65 Ardmore Ave · Lansdowne, PA 19050

$162,100

4 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 80 Days on market

Built 1926 3,049 sqft lot $106/sqft · 46% below area Est $298k · 46% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.8/10.0
• Rent growth +4.7/5.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 1926 and located in the Gladstone Manor neighborhood, this attached townhome offers approximately 1536 finished square feet, four bedrooms and one full bath, fireplace, full basement and detached one car garage. This home sits on an approximate 3049 sqft lot.

Key facts

• Garage
• Built 1926
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $-5 ($-61/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (0.6% below list).
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $152k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.2% in Lansdowne — 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 83/100 on livability (#128 in PA, #1,005 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• William Penn SD (suburban): math 11% / reading 28% proficiency, ranked #491 of 539 in PA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.9%/yr); 96 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• This rent runs 41% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $84k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; list at $162k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 5.0% of price; flood insurance adds $56/mo; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $152,374 (6.0% 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 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.28% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 6.5

CMA / ARV

• ARV (median comp): $297,529
• List price: $162,100
• Delta: -45.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Eldon Ave	0.23mi	4/2.0	1,580 (+3%)	1mo	$378,000	$239	80
65 Eldon	0.20mi	3/1.5 (-1)	1,580 (+3%)	3mo	$333,000	$211	76
120 W Essex Ave	0.22mi	3/2.0 (-1)	1,594 (+4%)	3mo	$403,000	$253	72
185 Berkley Ave	0.29mi	4/2.0	1,602 (+4%)	6mo	$257,500	$161	71
160 W Essex Ave	0.20mi	3/1.0 (-1)	1,701 (+11%)	1mo	$349,000	$205	67
2716 Eldon Ave	0.62mi	4/2.0	1,543 (+0%)	5mo	$420,000	$272	62
225 Glentay Ave	0.50mi	3/1.5 (-1)	1,474 (-4%)	3mo	$315,000	$214	60
266 Bryn Mawr Ave	0.32mi	3/2.5 (-1)	1,620 (+6%)	8mo	$355,000	$219	58
127 Mansfield Rd	0.24mi	3/1.0 (-1)	1,350 (-12%)	8mo	$285,000	$211	57
308 Eldon Ave	0.63mi	3/1.0 (-1)	1,644 (+7%)	1mo	$300,000	$182	53
3854 Ann St	0.75mi	3/2.5 (-1)	1,700 (+11%)	2mo	$220,000	$129	34
129 Woodland Ave	0.72mi	5/4.5 (+1)	1,413 (-8%)	6mo	$243,000	$172	29

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.66×
• Total profit: $-15,286
• Equity at exit: $24,170

10-year hold

• IRR: 8.3%
• Equity multiple: 1.83×
• Total profit: $37,548
• Equity at exit: $14,015

Cash invested: $45,388 (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 19050

• Rents YoY: 8.9%
• Active inventory: 96
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$850
• Tax from tax record: −$669 /mo · $8,027/yr
• Insurance: −$68
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-5

Break-even live

Break-even rent $2,079

Max offer price $161,207

Occupancy floor 95%

Sensitivity live

Price	-10% $573	-5% $517	+0% $-5	+5% $-51	+10% $-97
Rent	-10% $-169	-5% $-87	+0% $-5	+5% $77	+10% $159
Rate	-1.0pp $77	-0.5pp $36	base $-5	+0.5pp $-47	+1.0pp $-90

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: $40,525
• Closing costs: $4,863
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 N Union Ave Lansdowne, PA	4.0	1.5	1678	$2,345	$1.40	21d	1	0.72mi
413 E Baltimore Ave Clifton Heights, PA	3.0	1.0	1152	$1,595	$1.38	25d	1	0.78mi
7147 Radbourne Rd Upper Darby, PA	3.0	1.0	1096	$1,850	$1.69	14d	1	0.83mi
68 Blanchard Rd Drexel Hill, PA	3.0	2.0	1088	$1,950	$1.79	16d	1	0.85mi
3423 Verner St Drexel Hill, PA	3.0	1.0	1152	$2,100	$1.82	25d	1	0.85mi
293 Wabash Ave Lansdowne, PA	3.0	1.0	1377	$1,900	$1.38	19d	1	0.87mi
317 Barker Ave Lansdowne, PA	3.0	2.0	1596	$2,700	$1.69	25d	1	0.96mi
4056 Ellendale Rd Drexel Hill, PA	3.0	1.0	1510	$2,100	$1.39	45d	1	1.07mi
31 Lamport Rd Upper Darby, PA	3.0	1.0	1244	$1,800	$1.45	6d	1	1.09mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	45d	1	1.09mi
7216 Clinton Rd Upper Darby, PA	3.0	1.0	1170	$1,815	$1.55	3d	1	1.14mi
60 W Broadway Ave Clifton Heights, PA	3.0	1.0	1160	$2,200	$1.90	45d	1	1.22mi
7139 Greenwood Ave Upper Darby, PA	3.0	1.0	1064	$1,600	$1.50	25d	1	1.24mi
619 Baily Rd Lansdowne, PA	3.0	1.0	1288	$1,850	$1.44	19d	1	1.26mi
116 W Berkley Ave Clifton Heights, PA	4.0	2.0	1652	$2,600	$1.57	45d	1	1.27mi
228 Bayard Rd Upper Darby, PA	3.0	2.5	1600	$2,095	$1.31	6d	1	1.28mi
7111 Greenwood Ave Upper Darby, PA	3.0	1.5	1064	$1,800	$1.69	45d	1	1.29mi
430 Glendale Rd Upper Darby, PA	3.0	1.0	1090	$1,650	$1.51	23d	1	1.30mi
319 S Church St Clifton Heights, PA	3.0	1.0	1152	$1,900	$1.65	45d	1	1.34mi
216 W Washington Ave Clifton Heights, PA	3.0	1.5	1152	$1,875	$1.63	5d	1	1.41mi
2 Winthrop Rd Darby, PA	3.0	1.5	1224	$1,900	$1.55	23d	1	1.41mi
225 W Washington Ave Clifton Heights, PA	3.0	1.5	1152	$1,950	$1.69	45d	1	1.42mi
271 W Wyncliffe Ave Clifton Heights, PA	3.0	1.0	1152	$2,250	$1.95	45d	1	1.45mi
329 N Oak Ave Clifton Heights, PA	3.0	1.0	1152	$2,300	$2.00	45d	1	1.48mi

Listing history 30 events

1. 2026-06-21
   days on market $162,100 Active 80 DOM
2. 2026-06-18
   days on market $162,100 Active 77 DOM
3. 2026-06-17
   pricedays on market $162,100 Active 76 DOM
4. 2026-06-16
   days on market $172,800 Active 75 DOM
5. 2026-06-15
   days on market $172,800 Active 74 DOM
6. 2026-06-13
   days on market $172,800 Active 72 DOM
7. 2026-06-13
   days on market $172,800 Active 71 DOM
8. 2026-06-09
   days on market $172,800 Active 68 DOM
9. 2026-06-08
   days on market $172,800 Active 67 DOM
10. 2026-06-07
    days on market $172,800 Active 66 DOM
11. 2026-06-04
    days on market $172,800 Active 63 DOM
12. 2026-06-03
    days on market $172,800 Active 62 DOM
13. 2026-06-02
    days on market $172,800 Active 61 DOM
14. 2026-06-01
    days on market $172,800 Active 60 DOM
15. 2026-05-31
    days on market $172,800 Active 59 DOM
16. 2026-05-07
    price $193,600 268-char remark

    Show marketing remark (268 chars)

    Built in 1926 and located in the Gladstone Manor neighborhood, this attached townhome offers approximately 1536 finished square feet, four bedrooms and one full bath, fireplace, full basement and detached one car garage. This home sits on an approximate 3049 sqft lot.

17. 2026-04-21
    price $219,200 268-char remark

    Show marketing remark (268 chars)

    Built in 1926 and located in the Gladstone Manor neighborhood, this attached townhome offers approximately 1536 finished square feet, four bedrooms and one full bath, fireplace, full basement and detached one car garage. This home sits on an approximate 3049 sqft lot.

18. 2026-04-02
    listed $246,000 Active 268-char remark

    Show marketing remark (268 chars)

    Built in 1926 and located in the Gladstone Manor neighborhood, this attached townhome offers approximately 1536 finished square feet, four bedrooms and one full bath, fireplace, full basement and detached one car garage. This home sits on an approximate 3049 sqft lot.

19. 2026-02-28
    historical
20. 2026-01-27
    listed $250,000 Active
21. 2000-05-30
    soldstatus $89,000
22. 2000-05-25
    soldstatus $89,000
23. 2000-04-16
    historical
24. 2000-01-14
    listed $89,000
25. 2000-01-03
    historical
26. 1999-10-03
    listed $94,000
27. 1999-06-06
    historical
28. 1999-06-06
    listed $98,700
29. 1991-08-06
    soldstatus $98,500
30. 1988-06-13
    soldstatus $82,000

ⓘ 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: $8,027 · $669/mo
• Projected year-2 tax: $8,027 · $669/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,866
• − Mortgage interest: −$9,080
• − Property taxes: −$8,027
• − Insurance: −$1,477
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$4,716
• Taxable loss: −$2,412
• Est. tax savings @ 24.0%: +$579
• After-tax cash flow: $518/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: William Penn SD
• NCES district ID: 4226390
• Math proficiency: 11% ▼ -3.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $48,543
• Composite: 17.29/100
• National rank: #9086
• State rank: #491 of 539 in PA

Livability — Lansdowne

• Score: 83/100
• State rank: #128
• US rank: #1005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansdowne, PA
• County: Delaware County · 399,863 people
• City population: 29,373
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 29,373
• Household income: $60,859
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1738.0

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 Black (67%)
• Race & ethnicity: Black 67% White 22% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Swiss 4% Hispanic 3% Lithuanian 1%
• Foreign-born: 17% · Canada, United Kingdom, Vietnam
• Languages at home: 84% English-only · French/Haitian/Cajun 5% Spanish 3% Other Indo-European 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: ▼ -202.83%
• Current HPI: 287.6419
• Rent YoY: ▲ 8.87%
• 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

+136.1% since first listed

15 events — show timeline

• 2026-05-07 Price Changed $193,600 BRIGHT MLS
• 2026-04-21 Price Changed $219,200 BRIGHT MLS
• 2026-04-02 Listed $246,000 BRIGHT MLS
• 2026-02-28 Listing Removed — BRIGHT MLS
• 2026-01-27 Listed $250,000 BRIGHT MLS
• 2000-05-30 Sold (Public Records) $89,000 Public Records
• 2000-05-25 Sold (MLS) $89,000 BRIGHT MLS
• 2000-04-16 Listing Removed — BRIGHT MLS
• 2000-01-14 Listed $89,000 BRIGHT MLS
• 2000-01-03 Listing Removed — BRIGHT MLS
• 1999-10-03 Listed $94,000 BRIGHT MLS
• 1999-06-06 Listed $98,700 BRIGHT MLS
• 1999-06-06 Listing Removed — BRIGHT MLS
• 1991-08-06 Sold (Public Records) $98,500 Public Records
• 1988-06-13 Sold (Public Records) $82,000 Public Records

Property tax history

+3.3%/yr

Latest (2026): $8,027 · +44.3% YoY. Source: county tax records.