1 Radnor Dr Unit F-4 · Broomall, PA 19073

$179,000

2 bd · 1.0 ba · 724 sqft · Condo public records · 52 Days on market

Built 1963 $515/mo HOA · 19% of rent

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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 +14.7/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• DSCR +4.5/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just reduced $10,000! Whether you are a first-time buyer, downsizer, or investor, this home presents an excellent opportunity. Step inside this second floor unit in the Radnor Place Condominium located in picturesque Newtown Square. This inviting two-bedroom, one-bath condo offers the perfect blend of comfort and convenience. The light-filled living room opens to the dining area and kitchen, with ample wall cabinets, making it ideal for relaxed evenings and casual entertaining. Both bedrooms are generously sized and are served by a hall bath. Newer windows throughout. Enjoy the convenience of laundry facilities and a personal storage locker located in the lower level. There is ample parkin

Key facts

• Laundry facilities
• Ample parking
• Top floor unit

Tags

• TOP FLOOR UNIT
• LAUNDRY FACILITIES
• PERSONAL STORAGE LOCKER
• AMPLE PARKING
• EASY ACCESS TO MAJOR ROADWAYS
• PUBLIC TRANSPORTATION

Property features AI

Finance

• Other: Property is managed by an on-site property manager; Pets not allowed
• HOA & community: Monthly condo fee of $515; Professional off-site management; Condo fee covers common area maintenance, exterior building maintenance, lawn maintenance, sewer, water, trash, snow removal, management, and extra building maintenance; Community amenities include extra storage and laundry facilities

Exterior

• Parking: Paved parking in a parking lot
• Utilities: Public water; Public sewer
• Home design: Condominium unit/flat; Garden-style building (1–4 floors); Entry on level 2; Facing information not provided
• Construction: Brick construction; Double-hung windows; Above-grade and below-grade structures
• Exterior features: Sidewalks; Paved parking lot

Interior

• Kitchen: Built-in range; Refrigerator
• Bedrooms: Two bedrooms on the main level; Total of 5 rooms including 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: Tub/shower bathroom
• Heating & cooling: Hot water heating (natural gas); Wall-mounted electric cooling unit; Natural gas hot water
• Interior features: Traditional floor plan; Combination kitchen and dining area; Flat ceilings; Tub/shower
• Laundry & utility: Shared laundry in basement (no in-unit washer/dryer hookup)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $46 ($548/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 2.1% in Broomall — 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 82/100 on livability (#146 in PA, #1,181 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: commute F, cost of living D-.
• Marple Newtown SD (suburban): math 56% / reading 69% proficiency, ranked #47 of 539 in PA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 88 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $179k implies a 274% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• 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 $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.49% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-25,556
• Equity at exit: $26,689

10-year hold

• IRR: -4.9%
• Equity multiple: 0.67×
• Total profit: $-16,301
• Equity at exit: $15,477

Cash invested: $50,120 (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 19073

• Active inventory: 88
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,662 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$529 /mo · $6,344/yr
• Insurance: −$75
• HOA: −$515
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $46

Break-even live

Break-even rent $2,604

Max offer price $179,000

Occupancy floor 93%

Sensitivity live

Price	-10% $147	-5% $96	+0% $46	+5% $-5	+10% $-56
Rent	-10% $-165	-5% $-60	+0% $46	+5% $151	+10% $256
Rate	-1.0pp $136	-0.5pp $91	base $46	+0.5pp $-1	+1.0pp $-48

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 S Manor Rd Apt A Broomall, PA	2.0	1.0	700	$1,700	$2.43	17d	1	0.59mi
400 Paddock Cir Newtown Square, PA	1.0–2.0	1.0–2.0	932	$4,589	$4.92	1d	10	1.25mi
400 Charles Ellis Dr Newtown Square, PA	3.0	1.0–2.0	911	$3,516	$3.86	1d	12	1.36mi
126 4th Ave Unit 2 Broomall, PA	2.0	1.0	628	$1,495	$2.38	2d	1	1.37mi

HOA detail condo

• Monthly dues: $515 · $6,180/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-18
   status Pending
2. 2026-04-17
   historical Active Under Contract
3. 2026-04-14
   price $179,000
4. 2026-03-24
   price $189,000
5. 2026-02-24
   listed $195,000 Active
6. 1983-08-11
   soldstatus $47,900

ⓘ 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: $6,344 · $529/mo
• Projected year-2 tax: $6,344 · $529/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 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,938
• − Mortgage interest: −$10,027
• − Property taxes: −$6,344
• − Insurance: −$895
• − Repairs & maintenance: −$2,555
• − Management: −$2,555
• − HOA: −$6,180
• − Depreciation: −$5,207
• Taxable loss: −$1,825
• Est. tax savings @ 24.0%: +$438
• After-tax cash flow: $986/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: Marple Newtown SD
• NCES district ID: 4214760
• Math proficiency: 56% ▼ -8.00%
• Reading proficiency: 69% ▼ -11.00%
• Median HH income: $83,283
• Composite: 56.28/100
• National rank: #1171
• State rank: #47 of 539 in PA

Livability — Broomall

• Score: 82/100
• State rank: #146
• US rank: #1181

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Delaware County · 399,863 people
• City population: 20,193
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 21,915
• Household income: $134,839
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 492.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 577,490 people
• By 2030: 581,243 · +0.6%
• By 2040: 584,700 · +1.2%
• By 2050: 586,581 · +1.6%
• By 2075: 598,706 · +3.7%
• By 2100: 590,823 · +2.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Asian 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 88% English-only · Other Indo-European 5% Russian/Polish/Slavic 1% Korean 1%

Political lean MEDSL · Delaware

• 2024 margin: Strong D (+23.7) · D 61.4% · R 37.6% · Other 1.0%
• 2008→2024 swing: +2.3pp toward D · 2008: 21.4pp · 2024: 23.7pp
• All cycles: 2024: D+23.7 2020: D+26.7 2016: D+22.0 2012: D+21.8 2008: D+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -265.38%
• Current HPI: 264.617
• Rent YoY: —
• 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

+273.7% since first listed

6 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-04-17 Contingent — BRIGHT MLS
• 2026-04-14 Price Changed $179,000 BRIGHT MLS
• 2026-03-24 Price Changed $189,000 BRIGHT MLS
• 2026-02-24 Listed $195,000 BRIGHT MLS
• 1983-08-11 Sold (Public Records) $47,900 Public Records

Property tax history

+9.4%/yr

Latest (2026): $6,344 · +162.9% YoY. Source: county tax records.