218 Hillside Ave · Jenkintown, PA 19046

$200,000

3 bd · 1.0 ba · 1,834 sqft · SingleFamily public records · 7 Days on market

Built 1910 3,193 sqft lot $109/sqft · 63% below area

---

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 +21.6/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +5.6/10.0
• Livability +4.7/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks in one of Jenkintown’s most desirable neighborhoods. This property offers exceptional potential for investors, contractors, or buyers looking to take on a full renovation project. Surrounded by well‑maintained homes that regularly sell between $400,000–$500,000, this is a rare chance to create value in a high‑demand area. The home requires a comprehensive rehab and will be conveyed as‑is, with some personal items likely remaining. However, several key improvements have already been completed, including newer siding, roof, windows, and a main bathroom updated within the last few years. Beyond these updates, the property presents a blank canvas for a full redesign, expansion, or modernization. Situated on a nice, usable yard, the lot provides room for outdoor living, gardening, or future enhancements. The location offers the best of Jenkintown—tree‑lined streets, walkable conveniences, and access to top‑rated schools, parks, shopping, and major commuter routes. Whether you’re looking to renovate and resell, build long‑term equity, or customize a home to your exact vision, 218 Hillside Ave delivers the setting and the upside to make it worthwhile. Property is being sold in as‑is condition. Buyer responsible for any township requirements and all purchase contracts must be the standard PA state forms for consideration. Tax Appeal Opportunity: A real estate tax attorney has completed a thorough assessment of the property and concluded that annual real estate taxes may be reduced by approximately $3,662. A formal appeal is prepared and ready for submission on behalf of the incoming owner.

Key facts

• Built 1910
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 8.1% 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: schools A+, amenities A+, commute 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.
• Market conditions: Rents rising fast (+5.0%/yr); 38 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,936 units permitted in Montgomery County in 2024 (530 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 $6k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $39k; list at $200k implies a 414% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $200,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 6.2

CMA / ARV

• ARV (median comp): $535,005
• List price: $200,000
• Delta: -62.62%
• 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
404 Cheltena Ave	0.20mi	3/1.0	1,750 (-5%)	0mo	$567,500	$324	83
303 Rodman Ave	0.11mi	4/1.5 (+1)	1,746 (-5%)	5mo	$405,000	$232	76
204 Runnymede Ave	0.11mi	3/1.5	1,620 (-12%)	3mo	$535,000	$330	71
414 Highland Ave	0.44mi	3/1.5	1,815 (-1%)	8mo	$432,000	$238	69
2023 Wharton Rd	0.47mi	3/2.0	1,884 (+3%)	1mo	$345,000	$183	68
17 North Ave	0.46mi	3/1.5	1,910 (+4%)	4mo	$417,000	$218	66
2055 Oakdale Ave	0.54mi	3/2.0	1,804 (-2%)	5mo	$505,000	$280	64
209 Greenwood Ave	0.59mi	4/1.5 (+1)	1,754 (-4%)	4mo	$450,000	$257	55
312 Greenwood Ave	0.25mi	4/1.0 (+1)	1,584 (-14%)	7mo	$420,000	$265	54
2142 Woodlawn Ave	0.72mi	3/2.0	1,890 (+3%)	4mo	$612,000	$324	54
2132 Jenkintown	0.73mi	3/1.5	1,650 (-10%)	9mo	$410,000	$248	40
415 Waverly Rd	0.74mi	3/2.5	2,093 (+14%)	9mo	$574,005	$274	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 · 5.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-7,165
• Equity at exit: $29,821

10-year hold

• IRR: 9.1%
• Equity multiple: 1.78×
• Total profit: $43,482
• Equity at exit: $17,292

Cash invested: $56,000 (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 19046

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

Monthly cashflow live

• Estimated rent: $2,672 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$673 /mo · $8,078/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $306

Break-even live

Break-even rent $2,285

Max offer price $200,000

Occupancy floor 84%

Sensitivity live

Price	-10% $419	-5% $362	+0% $306	+5% $249	+10% $192
Rent	-10% $94	-5% $200	+0% $306	+5% $411	+10% $517
Rate	-1.0pp $406	-0.5pp $356	base $306	+0.5pp $254	+1.0pp $201

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8104 Heacock Ln Wyncote, PA	3.0	2.0	2140	$3,200	$1.50	25d	1	0.96mi
644 Meetinghouse Rd Elkins Park, PA	4.0	3.5	2072	$3,200	$1.54	16d	1	0.99mi

Listing history 4 events

1. 2026-05-13
   status Pending 1651-char remark

   Show marketing remark (1651 chars)

   Opportunity knocks in one of Jenkintown’s most desirable neighborhoods. This property offers exceptional potential for investors, contractors, or buyers looking to take on a full renovation project. Surrounded by well‑maintained homes that regularly sell between $400,000–$500,000, this is a rare chance to create value in a high‑demand area. The home requires a comprehensive rehab and will be conveyed as‑is, with some personal items likely remaining. However, several key improvements have already been completed, including newer siding, roof, windows, and a main bathroom updated within the last few years. Beyond these updates, the property presents a blank canvas for a full redesign, expansion, or modernization. Situated on a nice, usable yard, the lot provides room for outdoor living, gardening, or future enhancements. The location offers the best of Jenkintown—tree‑lined streets, walkable conveniences, and access to top‑rated schools, parks, shopping, and major commuter routes. Whether you’re looking to renovate and resell, build long‑term equity, or customize a home to your exact vision, 218 Hillside Ave delivers the setting and the upside to make it worthwhile. Property is being sold in as‑is condition. Buyer responsible for any township requirements and all purchase contracts must be the standard PA state forms for consideration. Tax Appeal Opportunity: A real estate tax attorney has completed a thorough assessment of the property and concluded that annual real estate taxes may be reduced by approximately $3,662. A formal appeal is prepared and ready for submission on behalf of the incoming owner.

2. 2026-05-07
   listed $200,000 Active 1651-char remark

   Show marketing remark (1651 chars)

   Opportunity knocks in one of Jenkintown’s most desirable neighborhoods. This property offers exceptional potential for investors, contractors, or buyers looking to take on a full renovation project. Surrounded by well‑maintained homes that regularly sell between $400,000–$500,000, this is a rare chance to create value in a high‑demand area. The home requires a comprehensive rehab and will be conveyed as‑is, with some personal items likely remaining. However, several key improvements have already been completed, including newer siding, roof, windows, and a main bathroom updated within the last few years. Beyond these updates, the property presents a blank canvas for a full redesign, expansion, or modernization. Situated on a nice, usable yard, the lot provides room for outdoor living, gardening, or future enhancements. The location offers the best of Jenkintown—tree‑lined streets, walkable conveniences, and access to top‑rated schools, parks, shopping, and major commuter routes. Whether you’re looking to renovate and resell, build long‑term equity, or customize a home to your exact vision, 218 Hillside Ave delivers the setting and the upside to make it worthwhile. Property is being sold in as‑is condition. Buyer responsible for any township requirements and all purchase contracts must be the standard PA state forms for consideration. Tax Appeal Opportunity: A real estate tax attorney has completed a thorough assessment of the property and concluded that annual real estate taxes may be reduced by approximately $3,662. A formal appeal is prepared and ready for submission on behalf of the incoming owner.

3. 2026-04-17
   historical $200,000 1651-char remark

   Show marketing remark (1651 chars)

   Opportunity knocks in one of Jenkintown’s most desirable neighborhoods. This property offers exceptional potential for investors, contractors, or buyers looking to take on a full renovation project. Surrounded by well‑maintained homes that regularly sell between $400,000–$500,000, this is a rare chance to create value in a high‑demand area. The home requires a comprehensive rehab and will be conveyed as‑is, with some personal items likely remaining. However, several key improvements have already been completed, including newer siding, roof, windows, and a main bathroom updated within the last few years. Beyond these updates, the property presents a blank canvas for a full redesign, expansion, or modernization. Situated on a nice, usable yard, the lot provides room for outdoor living, gardening, or future enhancements. The location offers the best of Jenkintown—tree‑lined streets, walkable conveniences, and access to top‑rated schools, parks, shopping, and major commuter routes. Whether you’re looking to renovate and resell, build long‑term equity, or customize a home to your exact vision, 218 Hillside Ave delivers the setting and the upside to make it worthwhile. Property is being sold in as‑is condition. Buyer responsible for any township requirements and all purchase contracts must be the standard PA state forms for consideration. Tax Appeal Opportunity: A real estate tax attorney has completed a thorough assessment of the property and concluded that annual real estate taxes may be reduced by approximately $3,662. A formal appeal is prepared and ready for submission on behalf of the incoming owner.

4. 1982-10-01
   soldstatus $38,900

ⓘ 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: $8,078 · $673/mo
• Projected year-2 tax: $8,078 · $673/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: $32,064
• − Mortgage interest: −$11,203
• − Property taxes: −$8,078
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,565
• − Management: −$2,565
• − Depreciation: −$5,818
• Taxable income: $834
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $3,466/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

+414.1% since first listed

4 events — show timeline

• 2026-05-13 Pending — BRIGHT MLS
• 2026-05-07 Listed $200,000 BRIGHT MLS
• 2026-04-17 Coming Soon $200,000 BRIGHT MLS
• 1982-10-01 Sold (Public Records) $38,900 Public Records

Property tax history

+3.4%/yr

Latest (2026): $8,078 · +3.5% YoY. Source: county tax records.