423 chars)

   Property is owned by the US Dept. of HUD - FHA Case #: 441-789137. Insurability: IE Subject to appraisal. Welcome to this 2-bedroom, 2-bathroom condo in the highly desirable Green Hill Condominiums community, located in sought-after Wynnewood in Montgomery County. This spacious residence offers a thoughtfully designed layout featuring separate living and dining areas—perfect for both everyday living and entertaining. The generously sized living room opens to a private balcony, creating a seamless indoor-outdoor flow and an ideal spot to enjoy your morning coffee or unwind in the evening. The unit features two large bedrooms positioned on opposite sides of the unit for maximum privacy. Each bedroom is served by a full bathroom, making this layout perfect for guests, roommates, or a comfortable home office setup. The primary suite offers ample closet space and an en-suite bath, while the second bedroom is equally well-proportioned with convenient access to the second full bathroom. Located in a full-service, amenity-rich community, Green Hill offers beautifully landscaped grounds, 24/7 security, and easy access to shopping, dining, and major roadways. Enjoy low-maintenance living in a prime Main Line location just minutes from Center City Philadelphia. Don’t miss the opportunity to own a spacious, well-appointed condo in one of Wynnewood’s most established and convenient communities.

3. 2026-05-06
   price $149,900 1423-char remark

   Show marketing remark (1423 chars)

   Property is owned by the US Dept. of HUD - FHA Case #: 441-789137. Insurability: IE Subject to appraisal. Welcome to this 2-bedroom, 2-bathroom condo in the highly desirable Green Hill Condominiums community, located in sought-after Wynnewood in Montgomery County. This spacious residence offers a thoughtfully designed layout featuring separate living and dining areas—perfect for both everyday living and entertaining. The generously sized living room opens to a private balcony, creating a seamless indoor-outdoor flow and an ideal spot to enjoy your morning coffee or unwind in the evening. The unit features two large bedrooms positioned on opposite sides of the unit for maximum privacy. Each bedroom is served by a full bathroom, making this layout perfect for guests, roommates, or a comfortable home office setup. The primary suite offers ample closet space and an en-suite bath, while the second bedroom is equally well-proportioned with convenient access to the second full bathroom. Located in a full-service, amenity-rich community, Green Hill offers beautifully landscaped grounds, 24/7 security, and easy access to shopping, dining, and major roadways. Enjoy low-maintenance living in a prime Main Line location just minutes from Center City Philadelphia. Don’t miss the opportunity to own a spacious, well-appointed condo in one of Wynnewood’s most established and convenient communities.

4. 2026-04-07
   price $166,500 1423-char remark

   Show marketing remark (1423 chars)

   Property is owned by the US Dept. of HUD - FHA Case #: 441-789137. Insurability: IE Subject to appraisal. Welcome to this 2-bedroom, 2-bathroom condo in the highly desirable Green Hill Condominiums community, located in sought-after Wynnewood in Montgomery County. This spacious residence offers a thoughtfully designed layout featuring separate living and dining areas—perfect for both everyday living and entertaining. The generously sized living room opens to a private balcony, creating a seamless indoor-outdoor flow and an ideal spot to enjoy your morning coffee or unwind in the evening. The unit features two large bedrooms positioned on opposite sides of the unit for maximum privacy. Each bedroom is served by a full bathroom, making this layout perfect for guests, roommates, or a comfortable home office setup. The primary suite offers ample closet space and an en-suite bath, while the second bedroom is equally well-proportioned with convenient access to the second full bathroom. Located in a full-service, amenity-rich community, Green Hill offers beautifully landscaped grounds, 24/7 security, and easy access to shopping, dining, and major roadways. Enjoy low-maintenance living in a prime Main Line location just minutes from Center City Philadelphia. Don’t miss the opportunity to own a spacious, well-appointed condo in one of Wynnewood’s most established and convenient communities.

5. 2026-02-12
   listed $185,000 Active 1423-char remark

   Show marketing remark (1423 chars)

   Property is owned by the US Dept. of HUD - FHA Case #: 441-789137. Insurability: IE Subject to appraisal. Welcome to this 2-bedroom, 2-bathroom condo in the highly desirable Green Hill Condominiums community, located in sought-after Wynnewood in Montgomery County. This spacious residence offers a thoughtfully designed layout featuring separate living and dining areas—perfect for both everyday living and entertaining. The generously sized living room opens to a private balcony, creating a seamless indoor-outdoor flow and an ideal spot to enjoy your morning coffee or unwind in the evening. The unit features two large bedrooms positioned on opposite sides of the unit for maximum privacy. Each bedroom is served by a full bathroom, making this layout perfect for guests, roommates, or a comfortable home office setup. The primary suite offers ample closet space and an en-suite bath, while the second bedroom is equally well-proportioned with convenient access to the second full bathroom. Located in a full-service, amenity-rich community, Green Hill offers beautifully landscaped grounds, 24/7 security, and easy access to shopping, dining, and major roadways. Enjoy low-maintenance living in a prime Main Line location just minutes from Center City Philadelphia. Don’t miss the opportunity to own a spacious, well-appointed condo in one of Wynnewood’s most established and convenient communities.

6. 1995-10-12
   soldstatus $135,000 87-char remark

   Show marketing remark (87 chars)

   1St Lr, Da, Kit, 2 Bds, 2 Baths Very Spacious Condo, Large Rooms, Custom Closets. Bsmt:

7. 1994-10-17
   listed $135,000 87-char remark

   Show marketing remark (87 chars)

   1St Lr, Da, Kit, 2 Bds, 2 Baths Very Spacious Condo, Large Rooms, Custom Closets. Bsmt:

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,159
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$1,547
• − Repairs & maintenance: −$2,653
• − Management: −$2,653
• − HOA: −$14,328
• − Depreciation: −$4,361
• Taxable loss: −$3,028
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $-635/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

+11.0% since first listed

7 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-05-08 Contingent — BRIGHT MLS
• 2026-05-06 Price Changed $149,900 BRIGHT MLS
• 2026-04-07 Price Changed $166,500 BRIGHT MLS
• 2026-02-12 Listed $185,000 BRIGHT MLS
• 1995-10-12 Sold (MLS) $135,000 BRIGHT MLS
• 1994-10-17 Listed $135,000 BRIGHT MLS