100 West Ave Unit 611 S · Jenkintown, PA 19046

$118,500

1 bd · 1.0 ba · 784 sqft · Condo public records · 95 Days on market

Built 1965 $151/sqft · 28% below area Est $164k · 28% under $700/mo HOA · 44% of rent

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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
• 1% rule +8.4/10.0
• Schools +5.6/10.0
• Livability +4.7/5.0
• Rent growth +3.8/5.0
• Cash flow +3.1/30.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beaver Hill South 1BR, 1BA Penthouse condo in the heart of Jenkintown Borough! This unit and balcony with great views is open and bright. We are confident that you will love the updated kitchen as soon as you enter the unit! There is plenty of closet space, and an additonal spacious storage unit on the lower level. You will probably want to replace the floors to make this a top notch condo and we are priced accordingly! Beaver Hill amenities include ample closet space, a lower-level storage unit, laundry on each floor, and a community pool for an extra fee. There is a beautiful Community Room, which is available to rent for a special occasion. The community provides security, doorpersons, and well-maintained common areas. It is conveniently located near major transportation, shopping, dining, and a warm weather farmers’ market, and the Jenkintown Train Station, just down the street, provides easy access to Philadelphia, Trenton, and the airport. Pets are not permitted.

Key facts

• Community pool
• Ample closet space
• Updated kitchen

Tags

• UPDATED KITCHEN
• BALCONY WITH GREAT VIEWS
• AMPLE CLOSET SPACE
• LOWER LEVEL STORAGE UNIT
• COMMUNITY POOL
• WELL MAINTAINED COMMON AREAS

🏷️ Possibly a rental listed for sale. The $118,500 price doesn't fit this home's estimated sale value (~$163,647) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $118k.

Deal economics

• At list price, monthly cash flow is $-380 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (46.1% below list).
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $64k (46.1% below list) — sets the bar for cash-flow.
• Cap rate 2.4% vs local median 1.5% in Jenkintown — 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 94/100 on livability (#3 in PA, #7 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D.
• Jenkintown SD (suburban): math 47% / reading 81% proficiency, ranked #49 of 539 in PA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Jenkintown El Sch (math 52% / reading 77%, grade B, #249 of 1,518 statewide, top 19%, 404 students, 20% FRL); Jenkintown Middle/High School (math 37% / reading 82%, grade C+, #80 of 437 statewide, top 18%, 304 students, 22% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 38 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• This rent is only 17% of the median local income ($110k/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 $819 of loan paydown is wiped out by about $4k 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 95 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; list at $118k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 44% of rent.
• 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 $63,875 (46.1% 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 95 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.34% ✓
• Cap rate: 2.44%
• Cash-on-cash: -13.76%
• DSCR: 0.39
• GRM: 6.2

CMA / ARV

• ARV (median comp): $163,647
• List price: $118,500
• Delta: -27.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.0% rent growth · sell at horizon

5-year hold

• IRR: -35.8%
• Equity multiple: -0.19×
• Total profit: $-39,635
• Equity at exit: $17,669

10-year hold

• IRR: -25.4%
• Equity multiple: -0.50×
• Total profit: $-49,611
• Equity at exit: $10,246

Cash invested: $33,180 (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 19046

• Rents YoY: 5.0%
• Active inventory: 38
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$621
• Tax from tax record: −$266 /mo · $3,194/yr
• Insurance: −$49
• HOA: −$700
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-380

Break-even live

Break-even rent $2,072

Max offer price $63,875

Occupancy floor —

Sensitivity live

Price	-10% $-313	-5% $-347	+0% $-380	+5% $-414	+10% $-447
Rent	-10% $-506	-5% $-443	+0% $-380	+5% $-318	+10% $-255
Rate	-1.0pp $-321	-0.5pp $-350	base $-380	+0.5pp $-411	+1.0pp $-442

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: $29,625
• Closing costs: $3,555
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 West Ave Unit G Jenkintown, PA	1.0	1.0	590	$1,250	$2.12	6d	1	0.40mi
500 West Ave Unit A06 Jenkintown, PA	1.0	1.0	700	$1,400	$2.00	7d	1	0.41mi
501 Washington Ln Unit 308 Jenkintown, PA	—	1.0	558	$1,725	$3.09	45d	1	0.59mi
501 Washington Ln Ste 207 Jenkintown, PA	1.0	1.0	600	$2,008	$3.35	45d	1	0.59mi
501 Washington Ln Ste 402 Jenkintown, PA	1.0	1.0	600	$2,034	$3.39	45d	1	0.59mi
501 Washington Ln Ste 204 Jenkintown, PA	—	1.0	558	$1,625	$2.91	45d	1	0.59mi
400 York Rd Unit 301 Jenkintown, PA	2.0	1.0	1100	$2,195	$2.00	20d	1	0.63mi

HOA detail condo

• Monthly dues: $700 · $8,400/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $118,500 Active 95 DOM
2. 2026-06-18
   days on market $118,500 Active 92 DOM
3. 2026-06-17
   days on market $118,500 Active 91 DOM
4. 2026-06-16
   days on market $118,500 Active 90 DOM
5. 2026-06-15
   days on market $118,500 Active 89 DOM
6. 2026-06-13
   days on market $118,500 Active 87 DOM
7. 2026-06-13
   days on market $118,500 Active 86 DOM
8. 2026-06-09
   days on market $118,500 Active 83 DOM
9. 2026-06-08
   days on market $118,500 Active 82 DOM
10. 2026-06-07
    pricedays on market $118,500 Active 81 DOM
11. 2026-06-04
    days on market $130,000 Active 78 DOM
12. 2026-06-03
    days on market $130,000 Active 77 DOM
13. 2026-06-02
    days on market $130,000 Active 76 DOM
14. 2026-06-01
    days on market $130,000 Active 75 DOM
15. 2026-05-31
    days on market $130,000 Active 74 DOM
16. 2026-03-18
    status Active 992-char remark

    Show marketing remark (992 chars)

    Beaver Hill South 1BR, 1BA Penthouse condo in the heart of Jenkintown Borough! This unit and balcony with great views is open and bright. We are confident that you will love the updated kitchen as soon as you enter the unit! There is plenty of closet space, and an additonal spacious storage unit on the lower level. You will probably want to replace the floors to make this a top notch condo and we are priced accordingly! Beaver Hill amenities include ample closet space, a lower-level storage unit, laundry on each floor, and a community pool for an extra fee. There is a beautiful Community Room, which is available to rent for a special occasion. The community provides security, doorpersons, and well-maintained common areas. It is conveniently located near major transportation, shopping, dining, and a warm weather farmers’ market, and the Jenkintown Train Station, just down the street, provides easy access to Philadelphia, Trenton, and the airport. Pets are not permitted.

17. 2026-02-28
    historical 992-char remark

    Show marketing remark (992 chars)

    Beaver Hill South 1BR, 1BA Penthouse condo in the heart of Jenkintown Borough! This unit and balcony with great views is open and bright. We are confident that you will love the updated kitchen as soon as you enter the unit! There is plenty of closet space, and an additonal spacious storage unit on the lower level. You will probably want to replace the floors to make this a top notch condo and we are priced accordingly! Beaver Hill amenities include ample closet space, a lower-level storage unit, laundry on each floor, and a community pool for an extra fee. There is a beautiful Community Room, which is available to rent for a special occasion. The community provides security, doorpersons, and well-maintained common areas. It is conveniently located near major transportation, shopping, dining, and a warm weather farmers’ market, and the Jenkintown Train Station, just down the street, provides easy access to Philadelphia, Trenton, and the airport. Pets are not permitted.

18. 2026-02-28
    listed $130,000 Active 992-char remark

    Show marketing remark (992 chars)

    Beaver Hill South 1BR, 1BA Penthouse condo in the heart of Jenkintown Borough! This unit and balcony with great views is open and bright. We are confident that you will love the updated kitchen as soon as you enter the unit! There is plenty of closet space, and an additonal spacious storage unit on the lower level. You will probably want to replace the floors to make this a top notch condo and we are priced accordingly! Beaver Hill amenities include ample closet space, a lower-level storage unit, laundry on each floor, and a community pool for an extra fee. There is a beautiful Community Room, which is available to rent for a special occasion. The community provides security, doorpersons, and well-maintained common areas. It is conveniently located near major transportation, shopping, dining, and a warm weather farmers’ market, and the Jenkintown Train Station, just down the street, provides easy access to Philadelphia, Trenton, and the airport. Pets are not permitted.

19. 2015-12-29
    soldstatus $74,000
20. 2015-12-28
    soldstatus $74,000 Sold 602-char remark

    Show marketing remark (602 chars)

    Wonderful one bedroom Penthouse location in Beaver Hill South. Spacious Living Room/Dining area with balcony overlooking Jenkintown Boro. Large Bedroom with spacious closets and separate dressing area. Ceramic tile bath. Updated kitchen with built-in, microwave, dishwasher, stainless steel sink and garbage disposal. Only a few steps to elevator. Utilities included. Other amenities include courtesy bus, door person, security cameras, community room and plenty of parking. Pool and garage parking additional fee. Just a stroll to the Jenkintown train station, dining, shopping and movie theatre.

21. 2015-12-22
    status Under Contract 602-char remark

    Show marketing remark (602 chars)

    Wonderful one bedroom Penthouse location in Beaver Hill South. Spacious Living Room/Dining area with balcony overlooking Jenkintown Boro. Large Bedroom with spacious closets and separate dressing area. Ceramic tile bath. Updated kitchen with built-in, microwave, dishwasher, stainless steel sink and garbage disposal. Only a few steps to elevator. Utilities included. Other amenities include courtesy bus, door person, security cameras, community room and plenty of parking. Pool and garage parking additional fee. Just a stroll to the Jenkintown train station, dining, shopping and movie theatre.

22. 2015-12-21
    soldstatus $74,000 Sold 602-char remark

    Show marketing remark (602 chars)

    Wonderful one bedroom Penthouse location in Beaver Hill South. Spacious Living Room/Dining area with balcony overlooking Jenkintown Boro. Large Bedroom with spacious closets and separate dressing area. Ceramic tile bath. Updated kitchen with built-in, microwave, dishwasher, stainless steel sink and garbage disposal. Only a few steps to elevator. Utilities included. Other amenities include courtesy bus, door person, security cameras, community room and plenty of parking. Pool and garage parking additional fee. Just a stroll to the Jenkintown train station, dining, shopping and movie theatre.

23. 2015-11-17
    status Under Contract 602-char remark

    Show marketing remark (602 chars)

    Wonderful one bedroom Penthouse location in Beaver Hill South. Spacious Living Room/Dining area with balcony overlooking Jenkintown Boro. Large Bedroom with spacious closets and separate dressing area. Ceramic tile bath. Updated kitchen with built-in, microwave, dishwasher, stainless steel sink and garbage disposal. Only a few steps to elevator. Utilities included. Other amenities include courtesy bus, door person, security cameras, community room and plenty of parking. Pool and garage parking additional fee. Just a stroll to the Jenkintown train station, dining, shopping and movie theatre.

24. 2015-10-06
    listed $77,500 Active No-Show 602-char remark

    Show marketing remark (602 chars)

    Wonderful one bedroom Penthouse location in Beaver Hill South. Spacious Living Room/Dining area with balcony overlooking Jenkintown Boro. Large Bedroom with spacious closets and separate dressing area. Ceramic tile bath. Updated kitchen with built-in, microwave, dishwasher, stainless steel sink and garbage disposal. Only a few steps to elevator. Utilities included. Other amenities include courtesy bus, door person, security cameras, community room and plenty of parking. Pool and garage parking additional fee. Just a stroll to the Jenkintown train station, dining, shopping and movie theatre.

25. 1985-10-28
    soldstatus $60,000

ⓘ 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: $3,194 · $266/mo
• Projected year-2 tax: $3,194 · $266/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 ≥102°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 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,088
• − Mortgage interest: −$6,638
• − Property taxes: −$3,194
• − Insurance: −$592
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − HOA: −$8,400
• − Depreciation: −$3,447
• Taxable loss: −$6,238
• Est. tax savings @ 24.0%: +$1,497
• After-tax cash flow: $-3,067/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: Jenkintown SD
• NCES district ID: 4212420
• Math proficiency: 47% ▼ -14.00%
• Reading proficiency: 81% ▲ 5.00%
• Median HH income: $68,672
• Composite: 56.04/100
• National rank: #1187
• State rank: #49 of 539 in PA

Livability — Jenkintown

• Score: 94/100
• State rank: #3
• US rank: #7

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jenkintown, PA
• County: Montgomery County · 712,331 people
• City population: 19,640
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 19,640
• Household income: $109,818
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 745.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 6% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Subsaharan African 2%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 89% English-only · Other Indo-European 3% Spanish 2% Russian/Polish/Slavic 2%

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: ▼ -304.21%
• Current HPI: 285.5688
• Rent YoY: ▲ 5.00%
• 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

+116.7% since first listed

10 events — show timeline

• 2026-03-18 Relisted — BRIGHT MLS
• 2026-02-28 Listed $130,000 BRIGHT MLS
• 2026-02-28 Listing Removed — BRIGHT MLS
• 2015-12-29 Sold (Public Records) $74,000 Public Records
• 2015-12-28 Sold (MLS) $74,000 TREND
• 2015-12-22 Pending — TREND
• 2015-12-21 Sold (MLS) $74,000 TREND
• 2015-11-17 Pending — TREND
• 2015-10-06 Listed $77,500 TREND
• 1985-10-28 Sold (Public Records) $60,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $3,194 · +3.5% YoY. Source: county tax records.