208 Righters Mill Rd

Ardmore, PA 19035

$1,150,000D+

3 bd · 4.5 ba · 3,594 sqft · Built 1845 · SingleFamily · Active · 73 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $7,299/mo
• Mortgage (P&I): −$6,031
• Tax + insurance: −$2,195
• HOA: −$0
• Vac / Maint / Mgmt: −$1,533
• Net cashflow: $-2,459/mo
• Annual: $-29,513/yr
• Cap rate: 3.73%
• Cash-on-cash: -9.17%
• DSCR: 0.59
• 1% rule: 0.63%
• Cash to close: $322,000

Investor read

• This is a 3-bed/4.5-bath single-family listed at $1.15M.
• 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).
• It's been on market 73 days — a 6% lower offer ($1.08M) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $716k (37.8% below list) — sets the bar for cash-flow.
• In year one you build about $67k of equity ($8k loan paydown + $59k appreciation (5.2% local appreciation)).
• 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).
• Watch-outs: built in 1845 — expect roof / HVAC / electrical / plumbing capex.
• 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).
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• Current owner paid $175k; list at $1.15M implies a 557% gain — meaningful room to come down on a strong offer.
• By year 2, paydown + projected appreciation supports a ~$108k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.
• 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.

Questions for listing agent

• 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?
• It's been on market 73 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
• Built in 1845 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.