625 Conestoga Rd · St. Davids, PA 19085

$725,000

3 bd · 2.5 ba · 2,200 sqft · SingleFamily · 110 Days on market

Built 1850 Good condition 10,454 sqft lot $330/sqft · 20% below area Est $901k · 20% 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
• Cash flow +7.3/30.0
• Schools +7.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently renovated Farmhouse in Ithan Village in Villanova . House was taken down and rebuilt and has all new bathrooms, kitchen and floors. Yard is landscaped and fenced-in. Easy access to public transportation, highways, Villanova and downtown Wayne. Available immediately.

Key facts

• Landscaped yard
• Fenced-in yard
• 0.24 acre lot

Tags

• NEWLY RENOVATED FARMHOUSE
• LANDSCAPED YARD
• FENCED-IN YARD
• EASY ACCESS TO HIGHWAYS
• ACCESS TO DOWNTOWN WAYNE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $725k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-980 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $583k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $510k (29.6% below list).
• Recommended offer: $510k (29.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Radnor Township SD (suburban): math 72% / reading 86% proficiency, ranked #6 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Radnor El Sch (math 75% / reading 91%, grade A+, #29 of 1,518 statewide, top 2%, 561 students, 11% FRL); Radnor Ms (math 63% / reading 87%, grade A, #6 of 512 statewide, top 1%, 828 students, 15% FRL); Radnor Shs (math 89%, 1,126 students, 15% FRL).
• Market conditions: 36 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $510,152 (29.6% 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 110 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1850 — 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. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.79%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $900,897
• List price: $725,000
• Delta: -19.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Woodstock Rd	0.51mi	4/3.0 (+1)	2,178 (-1%)	8mo	$972,500	$447	61
612 Brookside Ave	0.69mi	4/2.0 (+1)	2,074 (-6%)	1mo	$810,000	$391	51
353 Oak Ter	0.55mi	3/2.0	2,074 (-6%)	17mo	$800,000	$386	48
447 Conestoga Rd	0.67mi	4/2.0 (+1)	2,446 (+11%)	12mo	$951,000	$389	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.2%
• Equity multiple: 0.11×
• Total profit: $-179,828
• Equity at exit: $108,100

10-year hold

• IRR: -23.1%
• Equity multiple: -0.17×
• Total profit: $-236,659
• Equity at exit: $62,685

Cash invested: $203,000 (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 19085

• Active inventory: 36
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $5,102 medium
• Mortgage (P&I): −$3,802
• Tax est. 1.5%: −$906 /mo · $10,875/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,071
• Net cashflow: $-980

Break-even live

Break-even rent $6,342

Max offer price $583,176

Occupancy floor —

Sensitivity live

Price	-10% $-479	-5% $-730	+0% $-980	+5% $-1,231	+10% $-1,481
Rent	-10% $-1,383	-5% $-1,182	+0% $-980	+5% $-779	+10% $-577
Rate	-1.0pp $-615	-0.5pp $-796	base $-980	+0.5pp $-1,168	+1.0pp $-1,359

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Creek Dr St Davids, PA	2.0–3.0	2.0	1263	$3,700	$2.93	0d	6	0.49mi
412 Yorkshire Rd Bryn Mawr, PA	4.0	2.5	2224	$5,375	$2.42	0d	1	1.10mi
1 Haymarket Ln Bryn Mawr, PA	3.0	4.5	2554	$7,000	$2.74	0d	1	1.17mi

Listing history 23 events

1. 2026-06-21
   days on market $725,000 Active 110 DOM
2. 2026-06-18
   days on market $725,000 Active 107 DOM
3. 2026-06-17
   days on market $725,000 Active 106 DOM
4. 2026-06-16
   days on market $725,000 Active 105 DOM
5. 2026-06-15
   days on market $725,000 Active 104 DOM
6. 2026-06-13
   days on market $725,000 Active 102 DOM
7. 2026-06-09
   days on market $725,000 Active 98 DOM
8. 2026-06-08
   days on market $725,000 Active 97 DOM
9. 2026-06-07
   days on market $725,000 Active 96 DOM
10. 2026-06-04
    days on market $725,000 Active 93 DOM
11. 2026-06-03
    days on market $725,000 Active 92 DOM
12. 2026-06-02
    days on market $725,000 Active 91 DOM
13. 2026-06-01
    days on market $725,000 Active 90 DOM
14. 2026-05-31
    days on market $725,000 Active 89 DOM
15. 2026-04-10
    historical $5,500
16. 2026-03-03
    listed $749,000 Active 275-char remark

    Show marketing remark (275 chars)

    Recently renovated Farmhouse in Ithan Village in Villanova . House was taken down and rebuilt and has all new bathrooms, kitchen and floors. Yard is landscaped and fenced-in. Easy access to public transportation, highways, Villanova and downtown Wayne. Available immediately.

17. 2026-02-27
    historical
18. 2026-01-30
    price $785,000
19. 2026-01-09
    listed $5,500
20. 2025-10-28
    price $799,000
21. 2025-10-18
    price $849,000
22. 2025-09-24
    price $879,000
23. 2025-08-25
    listed $885,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,218
• − Mortgage interest: −$40,611
• − Property taxes: −$10,875
• − Insurance: −$3,625
• − Repairs & maintenance: −$4,897
• − Management: −$4,897
• − Depreciation: −$21,091
• Taxable loss: −$24,779
• Est. tax savings @ 24.0%: +$5,947
• After-tax cash flow: $-5,814/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 · 13 photos

Good 80/100 Cosmetic rehab

This recently renovated farmhouse in Ithan Village is move-in ready with new finishes and landscaping, making it an attractive option for both resale and rental.

Value-add opportunities

• Both landscaping and fencing — enhances curb appeal and privacy
• Both exterior paint — fresh paint improves curb appeal and value
• Both interior paint — fresh paint enhances interior aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping and fencing — enhances curb appeal and privacy ↑
• Both exterior paint — fresh paint improves curb appeal and value ↑
• Both interior paint — fresh paint enhances interior aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Radnor Township SD
• NCES district ID: 4219920
• Math proficiency: 72% ▼ -6.00%
• Reading proficiency: 86% ▼ -2.00%
• Median HH income: $99,773
• Composite: 71.53/100
• National rank: #223
• State rank: #6 of 539 in PA

Livability — St. Davids

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

Census & demographics

• Population (ZIP): 10,679

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 (76%)
• Race & ethnicity: White 76% Asian 8% Two or more races 6% Hispanic / Latino 5% Black 5%
• Common ancestry: Romanian 6% Scotch-Irish 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, South Korea
• Languages at home: 84% English-only · Spanish 4% Other Indo-European 3% Vietnamese 2%

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: ▼ -355.53%
• Current HPI: 286.5602
• 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

-99.4% since first listed

9 events — show timeline

• 2026-04-10 Rental Removed $5,500 BRIGHTMLS
• 2026-03-03 Listed $749,000 BRIGHT MLS
• 2026-02-27 Listing Removed — BRIGHT MLS
• 2026-01-30 Price Changed $785,000 BRIGHT MLS
• 2026-01-09 Listed for Rent $5,500 BRIGHTMLS
• 2025-10-28 Price Changed $799,000 BRIGHT MLS
• 2025-10-18 Price Changed $849,000 BRIGHT MLS
• 2025-09-24 Price Changed $879,000 BRIGHT MLS
• 2025-08-25 Listed $885,000 BRIGHT MLS