208 Righters Mill Rd · Ardmore, PA 19035

$1,150,000

3 bd · 4.5 ba · 3,594 sqft · SingleFamily public records · 72 Days on market

Built 1845 0.78 ac lot $320/sqft · 25% below area Est $1540k · 25% 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
• Appreciation +7.6/10.0
• Schools +7.3/10.0
• Cash flow +5.5/30.0
• Livability +4.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Steeped in history and timeless charm, this Colonial residence—originally built in 1793 with thoughtful additions in the 1940s and 1960s—offers a rare opportunity to own a home with character that simply cannot be replicated. Set on a quiet street in Gladwyne, the property is rich with authentic period details, from original wood flooring and exposed beams to the warm, inviting atmosphere that only a home of this era can provide. Spanning approximately 3,500 square feet, the home features 5 bedrooms and 4.5 bathrooms, set on a picturesque 0.78-acre lot with a serene backyard framed by mature trees and garden space. The setting feels private and peaceful, yet remains close to all that the Main Line has to offer. While livable as-is, the property presents an exceptional opportunity for the next owner to restore, update, and add value while preserving its historic integrity. This is a rare chance to reimagine a truly special property in one of the Main Line’s most coveted locations.

Key facts

• 0.78 acre lot
• Garage
• Built 1845

What this means for you Summary

Snapshot

• This is a 3-bed/4.5-bath single-family listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $-2k ($-30k/yr) — negative.
• To cash-flow at today's rent, offer at most $716k (37.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $730k (36.5% below list).
• Recommended offer: $716k (37.8% below list) — sets the bar for cash-flow.
• Cap rate 3.7% vs local median 2.1% in Ardmore — 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 94/100 on livability (#2 in PA, #6 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living D-.
• 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 $67k of equity ($8k loan paydown + $59k 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 ~$108k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($1.08M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $175k; list at $1.15M implies a 557% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1845 — 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 $715,535 (37.8% 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. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1845 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.63% ✗
• Cap rate: 3.73%
• Cash-on-cash: -9.17%
• DSCR: 0.59
• GRM: 13.1

CMA / ARV

• ARV (median comp): $1,539,672
• List price: $1,150,000
• Delta: -25.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 Black Rock Rd	0.73mi	4/4.0 (+1)	3,565 (-1%)	0mo	$2,350,000	$659	57
231 Righters Mill Rd	0.16mi	4/4.0 (+1)	3,998 (+11%)	12mo	$2,007,200	$502	57
1143 Maplecrest Cir	0.40mi	4/3.5 (+1)	3,201 (-11%)	2mo	$1,725,000	$539	53
1155 Youngs Ford Rd	0.62mi	4/3.5 (+1)	3,631 (+1%)	15mo	$1,800,000	$496	48
1017 Black Rock Rd	0.47mi	4/3.5 (+1)	3,400 (-5%)	21mo	$1,150,000	$338	42
901 Mill Creek Rd	0.36mi	3/3.0	3,984 (+11%)	24mo	$1,530,000	$384	39
829 Black Rock Rd	0.64mi	4/4.5 (+1)	3,096 (-14%)	8mo	$1,880,000	$607	36

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: 5.7%
• Equity multiple: 1.37×
• Total profit: $119,620
• Equity at exit: $663,308

10-year hold

• IRR: 8.0%
• Equity multiple: 2.53×
• Total profit: $492,785
• Equity at exit: $1,154,503

Cash invested: $322,000 (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: 13.1×

Monthly cashflow live

• Estimated rent: $7,299 medium
• Mortgage (P&I): −$6,031
• Tax from tax record: −$1,716 /mo · $20,593/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,533
• Net cashflow: $-2,459

Break-even live

Break-even rent $10,413

Max offer price $715,535

Occupancy floor —

Sensitivity live

Price	-10% $-1,808	-5% $-2,134	+0% $-2,459	+5% $-2,785	+10% $-3,110
Rent	-10% $-3,036	-5% $-2,748	+0% $-2,459	+5% $-2,171	+10% $-1,883
Rate	-1.0pp $-1,880	-0.5pp $-2,167	base $-2,459	+0.5pp $-2,757	+1.0pp $-3,061

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: $287,500
• Closing costs: $34,500
• 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	20d	1	0.82mi
510 Lynmere Rd Bryn Mawr, PA	4.0	3.5	2746	$7,000	$2.55	0d	1	1.21mi

Listing history 19 events

1. 2026-06-21
   days on market $1,150,000 Active 72 DOM
2. 2026-06-18
   days on market $1,150,000 Active 69 DOM
3. 2026-06-17
   days on market $1,150,000 Active 68 DOM
4. 2026-06-16
   days on market $1,150,000 Active 67 DOM
5. 2026-06-15
   days on market $1,150,000 Active 66 DOM
6. 2026-06-13
   days on market $1,150,000 Active 64 DOM
7. 2026-06-13
   days on market $1,150,000 Active 63 DOM
8. 2026-06-09
   days on market $1,150,000 Active 60 DOM
9. 2026-06-08
   days on market $1,150,000 Active 59 DOM
10. 2026-06-07
    days on market $1,150,000 Active 58 DOM
11. 2026-06-04
    days on market $1,150,000 Active 55 DOM
12. 2026-06-03
    days on market $1,150,000 Active 54 DOM
13. 2026-06-02
    pricedays on market $1,150,000 Active 53 DOM
14. 2026-06-01
    days on market $1,260,000 Active 52 DOM
15. 2026-05-31
    days on market $1,260,000 Active 51 DOM
16. 2026-04-16
    price $1,260,000 1012-char remark

    Show marketing remark (1012 chars)

    Steeped in history and timeless charm, this Colonial residence—originally built in 1793 with thoughtful additions in the 1940s and 1960s—offers a rare opportunity to own a home with character that simply cannot be replicated. Set on a quiet street in Gladwyne, the property is rich with authentic period details, from original wood flooring and exposed beams to the warm, inviting atmosphere that only a home of this era can provide. Spanning approximately 3,500 square feet, the home features 5 bedrooms and 4.5 bathrooms, set on a picturesque 0.78-acre lot with a serene backyard framed by mature trees and garden space. The setting feels private and peaceful, yet remains close to all that the Main Line has to offer. While livable as-is, the property presents an exceptional opportunity for the next owner to restore, update, and add value while preserving its historic integrity. This is a rare chance to reimagine a truly special property in one of the Main Line’s most coveted locations.

17. 2026-04-11
    listed $1,325,000 Active 1012-char remark

    Show marketing remark (1012 chars)

    Steeped in history and timeless charm, this Colonial residence—originally built in 1793 with thoughtful additions in the 1940s and 1960s—offers a rare opportunity to own a home with character that simply cannot be replicated. Set on a quiet street in Gladwyne, the property is rich with authentic period details, from original wood flooring and exposed beams to the warm, inviting atmosphere that only a home of this era can provide. Spanning approximately 3,500 square feet, the home features 5 bedrooms and 4.5 bathrooms, set on a picturesque 0.78-acre lot with a serene backyard framed by mature trees and garden space. The setting feels private and peaceful, yet remains close to all that the Main Line has to offer. While livable as-is, the property presents an exceptional opportunity for the next owner to restore, update, and add value while preserving its historic integrity. This is a rare chance to reimagine a truly special property in one of the Main Line’s most coveted locations.

18. 2026-04-09
    historical $1,325,000 1012-char remark

    Show marketing remark (1012 chars)

    Steeped in history and timeless charm, this Colonial residence—originally built in 1793 with thoughtful additions in the 1940s and 1960s—offers a rare opportunity to own a home with character that simply cannot be replicated. Set on a quiet street in Gladwyne, the property is rich with authentic period details, from original wood flooring and exposed beams to the warm, inviting atmosphere that only a home of this era can provide. Spanning approximately 3,500 square feet, the home features 5 bedrooms and 4.5 bathrooms, set on a picturesque 0.78-acre lot with a serene backyard framed by mature trees and garden space. The setting feels private and peaceful, yet remains close to all that the Main Line has to offer. While livable as-is, the property presents an exceptional opportunity for the next owner to restore, update, and add value while preserving its historic integrity. This is a rare chance to reimagine a truly special property in one of the Main Line’s most coveted locations.

19. 1984-08-03
    soldstatus $175,000

ⓘ 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: $20,593 · $1,716/mo
• Projected year-2 tax: $20,593 · $1,716/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 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: $87,593
• − Mortgage interest: −$64,418
• − Property taxes: −$20,593
• − Insurance: −$5,750
• − Repairs & maintenance: −$7,007
• − Management: −$7,007
• − Depreciation: −$33,455
• Taxable loss: −$50,637
• Est. tax savings @ 24.0%: +$12,153
• After-tax cash flow: $-17,360/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 — Ardmore

• Score: 94/100
• State rank: #2
• US rank: #6

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 14,255
• 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

+620.0% since first listed

4 events — show timeline

• 2026-04-16 Price Changed $1,260,000 BRIGHT MLS
• 2026-04-11 Listed $1,325,000 BRIGHT MLS
• 2026-04-09 Coming Soon $1,325,000 BRIGHT MLS
• 1984-08-03 Sold (Public Records) $175,000 Public Records

Property tax history

+3.0%/yr

Latest (2026): $20,593 · +4.6% YoY. Source: county tax records.