290 Drummers Ln · King of Prussia, PA 19087

$269,000

1 bd · 1.0 ba · 819 sqft · Condo public records · 26 Days on market

Built 1970

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Why this score? — see what drove the D- 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).

• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Livability +4.4/5.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location! One of the best units in Glenhardie is waiting for its new owner! Top floor, end unit (no other units on either side of you!) features breathtaking, unobstructed views of the Glenhardie Golf course right from your private balcony! Foyer entrance, galley style kitchen with cutaway window overlooking your bright and open living room and dining room. The main bedroom is spacious with ample closet space (plus extra closets in the hall). Meticulously maintained, with updates that include: New HVAC, utility door on balcony, balcony floor, windows and blinds, and bathroom vanity and sink. Glenhardie offers complete maintenance free living - condo fees cover water, sewer, trash, building maintenance, landscaping, snow removal, and gas for heating, hot water, and cooking. The resident owners may join the Glenhardie Country Club at a reduced rate enjoying tennis, swimming, golf and social activities. All this plus an unbeatable location-easy access to all majors roads (422, 202, 76, 276, 476, 30, & 23), shopping, dining, Valley Forge Park, & walking distance to the new King of Prussia Town Center. Schedule your private tour today!

Key facts

• Private deck
• End unit
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• PRIVATE DECK
• SCENIC GOLF COURSE VIEWS
• NEWER LENNOX HVAC SYSTEM
• END UNIT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $-353 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (21.3% below list).
• Recommended offer: $212k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.8% in King of Prussia — 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 88/100 on livability (#43 in PA, #238 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D.
• Tredyffrin-Easttown SD (suburban): math 77% / reading 88% proficiency, ranked #1 of 539 in PA (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Valley Forge El Sch (math 82% / reading 92%, grade A+, #6 of 1,518 statewide, top 1%, 575 students, 4% FRL); Valley Forge Ms (math 69% / reading 87%, grade A+, #3 of 512 statewide, top 0%, 1,110 students, 6% FRL); Conestoga Shs (math 91%, 2,347 students, 6% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: Rents rising (+2.1%/yr); 155 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).
• This rent is only 15% of the median local income ($171k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Chester County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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.
• Current owner paid $190k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $211,792 (21.3% 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. Built in 1970 — 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. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.62%
• DSCR: 0.75
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -27.0%
• Equity multiple: 0.10×
• Total profit: $-67,925
• Equity at exit: $40,109

10-year hold

• IRR: -28.5%
• Equity multiple: -0.27×
• Total profit: $-95,546
• Equity at exit: $23,258

Cash invested: $75,320 (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 19087

• Rents YoY: 2.1%
• Active inventory: 155
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,118 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$215 /mo · $2,586/yr
• Insurance: −$112
• HOA est. from 2 same-building comps: −$288
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-353

Break-even live

Break-even rent $2,565

Max offer price $206,633

Occupancy floor —

Sensitivity live

Price	-10% $-201	-5% $-277	+0% $-353	+5% $-429	+10% $-505
Rent	-10% $-520	-5% $-437	+0% $-353	+5% $-269	+10% $-186
Rate	-1.0pp $-218	-0.5pp $-285	base $-353	+0.5pp $-423	+1.0pp $-494

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Drummers Ln Wayne, PA	1.0	1.0	819	$1,750	$2.14	45d	1	0.03mi
300 Drummers Ln Unit 300 Wayne, PA	2.0	2.0	1004	$2,200	$2.19	7d	1	0.03mi
300 Drummers Ln Unit 300 Wayne, PA	2.0	2.0	1004	$2,400	$2.39	45d	1	0.03mi
414 Drummers Ln #414 Wayne, PA	2.0	2.0	1004	$2,280	$2.27	0d	1	0.04mi
400 Drummers Ln Wayne, PA	2.0	2.0	1072	$1,950	$1.82	23d	1	0.05mi
140 Valley Green Ln King of Prussia, PA	2.0	1.0–2.0	894	$2,462	$2.75	0d	14	0.27mi
555 S Goddard Blvd King of Prussia, PA	2.0	1.0–2.0	935	$3,038	$3.25	0d	4	0.39mi
580 S Goddard Blvd King of Prussia, PA	3.0	1.0–2.0	1024	$2,408	$2.35	0d	20	0.50mi
625 S Goddard Blvd King of Prussia, PA	3.0	1.0–2.0	1050	$2,700	$2.57	0d	29	0.50mi
350 Village Dr King of Prussia, PA	3.0	1.0–2.0	1037	$2,743	$2.64	0d	14	0.51mi
300 Village Dr King of Prussia, PA	2.0	1.0–2.0	971	$2,814	$2.90	0d	21	0.59mi
301 Village Dr King of Prussia, PA	1.0–3.0	1.0–2.0	1039	$2,042	$1.97	0d	27	0.60mi
101 Bryce Ln King of Prussia, PA	1.0	1.0–1.5	810	$2,790	$3.44	4d	19	0.68mi
101 Bryce Ln King of Prussia, PA	1.0–2.0	1.0–2.0	989	$2,150	$2.17	45d	7	0.68mi
750 Moore Rd King of Prussia, PA	1.0–2.0	1.0–2.5	1193	$2,008	$1.68	0d	17	0.90mi
550 American Ave King of Prussia, PA	1.0	1.0	825	$1,697	$2.06	0d	1	1.20mi
550 American Ave King of Prussia, PA	2.0	1.0	1000	$1,797	$1.80	26d	1	1.20mi
550 American Ave King of Prussia, PA	1.0	1.0	825	$1,697	$2.06	45d	1	1.20mi
1101 Penn Cir King of Prussia, PA	1.0–2.0	1.0–2.0	872	$1,547	$1.77	0d	11	1.23mi
751 Vandenburg Rd King of Prussia, PA	2.0	1.0–2.5	988	$2,528	$2.56	0d	26	1.37mi
200 Old Forge Xing Unit 200 Devon, PA	2.0	2.0	1025	$2,200	$2.15	45d	1	1.48mi
513 Old Forge Xing #513 Devon, PA	1.0	1.0	875	$2,100	$2.40	26d	1	1.48mi
513 Old Forge Xing #513 Devon, PA	1.0	1.0	875	$2,100	$2.40	14d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrashgaslandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $269,000 Active 26 DOM
2. 2026-06-18
   days on market $269,000 Active 23 DOM
3. 2026-06-17
   days on market $269,000 Active 22 DOM
4. 2026-06-16
   days on market $269,000 Active 21 DOM
5. 2026-06-15
   days on market $269,000 Active 20 DOM
6. 2026-06-13
   days on market $269,000 Active 18 DOM
7. 2026-06-09
   days on market $269,000 Active 14 DOM
8. 2026-06-08
   days on market $269,000 Active 13 DOM
9. 2026-06-07
   days on market $269,000 Active 12 DOM
10. 2026-06-04
    days on market $269,000 Active 9 DOM
11. 2026-06-03
    days on market $269,000 Active 8 DOM
12. 2026-06-02
    days on market $269,000 Active 7 DOM
13. 2026-06-01
    days on market $269,000 Active 6 DOM
14. 2026-05-31
    days on market $269,000 Active 5 DOM
15. 2026-05-26
    listed $269,000 Active
16. 2021-05-26
    soldstatus $190,000 Closed 1179-char remark

    Show marketing remark (1179 chars)

    Location, location, location! One of the best units in Glenhardie is waiting for its new owner! Top floor, end unit (no other units on either side of you!) features breathtaking, unobstructed views of the Glenhardie Golf course right from your private balcony! Foyer entrance, galley style kitchen with cutaway window overlooking your bright and open living room and dining room. The main bedroom is spacious with ample closet space (plus extra closets in the hall). Meticulously maintained, with updates that include: New HVAC, utility door on balcony, balcony floor, windows and blinds, and bathroom vanity and sink. Glenhardie offers complete maintenance free living - condo fees cover water, sewer, trash, building maintenance, landscaping, snow removal, and gas for heating, hot water, and cooking. The resident owners may join the Glenhardie Country Club at a reduced rate enjoying tennis, swimming, golf and social activities. All this plus an unbeatable location-easy access to all majors roads (422, 202, 76, 276, 476, 30, & 23), shopping, dining, Valley Forge Park, & walking distance to the new King of Prussia Town Center. Schedule your private tour today!

17. 2021-05-16
    status Pending 1179-char remark

    Show marketing remark (1179 chars)

    Location, location, location! One of the best units in Glenhardie is waiting for its new owner! Top floor, end unit (no other units on either side of you!) features breathtaking, unobstructed views of the Glenhardie Golf course right from your private balcony! Foyer entrance, galley style kitchen with cutaway window overlooking your bright and open living room and dining room. The main bedroom is spacious with ample closet space (plus extra closets in the hall). Meticulously maintained, with updates that include: New HVAC, utility door on balcony, balcony floor, windows and blinds, and bathroom vanity and sink. Glenhardie offers complete maintenance free living - condo fees cover water, sewer, trash, building maintenance, landscaping, snow removal, and gas for heating, hot water, and cooking. The resident owners may join the Glenhardie Country Club at a reduced rate enjoying tennis, swimming, golf and social activities. All this plus an unbeatable location-easy access to all majors roads (422, 202, 76, 276, 476, 30, & 23), shopping, dining, Valley Forge Park, & walking distance to the new King of Prussia Town Center. Schedule your private tour today!

18. 2021-04-24
    price $195,000 1179-char remark

    Show marketing remark (1179 chars)

    Location, location, location! One of the best units in Glenhardie is waiting for its new owner! Top floor, end unit (no other units on either side of you!) features breathtaking, unobstructed views of the Glenhardie Golf course right from your private balcony! Foyer entrance, galley style kitchen with cutaway window overlooking your bright and open living room and dining room. The main bedroom is spacious with ample closet space (plus extra closets in the hall). Meticulously maintained, with updates that include: New HVAC, utility door on balcony, balcony floor, windows and blinds, and bathroom vanity and sink. Glenhardie offers complete maintenance free living - condo fees cover water, sewer, trash, building maintenance, landscaping, snow removal, and gas for heating, hot water, and cooking. The resident owners may join the Glenhardie Country Club at a reduced rate enjoying tennis, swimming, golf and social activities. All this plus an unbeatable location-easy access to all majors roads (422, 202, 76, 276, 476, 30, & 23), shopping, dining, Valley Forge Park, & walking distance to the new King of Prussia Town Center. Schedule your private tour today!

19. 2021-04-23
    historical Active Under Contract 1179-char remark

    Show marketing remark (1179 chars)

    Location, location, location! One of the best units in Glenhardie is waiting for its new owner! Top floor, end unit (no other units on either side of you!) features breathtaking, unobstructed views of the Glenhardie Golf course right from your private balcony! Foyer entrance, galley style kitchen with cutaway window overlooking your bright and open living room and dining room. The main bedroom is spacious with ample closet space (plus extra closets in the hall). Meticulously maintained, with updates that include: New HVAC, utility door on balcony, balcony floor, windows and blinds, and bathroom vanity and sink. Glenhardie offers complete maintenance free living - condo fees cover water, sewer, trash, building maintenance, landscaping, snow removal, and gas for heating, hot water, and cooking. The resident owners may join the Glenhardie Country Club at a reduced rate enjoying tennis, swimming, golf and social activities. All this plus an unbeatable location-easy access to all majors roads (422, 202, 76, 276, 476, 30, & 23), shopping, dining, Valley Forge Park, & walking distance to the new King of Prussia Town Center. Schedule your private tour today!

20. 2021-04-22
    listed $180,000 Active 1179-char remark

    Show marketing remark (1179 chars)

    Location, location, location! One of the best units in Glenhardie is waiting for its new owner! Top floor, end unit (no other units on either side of you!) features breathtaking, unobstructed views of the Glenhardie Golf course right from your private balcony! Foyer entrance, galley style kitchen with cutaway window overlooking your bright and open living room and dining room. The main bedroom is spacious with ample closet space (plus extra closets in the hall). Meticulously maintained, with updates that include: New HVAC, utility door on balcony, balcony floor, windows and blinds, and bathroom vanity and sink. Glenhardie offers complete maintenance free living - condo fees cover water, sewer, trash, building maintenance, landscaping, snow removal, and gas for heating, hot water, and cooking. The resident owners may join the Glenhardie Country Club at a reduced rate enjoying tennis, swimming, golf and social activities. All this plus an unbeatable location-easy access to all majors roads (422, 202, 76, 276, 476, 30, & 23), shopping, dining, Valley Forge Park, & walking distance to the new King of Prussia Town Center. Schedule your private tour today!

21. 2005-07-06
    soldstatus $145,000
22. 2005-06-23
    soldstatus $145,000 398-char remark

    Show marketing remark (398 chars)

    A fabulous End Unit in Glenhardie's premier location. No matter what the season you'll enjoy the scenically supreme views overlooking the picturesque golf course. Updated Kitchen, freshly painted, new carpets, updated Bathroom are some of the many special features of this pristine condo. The condo fee includes heat as well all gas, water and sewer charges. You're just run out of reasons to rent!

23. 2005-04-15
    listed $145,000 398-char remark

    Show marketing remark (398 chars)

    A fabulous End Unit in Glenhardie's premier location. No matter what the season you'll enjoy the scenically supreme views overlooking the picturesque golf course. Updated Kitchen, freshly painted, new carpets, updated Bathroom are some of the many special features of this pristine condo. The condo fee includes heat as well all gas, water and sewer charges. You're just run out of reasons to rent!

24. 2003-01-14
    soldstatus $110,000
25. 2003-01-06
    soldstatus $110,000
26. 2002-10-11
    listed $110,000
27. 1985-10-01
    soldstatus $62,900
28. 1981-08-01
    soldstatus $53,000

ⓘ 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: $2,586 · $215/mo
• Projected year-2 tax: $3,418 · $285/mo
• Expected delta: +$832/yr (+$69/mo · 32.2%)

ⓘ 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 ≥100°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,415
• − Mortgage interest: −$15,068
• − Property taxes: −$2,586
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − HOA: −$3,456
• − Depreciation: −$7,825
• Taxable loss: −$8,931
• Est. tax savings @ 24.0%: +$2,144
• After-tax cash flow: $-2,093/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: Tredyffrin-Easttown SD
• NCES district ID: 4223640
• Math proficiency: 77% ▲ 3.00%
• Reading proficiency: 88% ▬ 0.00%
• Median HH income: $114,136
• Composite: 75.82/100
• National rank: #124
• State rank: #1 of 539 in PA

Livability — King of Prussia

• Score: 88/100
• State rank: #43
• US rank: #238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chester County · 432,350 people
• City population: 30,362
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 33,528
• Household income: $171,179
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 825.0

Population outlook (Chester County) Hauer SSP2

• Today (2025): 546,756 people
• By 2030: 559,441 · +2.3%
• By 2040: 576,377 · +5.4%
• By 2050: 580,602 · +6.2%
• By 2075: 581,575 · +6.4%
• By 2100: 540,922 · -1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 12% Two or more races 7% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Romanian 3% Scotch-Irish 2% Slovak 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 82% English-only · Other Indo-European 6% Chinese 4% Spanish 3%

Political lean MEDSL · Chester

• 2024 margin: D (+14.5) · D 56.7% · R 42.2% · Other 1.0%
• 2008→2024 swing: +5.2pp toward D · 2008: 9.2pp · 2024: 14.5pp
• All cycles: 2024: D+14.5 2020: D+17.0 2016: D+9.2 2012: R+0.4 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.86%
• Current HPI: 310.1943
• Rent YoY: ▲ 2.06%
• 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

+407.5% since first listed

14 events — show timeline

• 2026-05-26 Listed $269,000 FSBO.com
• 2021-05-26 Sold (MLS) $190,000 BRIGHT MLS
• 2021-05-16 Pending — BRIGHT MLS
• 2021-04-24 Price Changed $195,000 BRIGHT MLS
• 2021-04-23 Contingent — BRIGHT MLS
• 2021-04-22 Listed $180,000 BRIGHT MLS
• 2005-07-06 Sold (Public Records) $145,000 Public Records
• 2005-06-23 Sold (MLS) $145,000 BRIGHT MLS
• 2005-04-15 Listed $145,000 BRIGHT MLS
• 2003-01-14 Sold (Public Records) $110,000 Public Records
• 2003-01-06 Sold (MLS) $110,000 BRIGHT MLS
• 2002-10-11 Listed $110,000 BRIGHT MLS
• 1985-10-01 Sold (Public Records) $62,900 Public Records
• 1981-08-01 Sold (Public Records) $53,000 Public Records

Property tax history

+3.2%/yr

Latest (2026): $2,586 · +3.9% YoY. Source: county tax records.