2119 County Line Rd · Lower Merion, PA 19085

$1,150,000

5 bd · 3.5 ba · 4,498 sqft · SingleFamily public records · 5 Days on market

Built 1978 0.77 ac lot Est $1547k · 26% under

---

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 +15.0/15.0
• Cash flow +11.9/30.0
• Schools +7.3/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Set back from the road on a beautifully landscaped lot, this sprawling colonial with first-floor in-law suite combines versatility with privacy and charm in a prime Main Line location just minutes from Villanova University and the renowned Stoneleigh Gardens. A stone pathway leads to the front porch and into a seamless interior where hardwood floors, distinctive moldings and generously sized gathering spaces create a warm, inviting atmosphere throughout. Just off the foyer, a sunlit living room overlooks the lush front and side yards and flows into a family room with beamed ceiling, gas fireplace and sliding glass doors opening to the rear deck and private backyard. The adjoining eat-in kit

Key facts

• 0.77 acre lot
• 2 garage spots
• Built 1978

Property features AI

Exterior

• Parking: Attached garage with front entry and inside access; Garage door opener; Two attached garage spaces; Driveway parking for four cars; Six total garage and parking spaces
• Utilities: Public water; Public sewer; Cable TV available; Hot water: natural gas
• Home design: Detached structure; Shingle roof
• Construction: Built by Bernie Drueding; Stucco exterior; Block foundation
• Exterior features: Deck(s); Outside entrance to basement; Walkout-level basement; Unfinished basement with interior access

Interior

• Kitchen: Eat-in kitchen; Breakfast area; Second kitchen (additional)
• Bedrooms: Four bedrooms on the first upper level; One bedroom on the main level
• Flooring: Hardwood; Carpet; Ceramic tile
• Bathrooms: Three full bathrooms total; Two full bathrooms on the first upper level; One full bathroom on the main level; One half bathroom on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning (natural gas)
• Interior features: Second kitchen; Walk-in shower in bathroom; Entry-level bedroom; Family room off the kitchen; Formal separate dining room; Eat-in kitchen; Attic; Breakfast area; Ceiling fans; Traditional floor plan; Walk-in closets; Wood floors
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $-302 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.10M (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $961k (16.4% below list).
• Recommended offer: $961k (16.4% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Black Rock Ms (1,032 students, 13% FRL); Harriton Shs (math 85%, 1,261 students, 14% FRL).
• Market conditions: 35 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $8k of loan paydown is wiped out by about $34k 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.
• Current owner paid $690k; list at $1.15M implies a 67% gain — meaningful room to come down on a strong offer.

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 $961,168 (16.4% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.84% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $1,547,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Candace Ln	0.18mi	5/3.5	4,310 (-4%)	19mo	$1,775,000	$412	68
325 Tory Turn	0.39mi	4/3.5 (-1)	4,487 (-0%)	12mo	$1,150,000	$256	66
500 Candace Ln	0.11mi	5/3.5	3,932 (-13%)	12mo	$1,350,000	$343	64
1901 W Montgomery Ave	0.59mi	5/4.5	4,478 (-0%)	10mo	$1,600,000	$357	60
1236 Denbigh Ln	0.44mi	4/4.0 (-1)	3,926 (-13%)	1mo	$1,350,000	$344	50
1935 Stone Ridge Ln	0.41mi	5/3.0	4,018 (-11%)	21mo	$1,306,000	$325	44
1239 Denbigh Ln	0.54mi	4/5.0 (-1)	4,245 (-6%)	13mo	$1,485,000	$350	43
1222 Denbigh Ln	0.52mi	5/4.5	4,087 (-9%)	18mo	$1,650,000	$404	41
301 Saybrook Rd	0.26mi	4/4.5 (-1)	3,922 (-13%)	22mo	$1,149,000	$293	40
1207 Denbigh Ln	0.58mi	4/3.5 (-1)	4,893 (+9%)	20mo	$1,425,000	$291	36
601 Spruce Ln	0.69mi	5/4.5	5,078 (+13%)	13mo	$2,700,000	$532	32
401 Clairemont Rd	0.59mi	5/4.0	3,985 (-11%)	24mo	$1,225,000	$307	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-205,447
• Equity at exit: $171,469

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-203,177
• Equity at exit: $99,431

Cash invested: $322,000 (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 19085

• Active inventory: 35
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $9,612 medium
• Mortgage (P&I): −$6,031
• Tax from tax record: −$1,385 /mo · $16,619/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,018
• Net cashflow: $-302

Break-even live

Break-even rent $9,993

Max offer price $1,096,719

Occupancy floor 98%

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
713 Woodfield Rd Villanova, PA	5.0	3.5	3100	$7,950	$2.56	43d	1	0.66mi
713 Woodfield Rd Villanova, PA	5.0	3.5	3100	$8,000	$2.58	1d	1	0.66mi
841 Mount Moro Rd Villanova, PA	5.0	4.5	6087	$16,500	$2.71	1d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $1,150,000 Active 5 DOM
2. 2026-06-17
   days on market $1,150,000 Active 4 DOM
3. 2026-06-16
   days on market $1,150,000 Active 3 DOM
4. 2026-06-15
   days on market $1,150,000 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $1,150,000 Active 1 DOM

ⓘ 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: $16,619 · $1,385/mo
• Projected year-2 tax: $17,395 · $1,450/mo
• Expected delta: +$775/yr (+$65/mo · 4.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 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 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $115,340
• − Mortgage interest: −$64,418
• − Property taxes: −$16,619
• − Insurance: −$5,750
• − Repairs & maintenance: −$9,227
• − Management: −$9,227
• − Depreciation: −$33,455
• Taxable loss: −$23,356
• Est. tax savings @ 24.0%: +$5,605
• After-tax cash flow: $1,986/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

• Population (ZIP): 10,679

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 (76%)
• Race & ethnicity: White 76% Asian 8% Two or more races 6% Hispanic / Latino 5% Black 5%
• Common ancestry: Romanian 6% Scotch-Irish 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, South Korea
• Languages at home: 84% English-only · Spanish 4% Other Indo-European 3% Vietnamese 2%

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: ▼ -355.53%
• Current HPI: 286.5602
• Rent YoY: —
• Metro: —
• 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

+3223.7% since first listed

3 events — show timeline

• 2026-06-13 Listed $1,150,000 BRIGHT MLS
• 2006-06-06 Sold (Public Records) $690,000 Public Records
• 1985-03-19 Sold (Public Records) $34,600 Public Records

Property tax history

+3.0%/yr

Latest (2026): $16,619 · +4.6% YoY. Source: county tax records.