53 Seward Ln · Village Green-Green Ridge, PA 19014

$199,900

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 14 Days on market

Built 1943 4,791 sqft lot Est $307k · 35% under

---

Why this score? — see what drove the B- 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 53 Seward Lane, a cozy and inviting single-family home located in Aston. Built in 1943, this home offers classic charm with comfortable living spaces and excellent potential for personalization. This home features 3 bedrooms and 1 full bathroom across approximately 1,050 square feet of living space, making it an ideal option for first-time buyers, downsizers, or investors. Inside, you'll find a bright living area with a mix of hardwood and carpet flooring, along with a functional kitchen and dining space designed for everyday living. Situated on a nearly 5,000 sq ft lot, the property offers outdoor space ideal for gardening, entertaining, or relaxing. The stucco exterior adds dur

Key facts

• Functional kitchen
• Single family home
• Classic charm

Tags

• SINGLE FAMILY HOME
• CLASSIC CHARM
• HARDWOOD AND CARPET FLOORING
• FUNCTIONAL KITCHEN
• OUTDOOR SPACE
• STUCCO EXTERIOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 9.1% vs local median 4.7% in Village Green-Green Ridge — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Penn-Delco SD (suburban): math 37% / reading 59% proficiency, ranked #174 of 539 in PA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 71 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $199,900

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $306,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Seward Ln	0.00mi	3/1.0 (+1)	1,050 (0%)	2mo	$180,000	$171	93
1825 Dutton Mill Rd	0.30mi	2/1.0	1,050 (0%)	2mo	$240,000	$229	85
14 Rosalie Ln	0.13mi	2/1.0	1,025 (-2%)	7mo	$325,000	$317	84
30 Neeld Ln	0.13mi	3/1.0 (+1)	1,050 (0%)	9mo	$330,000	$314	82
25 Norman St	0.33mi	3/1.0 (+1)	1,044 (-1%)	2mo	$250,000	$239	77
45 Seward Ln	0.05mi	3/1.0 (+1)	1,128 (+7%)	9mo	$350,000	$310	73
2205 Dutton Mill Rd	0.24mi	3/1.5 (+1)	1,025 (-2%)	11mo	$285,000	$278	68
11 Pancoast Ave	0.43mi	3/1.0 (+1)	1,044 (-1%)	9mo	$305,000	$292	67
26 Green Ln	0.20mi	3/1.0 (+1)	1,182 (+13%)	4mo	$290,000	$245	61
112 Raymond Ave	0.32mi	3/1.5 (+1)	975 (-7%)	11mo	$365,000	$374	57
255 Seventh Ave	0.72mi	2/1.0	912 (-13%)	10mo	$83,000	$91	36
2218 Lee Ln	0.74mi	3/2.0 (+1)	964 (-8%)	11mo	$385,000	$399	34

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

Projected returns pro-forma

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

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,717
• Equity at exit: $29,806

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $35,662
• Equity at exit: $17,284

Cash invested: $55,972 (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 19014

• Active inventory: 71
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $467

Break-even live

Break-even rent $1,546

Max offer price $199,900

Occupancy floor 73%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Neeld Ln Aston, PA	3.0	2.0	1303	$2,900	$2.23	2d	1	0.21mi
3150 Concord Rd Unit B Aston Township, PA	2.0	1.0	850	$1,550	$1.82	10d	1	0.30mi
29 Thomas Rd Aston Township, PA	2.0	1.0	1100	$1,985	$1.80	43d	1	0.69mi
3701 Concord Rd Aston, PA	2.0	1.0	850	$1,497	$1.76	5d	1	0.73mi
713 Lamp Post Ln Unit A Aston Township, PA	3.0	1.0	1000	$2,500	$2.50	43d	1	0.90mi
532 Brookhaven Rd Brookhaven, PA	1.0–2.0	1.0	720	$1,690	$2.35	1d	10	1.20mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–2.0	775	$1,695	$2.19	5d	4	1.28mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,800	$2.32	24d	2	1.28mi
25 Abel Pl Media, PA	2.0	1.5	1331	$3,200	$2.40	2d	1	1.45mi

Listing history 2 events

1. 2026-03-20
   status Pending
2. 2026-03-05
   listed $199,900 Active

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $2,118 · $177/mo
• Expected delta: +$1,040/yr (+$87/mo · 96.5%)

ⓘ 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 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,646
• − Mortgage interest: −$11,198
• − Property taxes: −$1,078
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$5,815
• Taxable income: $2,453
• Est. tax owed @ 24.0%: −$589
• After-tax cash flow: $5,015/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: Penn-Delco SD
• NCES district ID: 4218580
• Math proficiency: 37% ▼ -18.00%
• Reading proficiency: 59% ▼ -13.00%
• Median HH income: $71,673
• Composite: 43.11/100
• National rank: #3083
• State rank: #174 of 539 in PA

Livability — Village Green-Green Ridge

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

Census & demographics

• Census place: Village Green-Green Ridge, PA
• County: Delaware County · 399,863 people
• City population: 21,242
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 21,427
• Household income: $96,781
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 276.0

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 (86%)
• Race & ethnicity: White 86% Black 9% Two or more races 2% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Italian 2% Iranian 1%
• Foreign-born: 4% · South Korea, Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -260.34%
• Current HPI: 262.8409
• 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

2 events — show timeline

• 2026-03-20 Pending — BRIGHT MLS
• 2026-03-05 Listed $199,900 BRIGHT MLS

Property tax history

-6.0%/yr

Latest (2026): $1,078 · -76.1% YoY. Source: county tax records.