625 Conestoga Rd

St. Davids, PA 19085

$725,000D

3 bd · 2.5 ba · 2,200 sqft · Built 1850 · SingleFamily · Active · 110 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $5,102/mo
• Mortgage (P&I): −$3,802
• Tax + insurance: −$1,208
• HOA: −$0
• Vac / Maint / Mgmt: −$1,071
• Net cashflow: $-980/mo
• Annual: $-11,761/yr
• Cap rate: 4.67%
• Cash-on-cash: -5.79%
• DSCR: 0.74
• 1% rule: 0.70%
• Cash to close: $203,000

Investor read

• This is a 3-bed/2.5-bath single-family listed at $725k. Condition is rated good.
• 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).
• It's been on market 110 days — a 9% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $510k (29.6% below list) — sets the bar for 1% rule.
• 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.
• 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).
• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• 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).
• 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.
• 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.

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 110 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
• Built in 1850 — 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.
• 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.
• 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.