1285 S Avignon Dr · Conshohocken, PA 19035

$1,999,000

5 bd · 7.5 ba · 8,667 sqft · SingleFamily public records · 27 Days on market

Built 1996 0.65 ac lot $231/sqft · 21% below area Est $2523k · 21% under $21/mo HOA

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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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Appreciation +7.6/10.0
• Schools +7.3/10.0
• Livability +4.5/5.0
• 1% rule +3.3/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Please note: the seller is offering this home at a reduced price to reflect the need for window and stucco replacement, giving the next owner the opportunity to enhance and personalize the property further. Welcome to this expansive, custom-built home on a quiet cul-de-sac abutting to 16 acres of open space in the prestigious north side of Gladwyne, just minutes from Philadelphia Country Club in one of the Main Line’s most coveted locations. Step through the grand foyer into a light-filled interior with soaring ceilings, walls of windows, and open-concept living that’s ideal for everyday living and entertaining. To the right of the entry, discover a gracious in-law suite with a full bath, a formal powder room, and an oversized home office with a stunning octagonal sitting area—surrounded by windows and natural light. To the left of the entry, the formal living room flows into the eat-in kitchen, which boasts two walk-in pantries, abundant cabinetry, and seamless access to the elegant formal dining room with soaring ceilings and oversized windows. A second powder room and multiple storage areas complete the main level. Upstairs, the luxurious primary suite features multiple closets, a spacious ensuite bath with dual vanities, a jetted soaking tub, large walk-in shower, and private water closet. The suite also includes a spectacular sitting room with an octagonal wall of windows—ideal for a private lounge or reading space. The walk-out lower level is bright and cheerful, featuring sliding door that open directly to the rear yard and pool. Perfect for entertaining, this space includes a warm gas fireplace, custom built-ins, a wet bar, and its own powder room. A private ensuite bedroom with large closets provides an ideal space for an au pair, adult child, or extended-stay guests. Additional storage areas offer excellent organization potential. Outside, enjoy a fenced backyard oasis with an in-ground pool, complete with a slide. The home’s setting—adjacent to acres of protected land—offers a tranquil and private backdrop year-round. This is an exceptional opportunity to own a grand, thoughtfully designed home in one of the most prestigious neighborhoods on the Main Line.

Key facts

• 0.65 acre lot
• 3 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 5-bed/7.5-bath single-family listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.77M (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.65M (17.5% below list).
• Recommended offer: $1.65M (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 89/100 on livability (#21 in PA, #125 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime 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.
• Market conditions: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).

Forward outlook

• In year one you build about $117k of equity ($14k loan paydown + $103k appreciation (5.2% local appreciation)).
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$188k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($1.97M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1.29M; list at $2.00M implies a 55% 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 $1,650,000 (17.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 10.1

CMA / ARV

• ARV (median comp): $2,523,131
• List price: $1,999,000
• Delta: -20.77%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 Arrowmink Rd	0.43mi	5/6.0	7,840 (-10%)	23mo	$2,125,000	$271	39
1116 Stony Ln	0.57mi	5/5.5	7,652 (-12%)	24mo	$3,788,000	$495	26
1120 Bryn Tyddyn Dr	0.59mi	6/6.0 (+1)	9,845 (+14%)	16mo	$3,895,000	$396	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.71×
• Total profit: $397,608
• Equity at exit: $1,153,003

10-year hold

• IRR: 12.2%
• Equity multiple: 3.26×
• Total profit: $1,266,214
• Equity at exit: $2,006,827

Cash invested: $559,720 (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 19035

• Home prices YoY: 1.9%
• Active inventory: 33
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $16,500 medium
• Mortgage (P&I): −$10,483
• Tax from tax record: −$2,996 /mo · $35,956/yr
• Insurance: −$833
• HOA: −$21
• Vacancy / Maint / Mgmt: −$3,465
• Net cashflow: $-1,298

Break-even live

Break-even rent $18,143

Max offer price $1,769,663

Occupancy floor —

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: $499,750
• Closing costs: $59,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
841 Mount Moro Rd Villanova, PA	5.0	4.5	6087	$16,500	$2.71	1d	1	1.32mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: watergaspool

Listing history 5 events

1. 2026-05-11
   status Pending 2247-char remark

   Show marketing remark (2247 chars)

   Please note: the seller is offering this home at a reduced price to reflect the need for window and stucco replacement, giving the next owner the opportunity to enhance and personalize the property further. Welcome to this expansive, custom-built home on a quiet cul-de-sac abutting to 16 acres of open space in the prestigious north side of Gladwyne, just minutes from Philadelphia Country Club in one of the Main Line’s most coveted locations. Step through the grand foyer into a light-filled interior with soaring ceilings, walls of windows, and open-concept living that’s ideal for everyday living and entertaining. To the right of the entry, discover a gracious in-law suite with a full bath, a formal powder room, and an oversized home office with a stunning octagonal sitting area—surrounded by windows and natural light. To the left of the entry, the formal living room flows into the eat-in kitchen, which boasts two walk-in pantries, abundant cabinetry, and seamless access to the elegant formal dining room with soaring ceilings and oversized windows. A second powder room and multiple storage areas complete the main level. Upstairs, the luxurious primary suite features multiple closets, a spacious ensuite bath with dual vanities, a jetted soaking tub, large walk-in shower, and private water closet. The suite also includes a spectacular sitting room with an octagonal wall of windows—ideal for a private lounge or reading space. The walk-out lower level is bright and cheerful, featuring sliding door that open directly to the rear yard and pool. Perfect for entertaining, this space includes a warm gas fireplace, custom built-ins, a wet bar, and its own powder room. A private ensuite bedroom with large closets provides an ideal space for an au pair, adult child, or extended-stay guests. Additional storage areas offer excellent organization potential. Outside, enjoy a fenced backyard oasis with an in-ground pool, complete with a slide. The home’s setting—adjacent to acres of protected land—offers a tranquil and private backdrop year-round. This is an exceptional opportunity to own a grand, thoughtfully designed home in one of the most prestigious neighborhoods on the Main Line.

2. 2026-05-06
   historical Active Under Contract 2247-char remark

   Show marketing remark (2247 chars)

   Please note: the seller is offering this home at a reduced price to reflect the need for window and stucco replacement, giving the next owner the opportunity to enhance and personalize the property further. Welcome to this expansive, custom-built home on a quiet cul-de-sac abutting to 16 acres of open space in the prestigious north side of Gladwyne, just minutes from Philadelphia Country Club in one of the Main Line’s most coveted locations. Step through the grand foyer into a light-filled interior with soaring ceilings, walls of windows, and open-concept living that’s ideal for everyday living and entertaining. To the right of the entry, discover a gracious in-law suite with a full bath, a formal powder room, and an oversized home office with a stunning octagonal sitting area—surrounded by windows and natural light. To the left of the entry, the formal living room flows into the eat-in kitchen, which boasts two walk-in pantries, abundant cabinetry, and seamless access to the elegant formal dining room with soaring ceilings and oversized windows. A second powder room and multiple storage areas complete the main level. Upstairs, the luxurious primary suite features multiple closets, a spacious ensuite bath with dual vanities, a jetted soaking tub, large walk-in shower, and private water closet. The suite also includes a spectacular sitting room with an octagonal wall of windows—ideal for a private lounge or reading space. The walk-out lower level is bright and cheerful, featuring sliding door that open directly to the rear yard and pool. Perfect for entertaining, this space includes a warm gas fireplace, custom built-ins, a wet bar, and its own powder room. A private ensuite bedroom with large closets provides an ideal space for an au pair, adult child, or extended-stay guests. Additional storage areas offer excellent organization potential. Outside, enjoy a fenced backyard oasis with an in-ground pool, complete with a slide. The home’s setting—adjacent to acres of protected land—offers a tranquil and private backdrop year-round. This is an exceptional opportunity to own a grand, thoughtfully designed home in one of the most prestigious neighborhoods on the Main Line.

3. 2026-04-10
   listed $1,999,000 Active 2247-char remark

   Show marketing remark (2247 chars)

   Please note: the seller is offering this home at a reduced price to reflect the need for window and stucco replacement, giving the next owner the opportunity to enhance and personalize the property further. Welcome to this expansive, custom-built home on a quiet cul-de-sac abutting to 16 acres of open space in the prestigious north side of Gladwyne, just minutes from Philadelphia Country Club in one of the Main Line’s most coveted locations. Step through the grand foyer into a light-filled interior with soaring ceilings, walls of windows, and open-concept living that’s ideal for everyday living and entertaining. To the right of the entry, discover a gracious in-law suite with a full bath, a formal powder room, and an oversized home office with a stunning octagonal sitting area—surrounded by windows and natural light. To the left of the entry, the formal living room flows into the eat-in kitchen, which boasts two walk-in pantries, abundant cabinetry, and seamless access to the elegant formal dining room with soaring ceilings and oversized windows. A second powder room and multiple storage areas complete the main level. Upstairs, the luxurious primary suite features multiple closets, a spacious ensuite bath with dual vanities, a jetted soaking tub, large walk-in shower, and private water closet. The suite also includes a spectacular sitting room with an octagonal wall of windows—ideal for a private lounge or reading space. The walk-out lower level is bright and cheerful, featuring sliding door that open directly to the rear yard and pool. Perfect for entertaining, this space includes a warm gas fireplace, custom built-ins, a wet bar, and its own powder room. A private ensuite bedroom with large closets provides an ideal space for an au pair, adult child, or extended-stay guests. Additional storage areas offer excellent organization potential. Outside, enjoy a fenced backyard oasis with an in-ground pool, complete with a slide. The home’s setting—adjacent to acres of protected land—offers a tranquil and private backdrop year-round. This is an exceptional opportunity to own a grand, thoughtfully designed home in one of the most prestigious neighborhoods on the Main Line.

4. 2026-04-05
   historical $1,999,000 2247-char remark

   Show marketing remark (2247 chars)

   Please note: the seller is offering this home at a reduced price to reflect the need for window and stucco replacement, giving the next owner the opportunity to enhance and personalize the property further. Welcome to this expansive, custom-built home on a quiet cul-de-sac abutting to 16 acres of open space in the prestigious north side of Gladwyne, just minutes from Philadelphia Country Club in one of the Main Line’s most coveted locations. Step through the grand foyer into a light-filled interior with soaring ceilings, walls of windows, and open-concept living that’s ideal for everyday living and entertaining. To the right of the entry, discover a gracious in-law suite with a full bath, a formal powder room, and an oversized home office with a stunning octagonal sitting area—surrounded by windows and natural light. To the left of the entry, the formal living room flows into the eat-in kitchen, which boasts two walk-in pantries, abundant cabinetry, and seamless access to the elegant formal dining room with soaring ceilings and oversized windows. A second powder room and multiple storage areas complete the main level. Upstairs, the luxurious primary suite features multiple closets, a spacious ensuite bath with dual vanities, a jetted soaking tub, large walk-in shower, and private water closet. The suite also includes a spectacular sitting room with an octagonal wall of windows—ideal for a private lounge or reading space. The walk-out lower level is bright and cheerful, featuring sliding door that open directly to the rear yard and pool. Perfect for entertaining, this space includes a warm gas fireplace, custom built-ins, a wet bar, and its own powder room. A private ensuite bedroom with large closets provides an ideal space for an au pair, adult child, or extended-stay guests. Additional storage areas offer excellent organization potential. Outside, enjoy a fenced backyard oasis with an in-ground pool, complete with a slide. The home’s setting—adjacent to acres of protected land—offers a tranquil and private backdrop year-round. This is an exceptional opportunity to own a grand, thoughtfully designed home in one of the most prestigious neighborhoods on the Main Line.

5. 1996-07-25
   soldstatus $1,289,000

ⓘ 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: $35,956 · $2,996/mo
• Projected year-2 tax: $35,956 · $2,996/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°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 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $198,000
• − Mortgage interest: −$111,975
• − Property taxes: −$35,956
• − Insurance: −$9,995
• − Repairs & maintenance: −$15,840
• − Management: −$15,840
• − HOA: −$252
• − Depreciation: −$58,153
• Taxable loss: −$50,011
• Est. tax savings @ 24.0%: +$12,003
• After-tax cash flow: $-3,576/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 — Conshohocken

• Score: 89/100
• State rank: #21
• US rank: #125

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,411
• Population (ZIP): 3,779

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 (89%)
• Race & ethnicity: White 89% Asian 7% Two or more races 3% Black 1%
• Common ancestry: Scotch-Irish 7% Italian 6% Slovak 4%
• Foreign-born: 7% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 2% Arabic 2% Chinese 1%

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: ▲ 5.17%
• Current HPI: 277.4207
• 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

Price history

+55.1% since first listed

5 events — show timeline

• 2026-05-11 Pending — BRIGHT MLS
• 2026-05-06 Contingent — BRIGHT MLS
• 2026-04-10 Listed $1,999,000 BRIGHT MLS
• 2026-04-05 Coming Soon $1,999,000 BRIGHT MLS
• 1996-07-25 Sold (Public Records) $1,289,000 Public Records

Property tax history

+0.8%/yr

Latest (2026): $35,956 · +4.6% YoY. Source: county tax records.