61 Llanfair Rd Unit A-4 · Ardmore, PA 19003

$226,000

2 bd · 1.0 ba · 846 sqft · Condo public records · 48 Days on market

Built 1962 $390/mo HOA · 14% of rent

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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 +20.9/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +7.3/10.0
• DSCR +6.6/10.0
• Livability +4.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Greenleaf condo in a fabulous location. Walking distance to Shopping (Suburban Square), restaurants, and train. Updated Kitchen with oak cabinets, tile floor and eating area, 2 Bedrooms, Living room/ dining room combination, full bath and plenty of closets complete this adorable Condo. Condo fees include, common area maintenance, water, heat, trash, and landscaping. Coin operated washer/dryer in basement. Buyer pays one time fee at closing to condo association for $650. Perfect home for first time buyer! Convenience at its best!!!

Key facts

• $390 HOA
• 2 parking spots
• Built 1962

Property features AI

Finance

• Other: Located in Lower Merion Township; Commuter-friendly: bus stop and commuter rail station within one mile
• HOA & community: Monthly condo fee of $390; Professionally managed off-site; Condo fee covers common area maintenance, exterior building maintenance, heat, lawn maintenance, management, snow removal and trash

Exterior

• Parking: Parking lot with 2 spaces (rented/permit required)
• Utilities: Public water; Public sewer; Natural gas heating and hot water; Electric cooling
• Home design: Condominium unit; Entry located on the 2nd floor
• Construction: Brick exterior
• Exterior features: Brick construction; Above-grade and below-grade structures present; Garden-style community setting; No tidal water

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Window air-conditioning units (electric); Natural gas hot water
• Interior features: Unit/flat in a garden-style building (1–4 floors); Property manager on site; Pets allowed on a case-by-case basis
• Laundry & utility: Shared laundry in the basement / common area (no washer/dryer in unit)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $226k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $226k).
• Recommended offer: $219k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.1% in Ardmore — 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 94/100 on livability (#2 in PA, #6 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living D-.
• 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: Penn Valley Sch (math 78% / reading 86%, grade A+, #34 of 1,518 statewide, top 3%, 514 students, 16% FRL); Welsh Valley Ms (math 63% / reading 80%, grade A, #9 of 512 statewide, top 2%, 814 students, 16% FRL); Harriton Shs (math 85%, 1,261 students, 14% FRL).
• Market conditions: Rents rising (+3.9%/yr); 38 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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 48 days — a 3% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $24k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $113k; list at $226k implies a 100% 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 $219,220 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.92% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-13,729
• Equity at exit: $33,697

10-year hold

• IRR: 5.3%
• Equity multiple: 1.41×
• Total profit: $26,049
• Equity at exit: $19,540

Cash invested: $63,280 (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 19003

• Rents YoY: 3.9%
• Active inventory: 38
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,865 high
• Mortgage (P&I): −$1,185
• Tax from tax record: −$281 /mo · $3,373/yr
• Insurance: −$94
• HOA: −$390
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $313

Break-even live

Break-even rent $2,469

Max offer price $226,000

Occupancy floor 84%

Sensitivity live

Price	-10% $441	-5% $377	+0% $313	+5% $249	+10% $185
Rent	-10% $87	-5% $200	+0% $313	+5% $426	+10% $539
Rate	-1.0pp $427	-0.5pp $370	base $313	+0.5pp $254	+1.0pp $195

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: $56,500
• Closing costs: $6,780
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 E Montgomery Ave Ardmore, PA	2.0–3.0	2.0	1200	$2,463	$2.05	0d	3	0.12mi
115 Coulter Ave Ardmore, PA	1.0–3.0	1.0–2.0	955	$5,126	$5.37	0d	63	0.12mi
101 Mill Creek Rd Ardmore, PA	2.0	1.0–2.0	681	$2,295	$3.37	11d	5	0.34mi
115 Mill Creek Rd Ardmore, PA	2.0	1.0	826	$2,695	$3.26	4d	5	0.35mi
170 Lakeside Rd Ardmore, PA	2.0	1.0–2.0	779	$2,525	$3.24	6d	6	0.37mi
16 W Montgomery Ave Unit 00 6 Ardmore, PA	1.0	1.0	705	$1,900	$2.70	45d	1	0.43mi
16 W Montgomery Ave Unit 00 17 Ardmore, PA	1.0	1.0	715	$1,800	$2.52	25d	1	0.43mi
65 Cricket Ave Ardmore, PA	1.0–2.0	1.0–2.0	879	$3,799	$4.32	0d	6	0.43mi
24 Cricket Ave Ardmore, PA	1.0–3.0	1.0–3.0	1150	$5,336	$4.64	0d	17	0.44mi
20 W Montgomery Ave Unit 00 208 Ardmore, PA	2.0	2.0	1100	$2,250	$2.05	45d	1	0.45mi
20 W Montgomery Ave Unit 00 209 Ardmore, PA	2.0	2.0	1100	$2,250	$2.05	16d	1	0.45mi
11 E Athens Ave Ardmore, PA	1.0–2.0	1.0	529	$2,290	$4.33	0d	3	0.45mi
101 Valley Rd Unit 00 8-C Ardmore, PA	1.0	1.0	600	$1,450	$2.42	45d	1	0.50mi
110 Grandview Rd Ardmore, PA	2.0	1.0	1000	$2,100	$2.10	25d	1	0.54mi
104 Woodside Rd Unit A305 Haverford, PA	2.0	2.0	1063	$2,600	$2.45	16d	1	0.64mi
1334 Montgomery Ave Unit B1 Narberth, PA	1.0	1.0	615	$2,100	$3.41	45d	1	0.71mi
325 Penn Rd Wynnewood, PA	1.0–3.0	1.0–2.0	1185	$4,026	$3.40	0d	17	0.73mi
625 E Lancaster Ave Wynnewood, PA	1.0–2.0	1.0–2.0	1060	$2,295	$2.17	0d	3	0.75mi
200 N Wynnewood Ave Wynnewood, PA	1.0–3.0	1.0–2.0	1467	$3,150	$2.15	0d	17	0.83mi
150 E Wynnewood Rd Wynnewood, PA	1.0–2.0	1.0	793	$2,505	$3.16	0d	14	0.84mi
369b E County Line Rd Ardmore, PA	1.0	1.0	700	$1,400	$2.00	4d	1	0.89mi
250 E Wynnewood Rd Wynnewood, PA	1.0–2.0	1.0	780	$2,150	$2.76	3d	1	0.92mi
438 Montgomery Ave Haverford, PA	1.0–2.0	1.0–2.0	775	$2,498	$3.22	18d	1	1.15mi
114 Forrest Ave Narberth, PA	2.0	1.0–2.5	1041	$4,445	$4.27	0d	7	1.18mi
203 Haverford Ave Unit 308 Narberth, PA	2.0	2.0	1043	$3,390	$3.25	45d	1	1.18mi
203 Haverford Ave Unit 301 Narberth, PA	1.0	1.5	906	$2,945	$3.25	45d	1	1.18mi
203 Haverford Ave Unit 307 Narberth, PA	2.0	2.0	1066	$3,465	$3.25	45d	1	1.18mi
2301 Haverford Rd Ardmore, PA	1.0	1.0	620	$1,738	$2.80	25d	5	1.23mi
457 W Lancaster Ave Unit B Haverford, PA	1.0	1.0	600	$1,550	$2.58	18d	1	1.25mi
258 Haverford Ave Narberth, PA	1.0	1.0	750	$2,195	$2.93	45d	1	1.27mi
36 N Narberth Ave Unit 2-C Narberth, PA	2.0	2.0	1110	$3,645	$3.28	45d	1	1.29mi
36 N Narberth Ave Unit 1-B Narberth, PA	1.0	2.0	1108	$3,725	$3.36	45d	1	1.29mi
36 N Narberth Ave Unit 2-B Narberth, PA	2.0	2.0	1035	$3,375	$3.26	45d	1	1.29mi
36 N Narberth Ave Unit 1-D Narberth, PA	1.0	1.0	678	$2,050	$3.02	45d	1	1.29mi
280 Haverford Ave Narberth, PA	2.0	1.0	985	$2,515	$2.55	3d	2	1.32mi
109 Iona Ave Narberth, PA	1.0	1.0	550	$1,589	$2.89	4d	1	1.39mi

HOA detail condo

• Monthly dues: $390 · $4,680/yr
• Likely covers: watertrashlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-04-20
   status Pending
2. 2026-04-10
   price $226,000
3. 2026-03-25
   price $237,500
4. 2026-03-04
   listed $249,500 Active
5. 2026-03-03
   historical $249,500
6. 2012-02-28
   soldstatus $113,000
7. 2012-02-27
   soldstatus $113,000 550-char remark

   Show marketing remark (553 chars)

   Affordable Greenleaf condo in a fabulous location. Walking distance to Shopping (Suburban Square), restaurants, and train. Updated Kitchen with oak cabinets, tile floor and eating area, 2 Bedrooms, Living room/ dining room combination, full bath and plenty of closets complete this adorable Condo. Condo fees include, common area maintenance, water, heat, trash, and landscaping. Coin operated washer/dryer in basement. Buyer pays one time fee at closing to condo association for $650. Perfect home for first time buyer! Convenience at its best!!!

8. 2012-02-27
   soldstatus $113,000 553-char remark

   Show marketing remark (553 chars)

   Affordable Greenleaf condo in a fabulous location. Walking distance to Shopping (Suburban Square), restaurants, and train. Updated Kitchen with oak cabinets, tile floor and eating area, 2 Bedrooms, Living room/ dining room combination, full bath and plenty of closets complete this adorable Condo. Condo fees include, common area maintenance, water, heat, trash, and landscaping. Coin operated washer/dryer in basement. Buyer pays one time fee at closing to condo association for $650. Perfect home for first time buyer! Convenience at its best!!!

9. 2011-06-29
   historical 550-char remark

   Show marketing remark (553 chars)

   Affordable Greenleaf condo in a fabulous location. Walking distance to Shopping (Suburban Square), restaurants, and train. Updated Kitchen with oak cabinets, tile floor and eating area, 2 Bedrooms, Living room/ dining room combination, full bath and plenty of closets complete this adorable Condo. Condo fees include, common area maintenance, water, heat, trash, and landscaping. Coin operated washer/dryer in basement. Buyer pays one time fee at closing to condo association for $650. Perfect home for first time buyer! Convenience at its best!!!

10. 2011-06-29
    listed $139,900 550-char remark

    Show marketing remark (553 chars)

    Affordable Greenleaf condo in a fabulous location. Walking distance to Shopping (Suburban Square), restaurants, and train. Updated Kitchen with oak cabinets, tile floor and eating area, 2 Bedrooms, Living room/ dining room combination, full bath and plenty of closets complete this adorable Condo. Condo fees include, common area maintenance, water, heat, trash, and landscaping. Coin operated washer/dryer in basement. Buyer pays one time fee at closing to condo association for $650. Perfect home for first time buyer! Convenience at its best!!!

11. 2011-06-29
    listed $139,900 553-char remark

    Show marketing remark (553 chars)

    Affordable Greenleaf condo in a fabulous location. Walking distance to Shopping (Suburban Square), restaurants, and train. Updated Kitchen with oak cabinets, tile floor and eating area, 2 Bedrooms, Living room/ dining room combination, full bath and plenty of closets complete this adorable Condo. Condo fees include, common area maintenance, water, heat, trash, and landscaping. Coin operated washer/dryer in basement. Buyer pays one time fee at closing to condo association for $650. Perfect home for first time buyer! Convenience at its best!!!

12. 1983-10-03
    soldstatus $61,000

ⓘ 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: $3,373 · $281/mo
• Projected year-2 tax: $3,472 · $289/mo
• Expected delta: +$99/yr (+$8/mo · 2.9%)

ⓘ 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 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: $34,381
• − Mortgage interest: −$12,660
• − Property taxes: −$3,373
• − Insurance: −$1,130
• − Repairs & maintenance: −$2,750
• − Management: −$2,750
• − HOA: −$4,680
• − Depreciation: −$6,575
• Taxable income: $463
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $3,645/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 — Ardmore

• Score: 94/100
• State rank: #2
• US rank: #6

Category grades

Amenities A+ Commute A+ Cost of living D- 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: Ardmore, PA
• County: Montgomery County · 712,331 people
• City population: 14,255
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 14,255
• Household income: $119,861
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 418.0

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 9% Hispanic / Latino 6% Asian 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Slovak 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Other Indo-European 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: ▼ -416.13%
• Current HPI: 297.3326
• Rent YoY: ▲ 3.92%
• 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

+270.5% since first listed

12 events — show timeline

• 2026-04-20 Pending — BRIGHT MLS
• 2026-04-10 Price Changed $226,000 BRIGHT MLS
• 2026-03-25 Price Changed $237,500 BRIGHT MLS
• 2026-03-04 Listed $249,500 BRIGHT MLS
• 2026-03-03 Coming Soon $249,500 BRIGHT MLS
• 2012-02-28 Sold (Public Records) $113,000 Public Records
• 2012-02-27 Sold (MLS) $113,000 TREND
• 2012-02-27 Sold (MLS) $113,000 BRIGHT MLS
• 2011-06-29 Listed $139,900 TREND
• 2011-06-29 Listed $139,900 BRIGHT MLS
• 2011-06-29 Listing Removed — BRIGHT MLS
• 1983-10-03 Sold (Public Records) $61,000 Public Records

Property tax history

+3.0%/yr

Latest (2026): $3,373 · +4.6% YoY. Source: county tax records.