1001 City Ave Unit E-404 · Penn Wynne, PA 19096

$145,000

2 bd · 2.0 ba · 1,222 sqft · Condo · 163 Days on market

Built 1962 Fair condition $119/sqft · 34% below area Est $221k · 34% under $1092/mo HOA · 40% of rent ↓ 11% since listing

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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).

• Cash flow +16.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Schools +7.9/10.0
• DSCR +5.0/10.0
• Livability +4.5/5.0
• Condition / age +2.2/5.0
• Rent growth +0.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A fantastic opportunity to own a spacious residence in the Green Hill condominium community in Wynnewood, Montgomery County, Pennsylvania. Originally developed in 1962, Green Hill is a well-established, secure, gated high-rise community known for its convenience and amenities. This unit offers approximately 1,222 square feet of finished interior living space, featuring an oversized living room, kitchen, two generously sized bedrooms, and two full bathrooms. The home includes central heat and air conditioning for year-round comfort and laundry area. Residents enjoy excellent amenities, including a beautifully maintained lobby with doorman service, indoor and outdoor swimming pools, and a fully equipped fitness center. The community provides a secure, gated environment for added peace of mind. Ideally located near the Main Line s premier shopping and dining destinations, with easy access to Center City Philadelphia, this property combines comfort, space, and location.

Key facts

• Doorman service
• Indoor swimming pool
• Laundry area

Tags

• BEAUTIFULLY MAINTAINED LOBBY
• DOORMAN SERVICE
• INDOOR SWIMMING POOL
• OUTDOOR SWIMMING POOL
• FULLY EQUIPPED FITNESS CENTER
• LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $8 ($93/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.0% in Penn Wynne — 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 89/100 on livability (#30 in PA, #167 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• 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: Penn Wynne Sch (math 79% / reading 86%, grade A+, #32 of 1,518 statewide, top 2%, 615 students, 18% FRL); Bala-Cynwyd Ms (math 66% / reading 84%, grade A, #6 of 512 statewide, top 1%, 809 students, 12% FRL); Lower Merion Hs (math 87%, 1,712 students, 17% FRL).
• Market conditions: Rents falling (-7.2%/yr); 91 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• This rent is only 18% of the median local income ($186k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 40% of rent.
• Climate carrying-cost: severe 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.89% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 4.4

CMA / ARV

• ARV (median comp): $221,096
• List price: $145,000
• Delta: -34.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 City Ave Unit E-920	0.00mi	2/2.0	1,222 (0%)	1mo	$217,000	$178	99
1001 City Ave Unit W-113	0.03mi	2/2.0	1,222 (0%)	1mo	$165,000	$135	98
1001 City Ave Unit W-811	0.03mi	2/2.0	1,222 (0%)	2mo	$172,000	$141	97
1001-EC808 City Ave	0.07mi	2/2.0	1,222 (0%)	1mo	$155,000	$127	96
1001 City Ave Unit E-609	0.09mi	2/2.0	1,222 (0%)	1mo	$222,000	$182	95
1001 City Ave Unit EE-423	0.07mi	2/2.0	1,222 (0%)	2mo	$149,900	$123	95
1001 City Ave Unit E-1129	0.03mi	3/3.0 (+1)	1,508 (+23%)	2mo	$330,000	$219	63
232 Henley Rd	1.06mi	3/1.5 (+1)	1,200 (-2%)	0mo	$475,000	$396	55
521 Shortridge Dr	1.05mi	3/1.5 (+1)	1,356 (+11%)	0mo	$715,000	$527	40
7719 Parkview Rd	1.47mi	3/1.0 (+1)	1,349 (+10%)	1mo	$125,000	$93	38
7737 Parkview Rd	1.47mi	3/1.0 (+1)	1,436 (+18%)	1mo	$180,000	$125	30
242 Henley Rd	1.07mi	3/1.0 (+1)	1,411 (+16%)	1mo	$375,000	$266	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.25×
• Total profit: $-30,292
• Equity at exit: $21,620

10-year hold

• IRR: -61.7%
• Equity multiple: -0.32×
• Total profit: $-53,765
• Equity at exit: $12,537

Cash invested: $40,600 (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 →

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Median asking: $269,450 ($213/sqft)
• Median days on market: 83 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -14.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 19096

• Rents YoY: -7.2%
• Active inventory: 91
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,745 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,092
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $8

Break-even live

Break-even rent $2,735

Max offer price $145,000

Occupancy floor 95%

Sensitivity live

Price	-10% $108	-5% $58	+0% $8	+5% $-42	+10% $-92
Rent	-10% $-209	-5% $-101	+0% $8	+5% $116	+10% $225
Rate	-1.0pp $81	-0.5pp $45	base $8	+0.5pp $-30	+1.0pp $-68

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: $36,250
• Closing costs: $4,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 City Ave Unit E-1107 Penn Wynne, PA	2.0	2.0	1222	$2,750	$2.25	67d	1	0.03mi
18 Lancaster Ave Wynnewood, PA	1.0–3.0	1.0–3.0	1105	$2,540	$2.30	4d	10	0.30mi
1 Trent Rd Unit 1C Penn Wynne, PA	1.0	1.0	800	$1,425	$1.78	93d	1	0.81mi
247 Trent Rd Wynnewood, PA	3.0	1.5	1206	$3,000	$2.49	4d	1	0.97mi
501 Kenilworth Rd Merion Station, PA	3.0	2.0	1356	$3,495	$2.58	7d	1	1.07mi
1511 Brookhaven Rd Wynnewood, PA	3.0	2.5	1328	$3,300	$2.48	4d	1	1.14mi
111 Chestnut Ave Narberth, PA	2.0	1.0	1340	$2,100	$1.57	93d	1	1.15mi
250 E Wynnewood Rd Wynnewood, PA	1.0–2.0	1.0	780	$2,150	$2.76	51d	1	1.23mi
625 E Lancaster Ave Wynnewood, PA	1.0–2.0	1.0–3.0	1060	$2,295	$2.17	31d	6	1.24mi
150 E Wynnewood Rd Wynnewood, PA	1.0–2.0	1.0	793	$2,185	$2.76	4d	16	1.24mi
36 N Narberth Ave Unit 2-A Narberth, PA	2.0	2.0	1285	$4,195	$3.26	93d	1	1.33mi
36 N Narberth Ave Unit 1-C Narberth, PA	2.0	2.0	1320	$4,225	$3.20	93d	1	1.33mi
36 N Narberth Ave Unit 2-C Narberth, PA	2.0	2.0	1110	$3,645	$3.28	93d	1	1.33mi
36 N Narberth Ave Unit 2-B Narberth, PA	2.0	2.0	1035	$3,375	$3.26	93d	1	1.33mi
36 N Narberth Ave Unit 1-B Narberth, PA	1.0	2.0	1108	$3,595	$3.24	42d	1	1.33mi
203 Haverford Ave Unit 307 Narberth, PA	2.0	2.0	1066	$3,465	$3.25	93d	1	1.34mi
203 Haverford Ave Unit 308 Narberth, PA	2.0	2.0	1043	$3,390	$3.25	93d	1	1.34mi
203 Haverford Ave Unit 301 Narberth, PA	1.0	1.5	906	$2,945	$3.25	93d	1	1.34mi
258 Haverford Ave Narberth, PA	1.0	1.0	750	$2,195	$2.93	93d	1	1.36mi
280 Haverford Ave Narberth, PA	2.0–3.0	1.0	1103	$2,495	$2.26	12d	4	1.37mi
200 N Wynnewood Ave Wynnewood, PA	1.0–3.0	1.0–2.0	1467	$3,150	$2.15	2d	15	1.37mi
325 Penn Rd Wynnewood, PA	1.0–3.0	1.0–2.0	1248	$4,172	$3.34	2d	13	1.39mi
117 N Essex Ave Unit B301 Narberth, PA	1.0	1.0	800	$1,400	$1.75	4d	1	1.40mi
114 Forrest Ave Narberth, PA	2.0	2.5	1497	$4,405	$2.94	2d	1	1.40mi
40 Old Lancaster Rd Merion Station, PA	2.0	2.0	1223	$2,525	$2.06	38d	2	1.46mi
40 Old Lancaster Rd #512 Merion Station, PA	2.0	2.0	1200	$2,650	$2.21	93d	1	1.46mi

HOA detail $1,092/mo · $13,104/yr condo

• Likely covers: poolgymdoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $145,000 Active 163 DOM
2. 2026-08-06
   days on market $145,000 Active 161 DOM
3. 2026-08-05
   days on market $145,000 Active 160 DOM
4. 2026-08-04
   days on market $145,000 Active 159 DOM
5. 2026-08-03
   days on market $145,000 Active 158 DOM
6. 2026-07-31
   days on market $145,000 Active 155 DOM
7. 2026-07-30
   days on market $145,000 Active 153 DOM
8. 2026-07-28
   days on market $145,000 Active 152 DOM
9. 2026-07-26
   days on market $145,000 Active 150 DOM
10. 2026-07-24
    days on market $145,000 Active 148 DOM
11. 2026-07-23
    days on market $145,000 Active 147 DOM
12. 2026-07-22
    days on market $145,000 Active 146 DOM
13. 2026-07-21
    days on market $145,000 Active 145 DOM
14. 2026-07-20
    days on market $145,000 Active 144 DOM
15. 2026-07-18
    days on market $145,000 Active 142 DOM
16. 2026-07-18
    days on market $145,000 Active 141 DOM
17. 2026-07-16
    days on market $145,000 Active 140 DOM
18. 2026-07-15
    days on market $145,000 Active 139 DOM
19. 2026-07-14
    days on market $145,000 Active 138 DOM
20. 2026-07-13
    days on market $145,000 Active 137 DOM
21. 2026-07-13
    days on market $145,000 Active 136 DOM
22. 2026-07-11
    pricedays on market $145,000 Active 135 DOM
23. 2026-07-10
    days on market $155,000 Active 134 DOM
24. 2026-07-09
    days on market $155,000 Active 133 DOM
25. 2026-07-07
    days on market $155,000 Active 131 DOM
26. 2026-07-06
    days on market $155,000 Active 130 DOM
27. 2026-07-06
    days on market $155,000 Active 129 DOM
28. 2026-07-05
    days on market $155,000 Active 128 DOM
29. 2026-07-03
    days on market $155,000 Active 127 DOM
30. 2026-07-02
    days on market $155,000 Active 126 DOM
31. 2026-07-01
    days on market $155,000 Active 125 DOM
32. 2026-06-30
    days on market $155,000 Active 124 DOM
33. 2026-06-29
    days on market $155,000 Active 123 DOM
34. 2026-06-28
    days on market $155,000 Active 122 DOM
35. 2026-06-27
    days on market $155,000 Active 121 DOM
36. 2026-06-26
    days on market $155,000 Active 120 DOM
37. 2026-06-24
    days on market $155,000 Active 118 DOM
38. 2026-06-22
    days on market $155,000 Active 116 DOM
39. 2026-06-21
    days on market $155,000 Active 115 DOM
40. 2026-06-18
    days on market $155,000 Active 112 DOM
41. 2026-06-17
    days on market $155,000 Active 111 DOM
42. 2026-06-16
    days on market $155,000 Active 110 DOM
43. 2026-06-15
    days on market $155,000 Active 109 DOM
44. 2026-06-13
    days on market $155,000 Active 107 DOM
45. 2026-06-13
    days on market $155,000 Active 106 DOM
46. 2026-06-09
    pricedays on market $155,000 Active 103 DOM
47. 2026-06-08
    days on market $165,000 Active 102 DOM
48. 2026-06-07
    days on market $165,000 Active 101 DOM
49. 2026-06-04
    days on market $165,000 Active 98 DOM
50. 2026-06-03
    days on market $165,000 Active 97 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 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: $32,936
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$1,522
• − Repairs & maintenance: −$2,635
• − Management: −$2,635
• − HOA: −$13,104
• − Depreciation: −$4,218
• Taxable loss: −$1,476
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $447/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab Est. rehab $30,550–$54,990 screening

This property requires significant repairs and updates to improve its condition and value. The concrete balconies, flooring, and paint are in poor condition, and the bathrooms and kitchen need new fixtures and appliances. A new flooring, paint job, and updated fixtures and appliances would significantly increase its resale and rental value.

Repairs flagged

• Major Balcony tiles — Broken tiles and exposed concrete
• Major Flooring — Worn and dirty carpet
• Major Paint — Worn and discolored paint
• Major Bathroom fixtures — Outdated and worn fixtures
• Major Kitchen appliances — Outdated and worn appliances

Value-add opportunities

• Both New flooring — New flooring will improve both resale and rental value ↑
• Both Paint job — Paint job will improve both resale and rental value ↑
• Both New bathroom fixtures — New fixtures will improve both resale and rental value ↑
• Both New kitchen appliances — New appliances will improve both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 79/100

Zoned Schools

Elementary Penn Wynne Sch A+ PA #32/1,518 Nat'l #798/41,679 Middle Bala-Cynwyd Ms A PA #6/512 Nat'l #498/14,009 High Lower Merion Hs

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

A Composite livability gradescore 89/100

Livability — Penn Wynne

• Score: 89/100
• State rank: #30
• US rank: #167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Penn Wynne, PA
• County: Montgomery County · 856,074 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 15,249
• Household income: $186,277
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 4% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 11% Two or more races 9% Hispanic / Latino 5% Black 4%
• Common ancestry: Scotch-Irish 7% Romanian 6% Italian 3%
• Foreign-born: 15% · China, Canada, South Korea
• Languages at home: 80% English-only · Chinese 5% Other Indo-European 3% Spanish 3%

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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: ▼ -334.68%
• Current HPI: 315.5669
• Rent YoY: ▼ -7.21%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

-10.8% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $165,000 BRIGHT MLS
• 2026-04-07 Price Changed $175,000 BRIGHT MLS
• 2026-02-27 Listed $185,000 BRIGHT MLS