1201 Waverly Rd · Lower Merion, PA 19035

$1,050,000

4 bd · 3.0 ba · 3,294 sqft · SingleFamily public records · 3 Days on market

Built 1954 0.50 ac lot Est $1634k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Appreciation +7.6/10.0
• Schools +7.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.8/10.0

Listing remarks MLS

Welcome home! Great opportunity to live in Gladwyne. Nice location and within walking distance to Gladwyne Village and. easy access to Center City. This classic Cape Cod style is situated on approximately . 50 acres of beautiful trees and foliage. The convenient "L" shaped driveway gives you convenience and easy access to Conshohocken State Road. Enter the foyer into a welcoming 2 story floor with gleaming hardwood floors throughout the entire home. The open floor plan leads you to the formal living room with plenty of windows, allowing a great amount of sunlight to drench the living room—a good-sized dining room with an open concept that will lead to the kitchen. The kitchen has plenty of wooden cabinets, beautiful new 2021 granite countertops, a gas stove as well as stainless-steel appliances. From the kitchen walk into a Cozy oversize sunroom with a great view to the rear fenced and private back yard. This room gives you extra space for indoor entertainment or quiet relaxation. Also, the main floor offers the convenience of three generous bedrooms two of which had their carpet replaced with new hardwood floors back in 2014. The new remodeled 2018 two bathrooms and the laundry room are completing the first floor. On the second floor, there are two other large size bedrooms that are ideal for kids or guests with a shared bathroom in the hall. Also in the hallway, is a large walk-in closet which provides tons of storage. The lower level is an unfinished basement that can be used for extra storage. There is also an attached two-car garage that can be used for parking or as convenient added storage. As for additional parking, there is plenty of space on the driveway. All this in award-winning Lower Merion schools. Come and see this beautiful home before it sells. Book your appointment today!

Key facts

• Stone cape cod home
• Inviting entry foyer
• Recessed lighting

Tags

• STONE CAPE COD HOME
• HARDWOOD FLOORS
• CROWN MOLDINGS
• RECESSED LIGHTING
• INVITING ENTRY FOYER
• SPACIOUS LIVING ROOM

Property features AI

Finance

• Other: Fee simple ownership; Total below-grade area approximately 435 (unfinished); Finished above-grade area noted as 2,859 (assessor)

Exterior

• Parking: Attached 2-car garage with side entry, additional storage area and garage door opener; Asphalt/paved driveway; Driveway parking
• Utilities: Public water; Public septic; Electric available (200+ amp); Natural gas available
• Home design: Detached residence; Estimated year built; Very good condition; Not in a federal flood zone; Replacement windows
• Construction: Stone construction; Shingle/asphalt roof; Concrete perimeter foundation; Above-grade and below-grade structure components
• Exterior features: Patio(s); Exterior lighting; Street lights; Landscaped, level lot with front and rear yard; Fully fenced (aluminum)

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Oven/Range - Gas; Refrigerator; Stainless steel appliances
• Bedrooms: Three main-level bedrooms; Two bedrooms on the upper level
• Flooring: Hardwood floors; Ceramic tile
• Bathrooms: Three full bathrooms (two on main level, one on upper level)
• Heating & cooling: 90% efficient forced air heating; Natural gas heat; Central A/C (electric); 200+ amp electrical service; Natural gas hot water
• Interior features: Central vacuum; Chair railings; Crown moldings; Upgraded countertops; Walk-in closets; Recessed lighting; Master bath(s); Stall shower; Tub shower; Wood floors
• Laundry & utility: Main-floor laundry; Washer; Dryer - Gas; Central vacuum

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $838k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $750k (28.6% below list).
• Recommended offer: $750k (28.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Gladwyne Sch (math 80% / reading 89%, grade A+, #14 of 1,518 statewide, top 2%, 540 students, 9% FRL); Welsh Valley Ms (math 63% / reading 80%, grade A, #9 of 512 statewide, top 2%, 814 students, 16% FRL); Harriton Shs (math 85%, 1,261 students, 14% FRL).
• Market conditions: 33 active listings in the ZIP; 2 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 $62k of equity ($7k loan paydown + $54k 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 ~$99k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 31y ago; this cycle's ask is 40% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $700k; list at $1.05M implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $750,000 (28.6% 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.71% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.91%
• DSCR: 0.78
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $1,633,824
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1143 Maplecrest Cir	0.44mi	4/3.5	3,201 (-3%)	1mo	$1,725,000	$539	72
1119 Waverly Rd	0.15mi	4/2.5	3,637 (+10%)	8mo	$1,650,000	$454	67
1205 Gladwyne Dr	0.05mi	4/2.5	2,993 (-9%)	17mo	$1,000,001	$334	66
1017 Black Rock Rd	0.34mi	4/3.5	3,400 (+3%)	21mo	$1,150,000	$338	59
1155 Youngs Ford Rd	0.25mi	4/3.5	3,631 (+10%)	15mo	$1,800,000	$496	57
828 Black Rock Rd	0.62mi	4/4.0	3,565 (+8%)	0mo	$2,350,000	$659	53
829 Black Rock Rd	0.66mi	4/4.5	3,096 (-6%)	8mo	$1,880,000	$607	46

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: 9.2%
• Equity multiple: 1.60×
• Total profit: $175,411
• Equity at exit: $605,629

10-year hold

• IRR: 10.8%
• Equity multiple: 3.01×
• Total profit: $592,189
• Equity at exit: $1,054,111

Cash invested: $294,000 (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: 11.7×

Monthly cashflow live

• Estimated rent: $7,500 medium
• Mortgage (P&I): −$5,506
• Tax from tax record: −$1,184 /mo · $14,207/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $-1,203

Break-even live

Break-even rent $9,022

Max offer price $837,526

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Conshohocken State Rd Gladwyne, PA	4.0	3.5	2790	$7,500	$2.69	18d	1	0.08mi
510 Lynmere Rd Bryn Mawr, PA	4.0	3.5	2746	$7,500	$2.73	18d	1	1.31mi

Listing history 6 events

1. 2026-06-18
   days on market $1,050,000 Active 3 DOM
2. 2026-06-17
   days on market $1,050,000 Active 2 DOM
3. 2026-06-16
   statusdays on market $1,050,000 Active 1 DOM
4. 2026-06-15
   days on market $1,050,000 Coming Soon 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $1,050,000 Coming Soon 1 DOM

ⓘ 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: $14,207 · $1,184/mo
• Projected year-2 tax: $15,399 · $1,283/mo
• Expected delta: +$1,191/yr (+$99/mo · 8.4%)

ⓘ 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 ≥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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,000
• − Mortgage interest: −$58,816
• − Property taxes: −$14,207
• − Insurance: −$5,250
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − Depreciation: −$30,545
• Taxable loss: −$33,219
• Est. tax savings @ 24.0%: +$7,973
• After-tax cash flow: $-6,461/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 — Lower Merion

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

+250.0% since first listed

17 events — show timeline

• 2026-06-12 Coming Soon $1,050,000 BRIGHT MLS
• 2022-01-27 Sold (Public Records) $699,500 Public Records
• 2021-12-15 Sold (MLS) $699,500 BRIGHT MLS
• 2021-12-05 Pending — BRIGHT MLS
• 2021-11-01 Contingent — BRIGHT MLS
• 2021-10-23 Price Changed $735,000 BRIGHT MLS
• 2021-10-01 Listed $750,000 BRIGHT MLS
• 2010-07-21 Sold (Public Records) $545,000 Public Records
• 1999-01-12 Sold (Public Records) $369,000 Public Records
• 1998-12-03 Sold (MLS) $369,000 BRIGHT MLS
• 1998-11-09 Listing Removed — BRIGHT MLS
• 1998-09-05 Listed $369,000 BRIGHT MLS
• 1995-11-08 Sold (Public Records) $352,500 Public Records
• 1995-10-20 Sold (MLS) $352,500 BRIGHT MLS
• 1995-09-07 Listing Removed — BRIGHT MLS
• 1995-03-16 Listed $352,500 BRIGHT MLS
• 1989-06-29 Sold (Public Records) $300,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $14,207 · +4.6% YoY. Source: county tax records.