1001 City Ave Unit E-307 · Lower Merion, PA 19096

$85,000

1 bd · 2.0 ba · 954 sqft · Condo · 7 Days on market

Built 1962 Fair condition $927/mo HOA · 41% of rent

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Why this score? — see what drove the B- 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 +28.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +7.3/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Rent growth +0.7/5.0
• Appreciation +0.0/10.0

Listing remarks

This one bedroom two bathroom condominium is priced to sell. A great opportunity make it your own. Great for when guests visit they have their own bathroom. Just add some new flooring, paint and update your kitchen and bathrooms. A wonderful space to call home.

Key facts

• $927 HOA
• Community pool
• Built 1962

Property features AI

Finance

• Other: Property manager present
• Financial info: One-time other fee of $786.24; Ground rent paid annually
• HOA & community: Monthly condo fee of $927; Association recreation fee: $170; Professional on-site management; HOA fees cover air conditioning, electricity, exterior building maintenance, common area maintenance, custodial services, lawn care front and rear, sewer, snow removal, trash, water and bus service; Community amenities include indoor and outdoor pools, elevator, gated community, library, meeting room, tennis courts, playground, transportation service

Exterior

• Parking: Parking lot
• Security: Security gate; On-site concierge; Building security
• Utilities: Public water; Public sewer; Cable TV/internet; Electric hot water
• Home design: Condominium; Building name: Green Hill
• Construction: Brick construction; Above grade and below grade structures
• Exterior features: Community pool; Level entry with ramp access; No tidal water

Interior

• Kitchen: Built-in range; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: One bedroom on the main level
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Central heating; Natural gas heat; Central air conditioning (electric)
• Interior features: Breakfast area; Elevator; Galley kitchen layout; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).

Location & tenants

• Location reads: area grade B — 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 15% 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 $588 of loan paydown is wiped out by about $3k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 41% 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 $85,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.65% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.51%
• DSCR: 1.60
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.5%
• Equity multiple: 0.71×
• Total profit: $-6,911
• Equity at exit: $12,674

10-year hold

• IRR: -13.7%
• Equity multiple: 0.48×
• Total profit: $-12,431
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,256 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$927
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $201

Break-even live

Break-even rent $2,001

Max offer price $85,000

Occupancy floor 86%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Lancaster Ave Wynnewood, PA	1.0–3.0	1.0–3.0	1095	$1,673	$1.53	1d	14	0.30mi
1 Trent Rd Unit 1C Penn Wynne, PA	1.0	1.0	800	$1,425	$1.78	43d	1	0.81mi
250 E Wynnewood Rd Wynnewood, PA	1.0–2.0	1.0	780	$1,895	$2.43	2d	1	1.23mi
625 E Lancaster Ave Wynnewood, PA	1.0–2.0	1.0–2.0	1060	$1,645	$1.55	5d	5	1.24mi
150 E Wynnewood Rd Wynnewood, PA	1.0–2.0	1.0	788	$1,760	$2.23	2d	15	1.24mi
36 N Narberth Ave Unit 1-B Narberth, PA	1.0	2.0	1108	$3,725	$3.36	43d	1	1.33mi
36 N Narberth Ave Unit 1-D Narberth, PA	1.0	1.0	678	$2,050	$3.02	43d	1	1.33mi
36 N Narberth Ave Unit 2-B Narberth, PA	2.0	2.0	1035	$3,375	$3.26	43d	1	1.33mi
36 N Narberth Ave Unit 2-C Narberth, PA	2.0	2.0	1110	$3,645	$3.28	43d	1	1.33mi
203 Haverford Ave Unit 301 Narberth, PA	1.0	1.5	906	$2,945	$3.25	43d	1	1.34mi
203 Haverford Ave Unit 307 Narberth, PA	2.0	2.0	1066	$3,465	$3.25	43d	1	1.34mi
203 Haverford Ave Unit 308 Narberth, PA	2.0	2.0	1043	$3,390	$3.25	43d	1	1.34mi
258 Haverford Ave Narberth, PA	1.0	1.0	750	$2,195	$2.93	43d	1	1.36mi
280 Haverford Ave Narberth, PA	2.0	1.0	985	$2,515	$2.55	1d	2	1.37mi
325 Penn Rd Wynnewood, PA	1.0–3.0	1.0–2.0	1184	$2,262	$1.91	1d	18	1.39mi
200 N Wynnewood Ave Wynnewood, PA	1.0–3.0	1.0–2.0	1467	$2,000	$1.36	1d	18	1.40mi
114 Forrest Ave Narberth, PA	2.0	1.0–2.5	1041	$3,182	$3.06	1d	7	1.40mi
109 Iona Ave Narberth, PA	1.0	1.0	550	$1,589	$2.89	2d	1	1.48mi

HOA detail condo

• Monthly dues: $927 · $11,124/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $85,000 Active 7 DOM
2. 2026-06-17
   days on market $85,000 Active 6 DOM
3. 2026-06-16
   days on market $85,000 Active 5 DOM
4. 2026-06-15
   days on market $85,000 Active 4 DOM
5. 2026-06-13
   days on market $85,000 Active 2 DOM
6. 2026-06-13
   remarks 262-char remark
7. 2026-06-13
   listed $85,000 Active 1 DOM

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

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: $27,073
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$1,222
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − HOA: −$11,124
• − Depreciation: −$2,473
• Taxable income: $1,886
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $1,965/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This one-bedroom condominium requires moderate renovations, including paint, flooring, and kitchen/bathroom updates, to improve its condition and value.

Repairs flagged

• Major Paint — Significant chipping and fading
• Major Flooring — Worn parquet flooring
• Major Kitchen appliances — Outdated and possibly non-functional
• Major Bathroom fixtures — Worn and outdated
• Moderate Exterior siding — Weathered and aged

Value-add opportunities

• Both Paint and flooring updates — Enhances curb appeal and interior aesthetics
• Both Kitchen and bathroom updates — Improves functionality and modernizes the space
• Both Exterior siding repair — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Significant chipping and fading	Major	$15,000–50,000
Flooring · Worn parquet flooring	Major	$15,000–50,000
Kitchen appliances · Outdated and possibly non-functional	Major	$15,000–50,000
Bathroom fixtures · Worn and outdated	Major	$15,000–50,000
Exterior siding · Weathered and aged	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Both Paint and flooring updates — Enhances curb appeal and interior aesthetics ↑
• Both Kitchen and bathroom updates — Improves functionality and modernizes the space ↑
• Both Exterior siding repair — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-11 Listed $85,000 BRIGHT MLS