100 Rutgers Ave #9 · Swarthmore, PA 19081

$324,900

2 bd · 2.0 ba · 1,408 sqft · Condo public records · 1 Days on market

Built 1980 $231/sqft · 59% below area $515/mo HOA · 22% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.4/10.0
• Livability +4.5/5.0
• Cash flow +4.2/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Unmatched Downtown Swarthmore Lifestyle at an Incredible Value Experience the perfect blend of vibrant downtown living and maintenance-free comfort in the heart of Swarthmore. Situated directly across from the historic Swarthmore College campus fields and the Inn at Swarthmore, this charming community boasts incredible curb appeal and a walk score that truly can’t be beat. Perched on the third floor, this bright and inviting condominium welcomes you with sensational, wide-open views of the sky and of the beautiful college campus the moment you step inside. A welcoming foyer with a convenient coat closet flows effortlessly into the expansive main living area. Here, a cozy wood-burning

Key facts

• Wide open views
• $515 HOA
• Parking

Tags

• HISTORIC SWARTHMORE COLLEGE
• INCREDIBLE CURB APPEAL
• WIDE OPEN VIEWS
• COZY WOOD BURNING FIREPLACE
• CUSTOM BUILT IN BOOKSHELVES
• PRIVATE JULIET BALCONY

Property features AI

Exterior

• Home design: Condo; 3-story building
• Exterior features: Private balcony

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 bathroom
• Interior features: Unit in a 12-unit building; Private balcony

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $-879 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (39.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (26.7% below list).
• Recommended offer: $198k (39.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 89/100 on livability (#28 in PA, #162 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: cost of living F.
• Wallingford-Swarthmore SD (suburban): math 63% / reading 77% proficiency, ranked #16 of 539 in PA (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 42 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 299 units permitted in Delaware County in 2024 (5 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 $10k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $197,694 (39.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
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: 0.73% ✗
• Cap rate: 3.05%
• Cash-on-cash: -11.60%
• DSCR: 0.48
• GRM: 11.4

CMA / ARV

• ARV (median comp): $793,741
• List price: $324,900
• Delta: -55.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -37.4%
• Equity multiple: -0.19×
• Total profit: $-108,285
• Equity at exit: $48,444

10-year hold

• IRR: -52.9%
• Equity multiple: -0.81×
• Total profit: $-164,957
• Equity at exit: $28,091

Cash invested: $90,972 (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 19081

• Active inventory: 42
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,381 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,874/yr
• Insurance: −$135
• HOA: −$515
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-879

Break-even live

Break-even rent $3,494

Max offer price $197,694

Occupancy floor —

Sensitivity live

Price	-10% $-655	-5% $-767	+0% $-879	+5% $-991	+10% $-1,104
Rent	-10% $-1,067	-5% $-973	+0% $-879	+5% $-785	+10% $-691
Rate	-1.0pp $-715	-0.5pp $-796	base $-879	+0.5pp $-963	+1.0pp $-1,049

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Fairview Rd Swarthmore, PA	3.0	2.5	1829	$3,700	$2.02	9d	1	0.63mi
717 Milmont Ave Swarthmore, PA	1.0	1.0	1512	$1,500	$0.99	45d	1	0.91mi
800 Avondale Rd Unit I2-O Wallingford, PA	2.0	2.0	1848	$2,200	$1.19	16d	1	1.18mi
111 MacDade Blvd Folsom, PA	1.0–2.0	1.0	765	$1,725	$2.25	14d	1	1.25mi
27 Wallingford Ave Unit D-2 Wallingford, PA	2.0	1.0	1000	$1,750	$1.75	6d	1	1.42mi

HOA detail condo

• Monthly dues: $515 · $6,180/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   remarks 693-char remark
2. 2026-06-21
   pricestatusdays on marketlisting id $324,900 Active 1 DOM
3. 2026-06-18
   days on market $349,900 Coming Soon 38 DOM
4. 2026-06-17
   days on market $349,900 Coming Soon 37 DOM
5. 2026-06-16
   days on market $349,900 Coming Soon 36 DOM
6. 2026-06-15
   days on market $349,900 Coming Soon 35 DOM
7. 2026-06-13
   days on market $349,900 Coming Soon 33 DOM
8. 2026-06-13
   days on market $349,900 Coming Soon 32 DOM
9. 2026-06-09
   days on market $349,900 Coming Soon 29 DOM
10. 2026-06-08
    days on market $349,900 Coming Soon 28 DOM
11. 2026-06-07
    days on market $349,900 Coming Soon 27 DOM
12. 2026-06-04
    days on market $349,900 Coming Soon 24 DOM
13. 2026-06-03
    days on market $349,900 Coming Soon 23 DOM
14. 2026-06-02
    days on market $349,900 Coming Soon 22 DOM
15. 2026-06-01
    days on market $349,900 Coming Soon 21 DOM
16. 2026-05-31
    days on market $349,900 Coming Soon 20 DOM
17. 2023-08-12
    historical $2,400
18. 2023-07-30
    listed $2,400
19. 2006-04-04
    soldstatus $165,000
20. 1998-12-02
    soldstatus $97,000
21. 1998-11-30
    soldstatus $97,000 208-char remark
22. 1998-10-09
    historical 208-char remark
23. 1998-10-06
    listed $97,000 208-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,575
• − Mortgage interest: −$18,199
• − Property taxes: −$4,874
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − HOA: −$6,180
• − Depreciation: −$9,452
• Taxable loss: −$16,326
• Est. tax savings @ 24.0%: +$3,918
• After-tax cash flow: $-6,631/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: Wallingford-Swarthmore SD
• NCES district ID: 4224790
• Math proficiency: 63% ▼ -5.00%
• Reading proficiency: 77% ▼ -8.00%
• Median HH income: $102,419
• Composite: 64.32/100
• National rank: #555
• State rank: #16 of 539 in PA

Livability — Swarthmore

• Score: 89/100
• State rank: #28
• US rank: #162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swarthmore, PA
• City population: 10,363
• Population (ZIP): 10,363

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 577,490 people
• By 2030: 581,243 · +0.6%
• By 2040: 584,700 · +1.2%
• By 2050: 586,581 · +1.6%
• By 2075: 598,706 · +3.7%
• By 2100: 590,823 · +2.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 7% Asian 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Italian 4% Slovak 2%
• Foreign-born: 9% · China, Canada, Vietnam
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Other Indo-European 2%

Political lean MEDSL · Delaware

• 2024 margin: Strong D (+23.7) · D 61.4% · R 37.6% · Other 1.0%
• 2008→2024 swing: +2.3pp toward D · 2008: 21.4pp · 2024: 23.7pp
• All cycles: 2024: D+23.7 2020: D+26.7 2016: D+22.0 2012: D+21.8 2008: D+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -209.35%
• Current HPI: 311.496
• 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