128 E Marthart Ave

Haverford, PA 19083

$240,000D

3 bd · 1.0 ba · 1,554 sqft · Built 1935 · SingleFamily · Pending · 1 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,791/mo
• Mortgage (P&I): −$1,259
• Tax + insurance: −$987
• HOA: −$0
• Vac / Maint / Mgmt: −$586
• Net cashflow: $-40/mo
• Annual: $-481/yr
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• 1% rule: 1.16%
• Cash to close: $67,200

Investor read

• This is a 3-bed/1.0-bath single-family listed at $240k.
• At list price, monthly cash flow is $-40 ($-481/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (3.0% below list).
• Meets the 1% rule at list price ($3k rent vs $240k).
• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $233k (3.0% below list) — sets the bar for cash-flow.
• 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.
• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Haverford Township SD (suburban): math 58% / reading 78% proficiency, ranked #20 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Chestnutwold El Sch (math 66% / reading 80%, grade A, #118 of 1,518 statewide, top 8%, 589 students, 16% FRL); Haverford Ms (math 43% / reading 76%, grade B, #46 of 512 statewide, top 9%, 1,626 students, 20% FRL); Haverford Shs (math 83% / reading 24%, grade C-, #102 of 437 statewide, top 23%, 2,005 students, 21% FRL).
• Watch-outs: property tax is 4.4% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 107 active listings in the ZIP; 13 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; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• 5 sale attempts since 30y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• 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.

Questions for listing agent

• 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?
• Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.