1104 Trewellyn Ave · Spring House, PA 19422

$275,000

3 bd · 1.0 ba · 1,686 sqft · SingleFamily public records · 23 Days on market

Built 1890 7,500 sqft lot $163/sqft · 34% below area Est $414k · 34% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• Schools +6.3/10.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

✨ Investment Opportunity Alert! ✨ This property is specifically priced to move for a savvy investor or buyer ready for a value-add project. The home is being sold strictly As-Is with no warranties or representations regarding its condition. The Buyer will assume sole responsibility for all necessary repairs, upgrades, and any municipal or state-mandated requirements (including permits, inspections, and certifications) for the completion of the sale and transfer of title. The property has recently been completely cleaned out and is ready for immediate implementation of your renovation ideas.

Key facts

• 7,500 sq ft lot
• Built 1890
• Listed 23 days

Property features AI

Finance

• Financial info: Fee simple ownership; Lease not considered

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Stucco exterior
• Construction: Built year per assessor; Brick/mortar foundation; Asphalt roof
• Exterior features: Not in a federal flood zone; Lot dimensions approx. 50.00 x 0.00

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (oil); Central air conditioning (electric); Electric hot water
• Interior features: Unfinished basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 1.0% in Spring House — 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 71/100 on livability (#678 in PA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Wissahickon SD (suburban): math 61% / reading 77% proficiency, ranked #18 of 539 in PA (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-1.3%/yr); 85 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 ($271k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $212k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $270,875 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (median comp): $413,909
• List price: $275,000
• Delta: -33.56%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1062 Trewellyn Ave	0.07mi	3/2.0	1,560 (-8%)	15mo	$480,000	$308	68
1029 Trewellyn Ave	0.11mi	4/1.0 (+1)	1,570 (-7%)	14mo	$278,000	$177	67
908 Pershing Rd	0.35mi	3/2.0	1,584 (-6%)	5mo	$435,000	$275	66
201 Penllyn Pike	0.18mi	3/3.0	1,550 (-8%)	11mo	$530,000	$342	61
384 Penllyn Blue Bell Pike	0.27mi	3/1.0	1,472 (-13%)	11mo	$405,000	$275	57
1034 Wissahickon Ave	0.12mi	3/2.0	1,440 (-15%)	22mo	$401,000	$278	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.67×
• Total profit: $-25,201
• Equity at exit: $41,003

10-year hold

• IRR: -4.1%
• Equity multiple: 0.76×
• Total profit: $-18,199
• Equity at exit: $23,777

Cash invested: $77,000 (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 19422

• Rents YoY: -1.3%
• Active inventory: 85
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,792 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$216 /mo · $2,589/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $433

Break-even live

Break-even rent $2,244

Max offer price $275,000

Occupancy floor 79%

Sensitivity live

Price	-10% $589	-5% $511	+0% $433	+5% $355	+10% $277
Rent	-10% $212	-5% $323	+0% $433	+5% $543	+10% $654
Rate	-1.0pp $571	-0.5pp $503	base $433	+0.5pp $362	+1.0pp $289

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 E Mt Pleasant Ave Unit B Ambler, PA	2.0	1.0	2000	$1,950	$0.97	45d	1	1.34mi
503 N Bethlehem Pike Unit A Lower Gwynedd Township, PA	2.0	1.5	1300	$2,450	$1.88	23d	1	1.35mi
501 N Bethlehem Pike Unit 11Q Ambler, PA	3.0	2.0	1390	$2,400	$1.73	45d	1	1.37mi
501 N Bethlehem Pike Unit 14G Ambler, PA	2.0	2.0	1170	$2,200	$1.88	19d	1	1.37mi
601 Cathcart Rd Blue Bell, PA	4.0	1.5	2100	$3,900	$1.86	25d	1	1.40mi

Listing history 7 events

1. 2026-06-02
   status $275,000 Pending 23 DOM
2. 2026-06-01
   days on market $275,000 Active 23 DOM
3. 2026-05-31
   days on market $275,000 Active 22 DOM
4. 2026-05-10
   listed $275,000 Active 597-char remark
5. 2026-05-06
   historical $275,000 597-char remark
6. 2024-07-16
   soldstatus $211,695
7. 2005-07-08
   soldstatus $194,000

ⓘ 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: $2,589 · $216/mo
• Projected year-2 tax: $3,467 · $289/mo
• Expected delta: +$878/yr (+$73/mo · 33.9%)

ⓘ 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 2/10 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 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,500
• − Mortgage interest: −$15,404
• − Property taxes: −$2,589
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,680
• − Management: −$2,680
• − Depreciation: −$8,000
• Taxable income: $772
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $5,011/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: Wissahickon SD
• NCES district ID: 4202400
• Math proficiency: 61% ▼ -10.00%
• Reading proficiency: 77% ▼ -7.00%
• Median HH income: $94,741
• Composite: 62.75/100
• National rank: #670
• State rank: #18 of 539 in PA

Livability — Spring House

• Score: 71/100
• State rank: #678
• US rank: #6615

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 712,331 people
• City population: 31,766
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 20,412
• Household income: $158,288
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 400.0

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 (71%)
• Race & ethnicity: White 71% Asian 12% Black 10% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Slovak 3% Scotch-Irish 2%
• Foreign-born: 12% · South Korea, China, Canada
• Languages at home: 85% English-only · Korean 4% Other Indo-European 3% Chinese 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: ▼ -264.70%
• Current HPI: 274.5661
• Rent YoY: ▼ -1.29%
• 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

+41.8% since first listed

5 events — show timeline

• 2026-06-01 Pending — BRIGHT MLS
• 2026-05-10 Listed $275,000 BRIGHT MLS
• 2026-05-06 Coming Soon $275,000 BRIGHT MLS
• 2024-07-16 Sold (Public Records) $211,695 Public Records
• 2005-07-08 Sold (Public Records) $194,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $2,589 · +5.3% YoY. Source: county tax records.