100 E Glenolden Ave Unit B-6 · Glenolden, PA 19036

$95,000

1 bd · 1.0 ba · 609 sqft · Condo public records · 5 Days on market

Built 1964 $349/mo HOA · 28% of rent

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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).

• Cash flow +11.0/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

100 E Glenolden unit B6 is a well maintained second floor corner unit in the condominium complex of Contemporary Villages. This unit is tucked back from the hustle and bustle of the street and is accessible via an interior shared walkway. Enter into the large living space that sits open to the dining room and is made bright by ample sunshine coming in the sliding glass doors to the balcony. Notice the brand new carpet and fresh neutral paint. Views from here are secluded and partially wooded. The kitchen is accessed from the dining room and offers lots of cabinet storage. Walk down the hallway to the back of the unit to where the large bedroom is located with ample closet space. Commuting i

Key facts

• In-ground pool
• Formal dining room
• Minutes to shopping

Tags

• FORMAL LIVING ROOM
• FORMAL DINING ROOM
• WELL DESIGNED KITCHEN
• BASEMENT STORAGE
• IN-GROUND POOL
• MINUTES TO SHOPPING

Property features AI

Finance

• HOA & community: Monthly condo fee of $349; HOA fee covers all ground fee, heat, lawn maintenance, management, pool(s), sewer, trash and water; Community amenities include outdoor pool, tennis courts, and storage bin

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry on level 1
• Construction: Brick construction
• Exterior features: Community pool; Above-grade and below-grade structures noted; Pets allowed with limits on number and size/weight

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard electric heating; Window air conditioning units; Electric hot water
• Interior features: No basement; Living area per assessor
• Laundry & utility: No washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $-39 ($-473/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (7.3% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $88k (7.3% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.8% in Glenolden — 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 85/100 on livability (#69 in PA, #481 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D.
• Interboro SD (suburban): math 25% / reading 50% proficiency, ranked #369 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glenolden Sch (math 17% / reading 51%, grade F, #1,076 of 1,518 statewide, top 71%, 611 students, 66% FRL); Interboro Shs (math 82% / reading 24%, grade C-, #104 of 437 statewide, top 24%, 1,028 students, 55% FRL) — zoned schools average 60% FRL vs 38% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $29k; list at $95k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: moderate 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 $88,031 (7.3% 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 1964 — 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 B-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: 1.33% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-17,653
• Equity at exit: $14,165

10-year hold

• IRR: -10.8%
• Equity multiple: 0.34×
• Total profit: $-17,578
• Equity at exit: $8,214

Cash invested: $26,600 (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 19036

• Active inventory: 46
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$498
• Tax from tax record: −$151 /mo · $1,811/yr
• Insurance: −$40
• HOA: −$349
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-39

Break-even live

Break-even rent $1,314

Max offer price $88,031

Occupancy floor 98%

Sensitivity live

Price	-10% $14	-5% $-13	+0% $-39	+5% $-66	+10% $-93
Rent	-10% $-139	-5% $-89	+0% $-39	+5% $10	+10% $60
Rate	-1.0pp $8	-0.5pp $-15	base $-39	+0.5pp $-64	+1.0pp $-89

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 E Glenolden Ave Glenolden, PA	1.0–4.0	1.0–2.0	920	$1,200	$1.30	0d	4	0.08mi
200 Karen Cir Glenolden, PA	1.0	1.0	637	$1,248	$1.96	0d	4	0.16mi
350 S Scott Ave Unit 1 Glenolden, PA	2.0	1.0	715	$1,700	$2.38	26d	1	0.27mi
227 Chester Pike Unit 227-04 Glenolden, PA	1.0	1.0	625	$1,175	$1.88	45d	1	0.52mi
60 W Winona Ave Norwood, PA	1.0	1.0	625	$1,250	$2.00	0d	2	0.67mi
10 E Winona Ave Unit 10-B7 Norwood, PA	1.0	1.0	600	$1,195	$1.99	26d	1	0.68mi
1528 Elmwood Ave Unit 108 Folcroft, PA	1.0	1.0	600	$1,200	$2.00	26d	1	0.73mi
1528 Elmwood Ave Folcroft, PA	1.0	1.0	600	$1,350	$2.25	45d	1	0.73mi
132 Folcroft Ave Folcroft, PA	2.0	1.0	725	$1,489	$2.05	4d	3	0.75mi
1511 Elmwood Ave Folcroft, PA	1.0–3.0	1.0	725	$1,149	$1.58	26d	3	0.77mi
430 Folcroft Ave Unit 2 Folcroft, PA	1.0	1.0	500	$950	$1.90	45d	1	0.80mi
556 Chester Pike Unit 556-02 Norwood, PA	1.0	1.0	550	$1,175	$2.14	45d	1	0.80mi
556 Chester Pike Unit 556-11 Norwood, PA	1.0	1.0	550	$1,275	$2.32	45d	1	0.80mi
704 14th Ave Unit 3 Prospect Park, PA	1.0	1.0	600	$1,250	$2.08	45d	1	1.08mi
701 Lincoln Ave Prospect Park, PA	1.0–2.0	1.0	762	$1,245	$1.63	23d	3	1.18mi
640 South Ave Secane, PA	1.0–2.0	1.0–1.5	742	$1,210	$1.63	14d	5	1.22mi
1010 Beechwood Ave Apt A Collingdale, PA	1.0	1.0	480	$1,350	$2.81	20d	1	1.22mi
1118 Lafayette Ave Apt 209 Prospect Park, PA	1.0	1.0	612	$1,300	$2.12	45d	1	1.25mi
1637 Lincoln Ave Prospect Park, PA	1.0–2.0	1.0	675	$1,399	$2.07	6d	7	1.25mi
1628 Lincoln Ave Prospect Park, PA	1.0	1.0	550	$1,295	$2.35	45d	1	1.30mi
1037 Laurel Rd Sharon Hill, PA	2.0	1.0	655	$1,195	$1.82	45d	1	1.31mi
1201 Bartram Ave Darby, PA	2.0	1.0	700	$1,350	$1.93	13d	1	1.31mi
1012 Burnside Rd Sharon Hill, PA	2.0	1.0	655	$1,295	$1.98	46d	1	1.34mi
100 S Oak Ave Glenolden, PA	1.0–2.0	1.0–2.0	830	$1,215	$1.46	0d	3	1.47mi
943 South Ave Clifton Heights, PA	1.0–2.0	1.0	662	$1,305	$1.97	4d	10	1.50mi

HOA detail condo

• Monthly dues: $349 · $4,188/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $95,000 Active 5 DOM
2. 2026-06-18
   days on market $95,000 Active 2 DOM
3. 2026-06-17
   pricestatusdays on marketlisting id $95,000 Active 1 DOM
4. 2026-05-07
   historical
5. 2025-11-14
   listed $109,900 Active
6. 2004-10-19
   soldstatus $29,400
7. 2004-10-19
   soldstatus $140,000

ⓘ 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: $1,811 · $151/mo
• Projected year-2 tax: $1,811 · $151/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $15,163
• − Mortgage interest: −$5,321
• − Property taxes: −$1,811
• − Insurance: −$475
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − HOA: −$4,188
• − Depreciation: −$2,764
• Taxable loss: −$1,822
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $-36/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: Interboro SD
• NCES district ID: 4212170
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 50% ▼ -16.00%
• Median HH income: $56,802
• Composite: 32.97/100
• National rank: #5587
• State rank: #369 of 539 in PA

Livability — Glenolden

• Score: 85/100
• State rank: #69
• US rank: #481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenolden, PA
• County: Delaware County · 399,863 people
• City population: 13,668
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,668
• Household income: $79,144
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 383.0

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 (71%)
• Race & ethnicity: White 71% Black 18% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 2% Hispanic 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 1% French/Haitian/Cajun 1% Spanish 1%

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: ▼ -218.04%
• Current HPI: 267.7452
• Rent YoY: —
• 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

+223.1% since first listed

5 events — show timeline

• 2026-06-16 Listed $95,000 BRIGHT MLS
• 2026-05-07 Listing Removed — BRIGHT MLS
• 2025-11-14 Listed $109,900 BRIGHT MLS
• 2004-10-19 Sold (Public Records) $140,000 Public Records
• 2004-10-19 Sold (Public Records) $29,400 Public Records

Property tax history

+1.8%/yr

Latest (2026): $1,811 · +39.3% YoY. Source: county tax records.