1435 Wesleys Run · Lower Merion, PA 19035

$1,900,000

4 bd · 4.5 ba · 6,482 sqft · SingleFamily public records · 52 Days on market

Built 2000 2,178 sqft lot $293/sqft · at area comps Est $1824k · at est. $296/mo HOA · 2% 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).

• Cash flow +12.0/30.0
• Appreciation +7.6/10.0
• Schools +7.3/10.0
• ARV discount +5.6/15.0
• 1% rule +3.7/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Better than new. Beautifully finished home in Northwoods. Very private home with high ceilings and sun filled rooms. First floor Master, great Kitchen and Family Room. Fully finished walk-out Basement with Media Room, Play Room, Game Room, Bedroom, Wine Cellar, Full Bath, second Kitchen and Exercise Room. Second floor has 3 Bedrooms, 2 Baths and Storage Room. California closets throughout including Basement, Pantry, and Mud Room. Very private backyard with privacy fence, new landscaping, and beautiful EP Henry Patio. Great Space. .. Great Light. .. Great Location!

Key facts

• Walk-out lower level
• California closets
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• CALIFORNIA CLOSETS
• WALK-OUT LOWER LEVEL
• MEDIA ROOM
• GAME ROOM
• EXERCISE AREA

Property features AI

Finance

• Other: Property manager present
• HOA & community: Annual HOA fee of $3,550; HOA covers common area maintenance, front and rear lawn care, lawn maintenance, snow removal and other services

Exterior

• Parking: Detached 2-car garage with inside access and side entry; Garage includes additional storage area and garage door opener; Asphalt and brick driveways; Driveway fits 4 cars; Total of 6 garage/parking spaces
• Security: Sprinkler system
• Utilities: Public water; Public sewer; Electric available; Natural gas available; Phone available; Municipal trash service; Natural gas hot water
• Home design: Detached property; Fee simple ownership; Excellent condition; Estimated year built
• Construction: Stucco construction; Concrete perimeter foundation; Above-grade and below-grade structures; Fully finished basement with interior access and rear entrance; Basement is heated, has walkout stairs, windows, sump pump and waterproofing system; Space in basement for rooms
• Exterior features: BBQ grill; Exterior lighting; Flood lights; Lawn sprinkler; Rear yard

Interior

• Kitchen: Built-in microwave; Built-in range; Commercial range; Six-burner stove; Oven (self-cleaning); Double oven; Gas oven/range; Range hood; Stainless steel appliances; Dishwasher; Disposal; Microwave; Refrigerator; Icemaker; Extra refrigerator/freezer; Kitchen island
• Bedrooms: Main level bedroom; 3 bedrooms on the upper level; 1 bedroom on the lower level
• Flooring: Ceramic tile; Hardwood; Solid hardwood; Marble
• Bathrooms: 4 full bathrooms; 1 half bathroom; 2 full bathrooms on upper level; 1 full bathroom on main level; 1 full bathroom on lower level; Jetted tub and soaking tub in master bath; Walk-in shower
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); 200+ amp electric service
• Interior features: Second kitchen; Attic; Jetted tub; Soaking tub; Walk-in shower; Breakfast area; Ceiling fans; Central vacuum; Chair railings; Open kitchen/dining concept; Crown moldings; Dining area; Family room off kitchen; Open floor plan; Kitchen island; Master bath(s); Recessed lighting; Sprinkler system; Upgraded countertops; Walk-in closets; Whirlpool/Hot tub; Wine storage; 9'+ ceilings; Cathedral ceilings; Drywall walls/ceilings; High ceilings
• Laundry & utility: Washer; Dryer; Gas dryer; Main floor laundry; Central vacuum; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $-449 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.82M (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.65M (13.2% below list).
• Recommended offer: $1.65M (13.2% 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.
• Lower Merion SD (suburban): math 74% / reading 84% proficiency, ranked #3 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Gladwyne Sch (math 80% / reading 89%, grade A+, #14 of 1,518 statewide, top 2%, 540 students, 9% FRL); Black Rock Ms (1,032 students, 13% FRL); Harriton Shs (math 85%, 1,261 students, 14% FRL).
• Market conditions: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).

Forward outlook

• In year one you build about $111k of equity ($13k loan paydown + $98k appreciation (5.2% local appreciation)).
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$178k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($1.84M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago 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.
• Current owner paid $1.32M; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $1,650,000 (13.2% 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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.95
• GRM: 9.6

CMA / ARV

• ARV (median comp): $1,824,453
• List price: $1,900,000
• Delta: 4.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.80×
• Total profit: $427,846
• Equity at exit: $1,095,901

10-year hold

• IRR: 13.4%
• Equity multiple: 3.46×
• Total profit: $1,311,072
• Equity at exit: $1,907,439

Cash invested: $532,000 (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 19035

• Home prices YoY: 1.9%
• Active inventory: 33
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $16,500 medium
• Mortgage (P&I): −$9,964
• Tax from tax record: −$2,432 /mo · $29,188/yr
• Insurance: −$792
• HOA: −$296
• Vacancy / Maint / Mgmt: −$3,465
• Net cashflow: $-449

Break-even live

Break-even rent $17,068

Max offer price $1,820,711

Occupancy floor 98%

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: $475,000
• Closing costs: $57,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
841 Mount Moro Rd Villanova, PA	5.0	4.5	6087	$16,500	$2.71	1d	1	1.03mi

HOA detail

• Monthly dues: $296 · $3,552/yr
• Likely covers: landscaping

Listing history 22 events

1. 2026-06-18
   days on market $1,900,000 Active 52 DOM
2. 2026-06-17
   days on market $1,900,000 Active 51 DOM
3. 2026-06-16
   days on market $1,900,000 Active 50 DOM
4. 2026-06-15
   days on market $1,900,000 Active 49 DOM
5. 2026-06-13
   days on market $1,900,000 Active 47 DOM
6. 2026-06-13
   days on market $1,900,000 Active 46 DOM
7. 2026-06-09
   days on market $1,900,000 Active 43 DOM
8. 2026-06-08
   days on market $1,900,000 Active 42 DOM
9. 2026-06-07
   days on market $1,900,000 Active 41 DOM
10. 2026-06-04
    days on market $1,900,000 Active 38 DOM
11. 2026-06-03
    days on market $1,900,000 Active 37 DOM
12. 2026-06-02
    days on market $1,900,000 Active 36 DOM
13. 2026-06-01
    days on market $1,900,000 Active 35 DOM
14. 2026-05-31
    days on market $1,900,000 Active 34 DOM
15. 2026-04-27
    listed $1,900,000 Active 2727-char remark
16. 2007-05-22
    soldstatus $1,320,000
17. 2007-05-01
    soldstatus $1,320,000 570-char remark

    Show marketing remark (570 chars)

    Better than new. Beautifully finished home in Northwoods. Very private home with high ceilings and sun filled rooms. First floor Master, great Kitchen and Family Room. Fully finished walk-out Basement with Media Room, Play Room, Game Room, Bedroom, Wine Cellar, Full Bath, second Kitchen and Exercise Room. Second floor has 3 Bedrooms, 2 Baths and Storage Room. California closets throughout including Basement, Pantry, and Mud Room. Very private backyard with privacy fence, new landscaping, and beautiful EP Henry Patio. Great Space. .. Great Light. .. Great Location!

18. 2006-12-11
    listed $1,320,000 570-char remark

    Show marketing remark (570 chars)

    Better than new. Beautifully finished home in Northwoods. Very private home with high ceilings and sun filled rooms. First floor Master, great Kitchen and Family Room. Fully finished walk-out Basement with Media Room, Play Room, Game Room, Bedroom, Wine Cellar, Full Bath, second Kitchen and Exercise Room. Second floor has 3 Bedrooms, 2 Baths and Storage Room. California closets throughout including Basement, Pantry, and Mud Room. Very private backyard with privacy fence, new landscaping, and beautiful EP Henry Patio. Great Space. .. Great Light. .. Great Location!

19. 2006-12-11
    historical 570-char remark

    Show marketing remark (570 chars)

    Better than new. Beautifully finished home in Northwoods. Very private home with high ceilings and sun filled rooms. First floor Master, great Kitchen and Family Room. Fully finished walk-out Basement with Media Room, Play Room, Game Room, Bedroom, Wine Cellar, Full Bath, second Kitchen and Exercise Room. Second floor has 3 Bedrooms, 2 Baths and Storage Room. California closets throughout including Basement, Pantry, and Mud Room. Very private backyard with privacy fence, new landscaping, and beautiful EP Henry Patio. Great Space. .. Great Light. .. Great Location!

20. 2005-01-04
    soldstatus $1,015,000
21. 2004-12-10
    soldstatus $1,015,000

    Show marketing remark (300 chars)

    Sunshine and square footage, surprisingly quiet wooded for such a convenient location. First floor master suite and walkout finished basement. All the upgrades and amenities in Northwoods. Nearly new with lovely deck and mature landscaping. Buyer pays $1000.00 capital contribution to HOA at closing.

22. 2004-08-09
    listed $1,015,000

    Show marketing remark (300 chars)

    Sunshine and square footage, surprisingly quiet wooded for such a convenient location. First floor master suite and walkout finished basement. All the upgrades and amenities in Northwoods. Nearly new with lovely deck and mature landscaping. Buyer pays $1000.00 capital contribution to HOA at closing.

ⓘ 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: $29,188 · $2,432/mo
• Projected year-2 tax: $29,604 · $2,467/mo
• Expected delta: +$416/yr (+$35/mo · 1.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 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 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $198,000
• − Mortgage interest: −$106,430
• − Property taxes: −$29,188
• − Insurance: −$9,500
• − Repairs & maintenance: −$15,840
• − Management: −$15,840
• − HOA: −$3,552
• − Depreciation: −$55,273
• Taxable loss: −$37,623
• Est. tax savings @ 24.0%: +$9,029
• After-tax cash flow: $3,643/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: Lower Merion SD
• NCES district ID: 4214160
• Math proficiency: 74% ▼ -5.00%
• Reading proficiency: 84% ▼ -4.00%
• Median HH income: $113,035
• Composite: 72.82/100
• National rank: #194
• State rank: #3 of 539 in PA

Livability — Lower Merion

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

Census & demographics

• Population (ZIP): 3,779

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 (89%)
• Race & ethnicity: White 89% Asian 7% Two or more races 3% Black 1%
• Common ancestry: Scotch-Irish 7% Italian 6% Slovak 4%
• Foreign-born: 7% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 2% Arabic 2% Chinese 1%

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: ▲ 5.17%
• Current HPI: 277.4207
• 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

+87.2% since first listed

8 events — show timeline

• 2026-04-27 Listed $1,900,000 BRIGHT MLS
• 2007-05-22 Sold (Public Records) $1,320,000 Public Records
• 2007-05-01 Sold (MLS) $1,320,000 BRIGHT MLS
• 2006-12-11 Listing Removed — BRIGHT MLS
• 2006-12-11 Listed $1,320,000 BRIGHT MLS
• 2005-01-04 Sold (Public Records) $1,015,000 Public Records
• 2004-12-10 Sold (MLS) $1,015,000 BRIGHT MLS
• 2004-08-09 Listed $1,015,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $29,188 · +4.6% YoY. Source: county tax records.