1001 City Ave Unit E-726 · Lower Merion, PA 19096

$205,000

2 bd · 2.0 ba · 1,222 sqft · Condo · 408 Days on market

Built 1962 Good condition $168/sqft · 6% below area Est $218k · 6% under $1029/mo HOA · 37% of rent ↓ 10% since listing

---

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 +10.2/15.0
• 1% rule +8.5/10.0
• Schools +7.9/10.0
• Cash flow +7.4/30.0
• Condition / age +3.8/5.0
• Livability +2.5/5.0
• DSCR +1.5/10.0
• Rent growth +0.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the prestigious gated Green Hill community offering a multitude of amenities which includes bus service and 24/7 security doorman. There is a 500.00 refunding security deposit , 300.00 non refundable move in fee condo fee of 1029,17 monthly which includes all utilities except phone cable And internet. , A one time capital contribution fee of two months (association fee) This is a well maintain Estate Sale offering a large spacious living room and dinning room combination with access to a nice balcony modern EIK with table for two plenty of beautiful wood cabinets for food storage and dishes. Large hall walk in coat closet , washer & Dry closet 3pc c/t.

Key facts

• $1,029 HOA
• Community pool
• Built 1962

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-330 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (23.3% below list).
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $157k (23.3% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 2.3% in Lower Merion — 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 D — affects rentability + tenant quality, not the cash-flow math above.
• 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); 137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 78d 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 $6k 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 408 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 37% 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 $157,195 (23.3% 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 408 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.35% ✓
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 6.2

CMA / ARV

• ARV (median comp): $218,015
• List price: $205,000
• Delta: -5.97%
• Verdict: FAIR
• 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-524	0.03mi	2/2.0	1,222 (0%)	2mo	$250,000	$205	97
1001 City Ave Unit W-1112	0.03mi	2/2.0	1,222 (0%)	2mo	$120,000	$98	97
1001 City Ave Unit EC-107	0.11mi	2/2.0	1,222 (0%)	3mo	$205,000	$168	93
1001 City Ave Unit W-813	0.12mi	2/2.0	1,222 (0%)	3mo	$175,000	$143	92
1001 City Ave Unit E-307	0.03mi	1/2.0 (-1)	954 (-22%)	3mo	$70,000	$73	66
40 Old Lancaster Rd #215	1.41mi	2/2.0	1,251 (+2%)	3mo	$313,000	$250	59
117 Rock Glen Rd	0.83mi	3/1.5 (+1)	1,224 (+0%)	2mo	$447,500	$366	56
40 Old Lancaster Rd #205	1.41mi	2/2.0	1,286 (+5%)	1mo	$320,000	$249	55
232 Henley Rd	1.09mi	3/1.5 (+1)	1,200 (-2%)	3mo	$475,000	$396	52
1471 Braddock Ln	1.04mi	3/1.0 (+1)	1,172 (-4%)	1mo	$425,000	$363	48
521 Shortridge Dr	1.05mi	3/1.5 (+1)	1,356 (+11%)	3mo	$715,000	$527	37
1435 Lawndale Rd	1.46mi	3/2.0 (+1)	1,470 (+20%)	0mo	$560,000	$381	35

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: -34.7%
• Equity multiple: -0.07×
• Total profit: $-61,639
• Equity at exit: $30,566

10-year hold

• IRR: -95.1%
• Equity multiple: -0.90×
• Total profit: $-109,143
• Equity at exit: $17,725

Cash invested: $57,400 (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: -16.1% 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: 137
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,762 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,029
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-330

Break-even live

Break-even rent $3,180

Max offer price $157,195

Occupancy floor —

Sensitivity live

Price	-10% $-189	-5% $-260	+0% $-330	+5% $-401	+10% $-472
Rent	-10% $-549	-5% $-439	+0% $-330	+5% $-221	+10% $-112
Rate	-1.0pp $-227	-0.5pp $-278	base $-330	+0.5pp $-383	+1.0pp $-438

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: $51,250
• Closing costs: $6,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	159d	1	0.04mi
1001 City Ave Unit EE1021 Wynnewood, PA	2.0	2.0	1222	$2,800	$2.29	77d	1	0.11mi
18 Lancaster Ave Wynnewood, PA	1.0–3.0	1.0–3.0	1130	$2,570	$2.27	0d	4	0.26mi
5 Trent Rd Unit 1 Penn Wynne, PA	2.0	1.0	800	$1,800	$2.25	10d	1	0.85mi
1 Trent Rd Unit 1C Penn Wynne, PA	1.0	1.0	800	$1,425	$1.78	184d	1	0.85mi
514 E Wynnewood Rd Wynnewood, PA	3.0	1.5	1350	$4,000	$2.96	77d	1	0.95mi
243 Rock Glen Rd Wynnewood, PA	3.0	1.5	1328	$4,200	$3.16	65d	1	0.99mi
247 Trent Rd Wynnewood, PA	3.0	1.5	1206	$3,000	$2.49	96d	1	1.02mi
1478 Braddock Ln Wynnewood, PA	3.0	1.5	1176	$2,950	$2.51	85d	1	1.05mi
501 Kenilworth Rd Merion Station, PA	3.0	2.0	1356	$3,495	$2.58	99d	1	1.07mi
521 Shortridge Dr Wynnewood, PA	3.0	1.5	1350	$4,100	$3.04	10d	1	1.08mi
214 Harrogate Rd Wynnewood, PA	3.0	2.0	1499	$2,795	$1.86	37d	1	1.12mi
111 Chestnut Ave Narberth, PA	2.0	1.0	1340	$2,100	$1.57	184d	1	1.16mi
1511 Brookhaven Rd Wynnewood, PA	3.0	2.5	1328	$3,300	$2.48	96d	1	1.19mi
250 E Wynnewood Rd Wynnewood, PA	2.0	1.0	897	$2,305	$2.57	10d	1	1.25mi
150 E Wynnewood Rd Wynnewood, PA	1.0–2.0	1.0	788	$2,115	$2.68	0d	10	1.27mi
625 E Lancaster Ave Wynnewood, PA	1.0–2.0	1.0–3.0	1060	$2,295	$2.17	123d	6	1.27mi
36 N Narberth Ave Unit 2-B Narberth, PA	2.0	2.0	1035	$3,375	$3.26	184d	1	1.33mi
36 N Narberth Ave Unit 1-B Narberth, PA	1.0	2.0	1108	$3,595	$3.24	134d	1	1.33mi
36 N Narberth Ave Unit 1-C Narberth, PA	2.0	2.0	1320	$4,225	$3.20	184d	1	1.33mi
36 N Narberth Ave Unit 2-C Narberth, PA	2.0	2.0	1110	$3,645	$3.28	184d	1	1.33mi
36 N Narberth Ave Unit 2-A Narberth, PA	2.0	2.0	1285	$4,195	$3.26	184d	1	1.33mi
203 Haverford Ave Unit 207 Narberth, PA	2.0	2.0	1043	$4,250	$4.07	2d	1	1.34mi
203 Haverford Ave Unit 201 Narberth, PA	1.0	1.5	906	$3,200	$3.53	2d	1	1.34mi
203 Haverford Ave Unit 207 Narberth, PA	2.0	2.0	1066	$4,090	$3.84	65d	1	1.34mi
203 Haverford Ave Unit 308 Narberth, PA	2.0	2.0	1043	$3,665	$3.51	0d	1	1.34mi
203 Haverford Ave Unit 205 Narberth, PA	2.0	2.0	907	$3,200	$3.53	2d	1	1.34mi
203 Haverford Ave Unit 307 Narberth, PA	2.0	2.0	1066	$3,465	$3.25	184d	1	1.34mi
203 Haverford Ave Unit 301 Narberth, PA	1.0	1.5	906	$2,945	$3.25	184d	1	1.34mi
203 Haverford Ave Unit 308 Narberth, PA	2.0	2.0	1043	$3,390	$3.25	184d	1	1.34mi
100 Forrest Ave Unit 303 Narberth, PA	2.0	2.0	1028	$3,600	$3.50	2d	1	1.35mi
258 Haverford Ave Narberth, PA	1.0	1.0	750	$2,195	$2.93	184d	1	1.36mi
280 Haverford Ave Narberth, PA	2.0–3.0	1.0	1103	$2,395	$2.17	10d	5	1.36mi
237 Haverford Ave Narberth, PA	2.0	1.0	1000	$1,775	$1.77	6d	1	1.37mi
200 N Wynnewood Ave Wynnewood, PA	1.0–3.0	1.0–2.0	1467	$3,020	$2.06	0d	1	1.39mi
200 N Wynnewood Ave Wynnewood, PA	1.0–3.0	1.0–2.0	1467	$3,150	$2.15	25d	12	1.39mi
117 N Essex Ave Unit B301 Narberth, PA	1.0	1.0	800	$1,400	$1.75	96d	1	1.40mi
117 N Essex Ave Unit A4 Narberth, PA	1.0	1.0	800	$1,150	$1.44	31d	1	1.40mi
117 N Essex Ave Unit A201 Narberth, PA	1.0	1.0	800	$1,275	$1.59	90d	1	1.40mi
114 Forrest Ave Narberth, PA	1.0	1.0	780	$2,722	$3.49	2d	2	1.41mi

HOA detail $1,029/mo · $12,348/yr condo

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

Listing history 50 events

1. 2026-10-05
   days on market $205,000 Active 408 DOM
2. 2026-10-04
   days on market $205,000 Active 407 DOM
3. 2026-10-03
   days on market $205,000 Active 406 DOM
4. 2026-10-02
   days on market $205,000 Active 405 DOM
5. 2026-10-01
   days on market $205,000 Active 404 DOM
6. 2026-09-30
   days on market $205,000 Active 403 DOM
7. 2026-09-29
   days on market $205,000 Active 402 DOM
8. 2026-09-28
   days on market $205,000 Active 401 DOM
9. 2026-09-27
   days on market $205,000 Active 400 DOM
10. 2026-09-26
    days on market $205,000 Active 399 DOM
11. 2026-09-25
    days on market $205,000 Active 398 DOM
12. 2026-09-24
    days on market $205,000 Active 397 DOM
13. 2026-09-23
    days on market $205,000 Active 396 DOM
14. 2026-09-22
    days on market $205,000 Active 395 DOM
15. 2026-09-21
    days on market $205,000 Active 394 DOM
16. 2026-09-20
    days on market $205,000 Active 393 DOM
17. 2026-09-19
    days on market $205,000 Active 392 DOM
18. 2026-09-18
    days on market $205,000 Active 391 DOM
19. 2026-09-17
    days on market $205,000 Active 390 DOM
20. 2026-09-16
    days on market $205,000 Active 389 DOM
21. 2026-09-15
    days on market $205,000 Active 388 DOM
22. 2026-09-14
    days on market $205,000 Active 387 DOM
23. 2026-09-13
    days on market $205,000 Active 386 DOM
24. 2026-09-12
    days on market $205,000 Active 385 DOM
25. 2026-09-11
    pricedays on market $205,000 Active 384 DOM
26. 2026-09-05
    days on market $210,000 Active 378 DOM
27. 2026-09-04
    days on market $210,000 Active 377 DOM
28. 2026-09-03
    days on market $210,000 Active 376 DOM
29. 2026-08-31
    days on market $210,000 Active 373 DOM
30. 2026-08-30
    days on market $210,000 Active 372 DOM
31. 2026-08-29
    days on market $210,000 Active 371 DOM
32. 2026-08-28
    days on market $210,000 Active 370 DOM
33. 2026-08-27
    days on market $210,000 Active 369 DOM
34. 2026-08-26
    days on market $210,000 Active 368 DOM
35. 2026-08-25
    days on market $210,000 Active 367 DOM
36. 2026-08-24
    days on market $210,000 Active 366 DOM
37. 2026-08-23
    days on market $210,000 Active 365 DOM
38. 2026-08-22
    days on market $210,000 Active 364 DOM
39. 2026-08-21
    days on market $210,000 Active 363 DOM
40. 2026-08-20
    days on market $210,000 Active 362 DOM
41. 2026-08-19
    days on market $210,000 Active 361 DOM
42. 2026-08-18
    days on market $210,000 Active 360 DOM
43. 2026-08-17
    days on market $210,000 Active 359 DOM
44. 2026-08-16
    days on market $210,000 Active 358 DOM
45. 2026-08-15
    days on market $210,000 Active 357 DOM
46. 2026-08-14
    days on market $210,000 Active 356 DOM
47. 2026-08-13
    days on market $210,000 Active 355 DOM
48. 2026-08-12
    days on market $210,000 Active 354 DOM
49. 2026-08-11
    days on market $210,000 Active 353 DOM
50. 2026-08-10
    days on market $210,000 Active 352 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: $33,141
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,822
• − Repairs & maintenance: −$2,651
• − Management: −$2,651
• − HOA: −$12,348
• − Depreciation: −$5,964
• Taxable loss: −$6,854
• Est. tax savings @ 24.0%: +$1,645
• After-tax cash flow: $-2,320/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 · 14 photos

Good 75/100 Cosmetic rehab Est. rehab $6,110–$18,330 screening

This property is in good condition with a good condition score of 75. It has a good exterior, interior, and HVAC system. The property has a good curb appeal and is move-in ready.

Value-add opportunities

• Both Painting the exterior — Painting the exterior can enhance the curb appeal and increase the property's value. ↑
• Resale Upgrading the kitchen appliances — Upgrading the kitchen appliances can make the space more modern and appealing to potential buyers. ↑
• Rental Landscaping improvements — Landscaping improvements can enhance the curb appeal and attract more renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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

Livability — Lower Merion

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

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

---

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 (73%)
• Race & ethnicity: White 73% Asian 11% Two or more races 9% Hispanic / Latino 5% Black 4%
• Languages at home: 80% English-only · Chinese 5% Other Indo-European 3% Spanish 3%

---

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

---

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

-10.0% since first listed

3 events — show timeline

• 2026-04-06 Price Changed $215,000 BRIGHT MLS
• 2025-12-09 Price Changed $225,000 BRIGHT MLS
• 2025-08-23 Listed $239,000 BRIGHT MLS