360 Dehaven St · West Conshohocken, PA 19428

$320,000

4 bd · 2.0 ba · 2,141 sqft · SingleFamily public records · 26 Days on market

Built 1900 0.37 ac lot $149/sqft · 47% below area Est $606k · 47% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is newly renovated with new wall-to-wall carpet and new vinyl flooring. Has new kitchen with dishwasher, electric range and refrigerator. It has kitchen entrance to rear deck.

Key facts

• 0.37 acre lot
• Built 1900
• Listed 26 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached home; Above-grade finished area recorded as 2,141 (per assessor)
• Construction: Stucco exterior; Permanent foundation; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 114 x 150; No tidal water

Interior

• Bedrooms: Four bedrooms on the upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Central heating; Oil-fired heat; Cooling listed as other
• Interior features: Daylight, partial basement; Living area as recorded by assessor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $320k).
• Recommended offer: $315k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.0% in West Conshohocken — 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 79/100 on livability (#261 in PA, #2,261 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• Upper Merion Area SD (suburban): math 49% / reading 67% proficiency, ranked #71 of 539 in PA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Roberts El Sch (math 62% / reading 72%, grade B+, #202 of 1,518 statewide, top 15%, 286 students, 31% FRL); Upper Merion Ms (math 36% / reading 64%, grade C, #129 of 512 statewide, top 26%, 1,282 students, 47% FRL); Upper Merion Hs (math 75% / reading 24%, grade D+, #135 of 437 statewide, top 31%, 1,345 students, 38% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 19 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• This rent runs 34% of the median local income ($123k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 26 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $205k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $315,200 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.08% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $606,054
• List price: $320,000
• Delta: -47.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Lincoln Ave	0.31mi	3/2.5 (-1)	1,893 (-12%)	10mo	$665,000	$351	51
982 Mayberry Rd	0.54mi	4/2.5	2,295 (+7%)	19mo	$610,000	$266	45
933 Mayberry Rd	0.65mi	4/2.5	2,229 (+4%)	22mo	$700,000	$314	42

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-12,865
• Equity at exit: $47,713

10-year hold

• IRR: 7.4%
• Equity multiple: 1.59×
• Total profit: $52,892
• Equity at exit: $27,668

Cash invested: $89,600 (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 19428

• Rents YoY: 4.3%
• Active inventory: 19
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,446 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$373 /mo · $4,480/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $538

Break-even live

Break-even rent $2,766

Max offer price $320,000

Occupancy floor 79%

Sensitivity live

Price	-10% $719	-5% $628	+0% $538	+5% $447	+10% $357
Rent	-10% $265	-5% $402	+0% $538	+5% $674	+10% $810
Rate	-1.0pp $699	-0.5pp $619	base $538	+0.5pp $455	+1.0pp $370

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
247 E Matsonford Rd Conshohocken, PA	3.0	1.0	2196	$2,750	$1.25	45d	1	0.28mi
207 Lookout Pl Wayne, PA	3.0	2.5	1900	$3,800	$2.00	0d	1	0.35mi
234 Lookout Pl Wayne, PA	3.0	3.5	2300	$4,250	$1.85	0d	1	0.43mi
22 Balligomingo Rd Conshohocken, PA	3.0	1.5	1444	$2,850	$1.97	3d	1	0.68mi
381 Upper Gulph Rd Wayne, PA	3.0	2.5	1974	$4,595	$2.33	45d	1	1.19mi
10 Woodmont Rd Conshohocken, PA	3.0	1.5	2400	$2,800	$1.17	20d	1	1.38mi
681 Summit St King of Prussia, PA	3.0	2.0	1929	$2,200	$1.14	7d	1	1.46mi
610 Brentwood Ct King of Prussia, PA	3.0	2.5	1896	$3,200	$1.69	13d	1	1.49mi

Listing history 11 events

1. 2026-04-30
   listed $525,000 Active 74-char remark
2. 2022-06-28
   soldstatus $382,900 Closed 185-char remark

   Show marketing remark (185 chars)

   This home is newly renovated with new wall-to-wall carpet and new vinyl flooring. Has new kitchen with dishwasher, electric range and refrigerator. It has kitchen entrance to rear deck.

3. 2022-06-28
   soldstatus $382,900

   Show marketing remark (185 chars)

   This home is newly renovated with new wall-to-wall carpet and new vinyl flooring. Has new kitchen with dishwasher, electric range and refrigerator. It has kitchen entrance to rear deck.

4. 2022-06-01
   status Pending 185-char remark

   Show marketing remark (185 chars)

   This home is newly renovated with new wall-to-wall carpet and new vinyl flooring. Has new kitchen with dishwasher, electric range and refrigerator. It has kitchen entrance to rear deck.

5. 2022-05-11
   listed $395,900 Active 185-char remark

   Show marketing remark (185 chars)

   This home is newly renovated with new wall-to-wall carpet and new vinyl flooring. Has new kitchen with dishwasher, electric range and refrigerator. It has kitchen entrance to rear deck.

6. 2020-03-10
   historical
7. 2019-10-11
   price $295,000
8. 2019-10-07
   price $309,900
9. 2019-08-19
   price $314,900
10. 2019-06-06
    listed $324,900 Active
11. 1986-12-26
    soldstatus $70,000

ⓘ 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: $4,480 · $373/mo
• Projected year-2 tax: $4,768 · $397/mo
• Expected delta: +$288/yr (+$24/mo · 6.4%)

ⓘ 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 ≥101°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: $41,354
• − Mortgage interest: −$17,925
• − Property taxes: −$4,480
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,308
• − Management: −$3,308
• − Depreciation: −$9,309
• Taxable income: $1,423
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $6,111/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: Upper Merion Area SD
• NCES district ID: 4224480
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 67% ▼ -2.00%
• Median HH income: $77,301
• Composite: 51.96/100
• National rank: #1645
• State rank: #71 of 539 in PA

Livability — West Conshohocken

• Score: 79/100
• State rank: #261
• US rank: #2261

Category grades

Amenities F 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

• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 20,411
• Household income: $122,835
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 466.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 6% Asian 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Scotch-Irish 3% Slovak 3%
• Foreign-born: 7% · South Korea, Canada, China
• Languages at home: 91% English-only · Other Indo-European 3% Spanish 1% Tagalog/Filipino 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: ▼ -467.64%
• Current HPI: 328.4381
• Rent YoY: ▲ 4.34%
• 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

+357.1% since first listed

13 events — show timeline

• 2026-05-26 Price Changed $320,000 BRIGHT MLS
• 2026-05-26 Pending — BRIGHT MLS
• 2026-04-30 Listed $525,000 BRIGHT MLS
• 2022-06-28 Sold (Public Records) $382,900 Public Records
• 2022-06-28 Sold (MLS) $382,900 BRIGHT MLS
• 2022-06-01 Pending — BRIGHT MLS
• 2022-05-11 Listed $395,900 BRIGHT MLS
• 2020-03-10 Listing Removed — BRIGHT MLS
• 2019-10-11 Price Changed $295,000 BRIGHT MLS
• 2019-10-07 Price Changed $309,900 BRIGHT MLS
• 2019-08-19 Price Changed $314,900 BRIGHT MLS
• 2019-06-06 Listed $324,900 BRIGHT MLS
• 1986-12-26 Sold (Public Records) $70,000 Public Records

Property tax history

+3.4%/yr

Latest (2026): $4,480 · +8.4% YoY. Source: county tax records.