400 Glendale Rd Unit G-45 · Broomall, PA 19083

$175,000

2 bd · 2.0 ba · 1,104 sqft · Condo public records · 11 Days on market

Built 1967 $159/sqft · 11% below area Est $197k · 11% under $352/mo HOA · 16% 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 +12.9/30.0
• ARV discount +12.5/15.0
• 1% rule +7.6/10.0
• Schools +6.2/10.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

What a great opportunity to buy a condo in a great school district for under market value. This condo needs a cosmetic redo but once completed, it will be a fabulous, large 2 bedroom unit with a balcony. The condominium is in need of some TLC, comes with a fob for a secure entry. The community has a pool and a playground. This unit is being sold As Is. Buyer will obtain U & O if required. Please see agent remarks for important information regarding the sale. PLEASE DO NOT PLACE AN OFFER WITHOUT READING PRIVATE AGENT REMARKS.

Key facts

• Secure entry
• Community pool
• Playground

Tags

• SECURE ENTRY
• COMMUNITY POOL
• PLAYGROUND

Property features AI

Finance

• Other: Directions: W. Springfield Road to Eagle Road to parking lot; Municipality: Haverford Township
• Financial info: Condo unit; property condition noted as below average
• HOA & community: Monthly condo fee covers lawn maintenance; Community amenities include playgrounds/tot lots; HOA fee collected monthly

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium ownership; Garden-style building (1–4 floors); Unit/flat structure; Entry level: 1
• Construction: Brick construction; Above grade and below grade structures
• Exterior features: Parking lot; Tot lots/playground in the community; Lawn maintenance included in condo fee; Tidal water: No

Interior

• Bedrooms: Two bedrooms on the main level
• Flooring: Concrete flooring; Fully carpeted flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: 90% forced air heating; Wall unit cooling; Electric heating fuel; Hot water: Other
• Interior features: Concrete and fully carpeted flooring; No basement
• Laundry & utility: No washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-12 ($-143/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (1.2% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $173k (1.2% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 1.9% 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-.
• Haverford Township SD (suburban): math 58% / reading 78% proficiency, ranked #20 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 108 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $62k; list at $175k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% 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 $172,902 (1.2% 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. Built in 1967 — 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: 1.26% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 6.6

CMA / ARV

• ARV (median comp): $196,715
• List price: $175,000
• Delta: -11.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-28,746
• Equity at exit: $26,093

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-24,512
• Equity at exit: $15,131

Cash invested: $49,000 (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 19083

• Active inventory: 108
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$918
• Tax from tax record: −$411 /mo · $4,933/yr
• Insurance: −$73
• HOA: −$352
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-12

Break-even live

Break-even rent $2,220

Max offer price $172,902

Occupancy floor 96%

Sensitivity live

Price	-10% $87	-5% $38	+0% $-12	+5% $-61	+10% $-111
Rent	-10% $-186	-5% $-99	+0% $-12	+5% $75	+10% $162
Rate	-1.0pp $76	-0.5pp $33	base $-12	+0.5pp $-57	+1.0pp $-103

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Glendale Rd Havertown, PA	1.0–2.0	1.0–1.5	938	$2,300	$2.45	3d	3	0.07mi
400 Glendale Rd Havertown, PA	1.0–2.0	1.0–1.5	938	$2,300	$2.45	44d	4	0.07mi
605 S Eagle Rd Havertown, PA	3.0	3.0	1124	$3,750	$3.34	2d	1	0.54mi
16 Brighton Village Dr Unit C Broomall, PA	2.0	1.0	880	$1,500	$1.70	6d	1	0.74mi
156 Flintlock Rd Drexel Hill, PA	3.0	1.5	1422	$3,200	$2.25	44d	1	0.74mi
101 N Eagle Rd Unit 1 Havertown, PA	1.0	1.0	1000	$2,100	$2.10	44d	1	0.77mi
1925 Lawrence Rd Havertown, PA	1.0–2.0	1.0	840	$1,695	$2.02	3d	6	0.88mi
4410 Township Line Rd Drexel Hill, PA	1.0–2.0	1.0	835	$1,530	$1.83	6d	7	0.88mi
601 Willowbrook Rd Havertown, PA	3.0	1.0	1212	$3,190	$2.63	44d	1	1.14mi
3200 Township Line Rd Drexel Hill, PA	1.0–2.0	1.0	892	$1,729	$1.94	25d	2	1.26mi
501 Lawrence Rd Unit C12 Broomall, PA	2.0	1.0	850	$1,895	$2.23	6d	1	1.37mi
501 Lawrence Rd Unit C3 Broomall, PA	2.0	1.0	1000	$1,900	$1.90	6d	1	1.37mi
501 Lawrence Rd Apt B9 Broomall, PA	2.0	1.0	855	$2,100	$2.46	16d	1	1.37mi
4980 State Rd Drexel Hill, PA	1.0	1.0	775	$1,750	$2.26	6d	2	1.41mi

HOA detail condo

• Monthly dues: $352 · $4,224/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-10
   listed $175,000 Active 535-char remark
2. 1987-11-23
   soldstatus $62,000
3. 1983-07-01
   soldstatus $44,490

ⓘ 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: $4,933 · $411/mo
• Projected year-2 tax: $4,933 · $411/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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,458
• − Mortgage interest: −$9,803
• − Property taxes: −$4,933
• − Insurance: −$875
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − HOA: −$4,224
• − Depreciation: −$5,091
• Taxable loss: −$2,701
• Est. tax savings @ 24.0%: +$648
• After-tax cash flow: $506/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: Haverford Township SD
• NCES district ID: 4211670
• Math proficiency: 58% ▼ -13.00%
• Reading proficiency: 78% ▼ -7.00%
• Median HH income: $93,877
• Composite: 61.83/100
• National rank: #731
• State rank: #20 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): 37,590
• Household income: $124,523
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 361.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 5% Asian 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 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: ▼ -386.61%
• Current HPI: 329.2915
• 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

+293.3% since first listed

4 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-05-10 Listed $175,000 BRIGHT MLS
• 1987-11-23 Sold (Public Records) $62,000 Public Records
• 1983-07-01 Sold (Public Records) $44,490 Public Records

Property tax history

+5.5%/yr

Latest (2026): $4,933 · +69.4% YoY. Source: county tax records.