100 E Glenolden Ave Unit R-10 · Glenolden, PA 19036

$94,900

1 bd · 1.0 ba · 635 sqft · Condo public records · 54 Days on market

Built 1964 $149/sqft · 13% below area Est $109k · 13% under $414/mo HOA · 33% of rent ↓ 34% since listing

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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 +13.3/15.0
• 1% rule +8.4/10.0
• Cash flow +7.9/30.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Brand new renovated condo in the sought-after Contemporary Villages Condominium Association! This 1 bed 1 bath unit offers modern comfort, maintenance-free living and excellent community amenities, all in a convenient Glenolden location. Enter Unit R10, tucked away off street through a tree-lined courtyard, to discover new luxury vinyl flooring and fresh paint throughout. The open concept kitchen/living room provides space for relaxing and entertaining, with recessed lights creating a bright and inviting atmosphere. A sliding glass door leads outside to a private balcony overlooking the community pool. The kitchen has been completely remodeled including new cabinets, countertops, backsplash

Key facts

• Upgraded bathroom
• Renovated condo
• Private balcony

Tags

• RENOVATED CONDO
• LUXURY VINYL FLOORING
• PRIVATE BALCONY
• COMPLETELY REMODELED KITCHEN
• UPGRADED BATHROOM
• IN-BUILDING LAUNDRY ROOM

Property features AI

Finance

• Other: Property manager present; Unit count: 1
• HOA & community: Monthly condo fee (approximately $414.34); Professionally managed on-site; Condo fee covers common area maintenance, exterior building maintenance, lawn maintenance, management, pest control, snow removal, pool(s), trash, and water; Community amenities include laundry facilities, outdoor pool, and tennis courts

Exterior

• Parking: On-street parking; Off-street parking; Parking lot
• Utilities: Public water; Public sewer
• Home design: Condominium unit (Garden style, 1–4 floors); Unit/flat structure; Entry on 2nd floor; Flat roof; No horse privileges
• Construction: Brick construction; Above-grade and below-grade structures; Estimated major renovation or effective year 2026
• Exterior features: Balcony; Community in-ground pool; Common grounds

Interior

• Kitchen: Refrigerator; Gas oven/range; Dishwasher
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Baseboard hot water heating; Wall unit cooling (electric); 100 amp electrical service; Natural gas hot water
• Interior features: Unfurnished unit; Basement present (unfinished); Assessor-listed living area
• Laundry & utility: Laundry in basement (shared); No washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $77k (19.0% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $77k (19.0% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.8% in Glenolden — 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 85/100 on livability (#69 in PA, #481 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D.
• Interboro SD (suburban): math 25% / reading 50% proficiency, ranked #369 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glenolden Sch (math 17% / reading 51%, grade F, #1,076 of 1,518 statewide, top 71%, 611 students, 66% FRL); Interboro Shs (math 82% / reading 24%, grade C-, #104 of 437 statewide, top 24%, 1,028 students, 55% FRL) — zoned schools average 60% FRL vs 38% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 30y 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.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $76,843 (19.0% 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 54 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-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. 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?
9. 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.
10. 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.
11. 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: 5.00%
• Cash-on-cash: -4.62%
• DSCR: 0.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $108,814
• List price: $94,900
• Delta: -12.79%
• 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: -23.7%
• Equity multiple: 0.19×
• Total profit: $-21,592
• Equity at exit: $14,150

10-year hold

• IRR: -17.5%
• Equity multiple: 0.02×
• Total profit: $-25,982
• Equity at exit: $8,205

Cash invested: $26,572 (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 19036

• Active inventory: 46
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$498
• Tax from tax record: −$155 /mo · $1,863/yr
• Insurance: −$40
• HOA: −$414
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-102

Break-even live

Break-even rent $1,401

Max offer price $76,843

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-75	+0% $-102	+5% $-129	+10% $-156
Rent	-10% $-203	-5% $-152	+0% $-102	+5% $-52	+10% $-2
Rate	-1.0pp $-54	-0.5pp $-78	base $-102	+0.5pp $-127	+1.0pp $-152

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 E Glenolden Ave Glenolden, PA	1.0–4.0	1.0–2.0	920	$1,200	$1.30	0d	4	0.03mi
200 Karen Cir Glenolden, PA	1.0	1.0	637	$1,248	$1.96	0d	4	0.21mi
350 S Scott Ave Unit 1 Glenolden, PA	2.0	1.0	715	$1,700	$2.38	26d	1	0.23mi
227 Chester Pike Unit 227-04 Glenolden, PA	1.0	1.0	625	$1,175	$1.88	45d	1	0.48mi
60 W Winona Ave Norwood, PA	1.0	1.0	625	$1,250	$2.00	0d	2	0.62mi
10 E Winona Ave Unit 10-B7 Norwood, PA	1.0	1.0	600	$1,195	$1.99	26d	1	0.64mi
556 Chester Pike Unit 556-02 Norwood, PA	1.0	1.0	550	$1,175	$2.14	45d	1	0.77mi
556 Chester Pike Unit 556-11 Norwood, PA	1.0	1.0	550	$1,275	$2.32	45d	1	0.77mi
1528 Elmwood Ave Unit 108 Folcroft, PA	1.0	1.0	600	$1,200	$2.00	26d	1	0.78mi
1528 Elmwood Ave Folcroft, PA	1.0	1.0	600	$1,350	$2.25	45d	1	0.78mi
132 Folcroft Ave Folcroft, PA	2.0	1.0	725	$1,489	$2.05	4d	3	0.78mi
1511 Elmwood Ave Folcroft, PA	1.0–3.0	1.0	725	$1,149	$1.58	25d	3	0.82mi
430 Folcroft Ave Unit 2 Folcroft, PA	1.0	1.0	500	$950	$1.90	45d	1	0.85mi
704 14th Ave Unit 3 Prospect Park, PA	1.0	1.0	600	$1,250	$2.08	45d	1	1.03mi
701 Lincoln Ave Prospect Park, PA	1.0–2.0	1.0	762	$1,245	$1.63	23d	3	1.14mi
640 South Ave Secane, PA	1.0–2.0	1.0–1.5	742	$1,210	$1.63	14d	5	1.18mi
1637 Lincoln Ave Prospect Park, PA	1.0–2.0	1.0	675	$1,399	$2.07	6d	7	1.20mi
1118 Lafayette Ave Apt 209 Prospect Park, PA	1.0	1.0	612	$1,300	$2.12	45d	1	1.20mi
1010 Beechwood Ave Apt A Collingdale, PA	1.0	1.0	480	$1,350	$2.81	19d	1	1.24mi
1628 Lincoln Ave Prospect Park, PA	1.0	1.0	550	$1,295	$2.35	45d	1	1.25mi
1201 Bartram Ave Darby, PA	2.0	1.0	700	$1,350	$1.93	12d	1	1.31mi
1037 Laurel Rd Sharon Hill, PA	2.0	1.0	655	$1,195	$1.82	45d	1	1.36mi
1012 Burnside Rd Sharon Hill, PA	2.0	1.0	655	$1,295	$1.98	46d	1	1.39mi
943 South Ave Clifton Heights, PA	1.0–2.0	1.0	662	$1,305	$1.97	4d	10	1.46mi
100 S Oak Ave Glenolden, PA	1.0–2.0	1.0–2.0	830	$1,215	$1.46	0d	3	1.47mi

HOA detail condo

• Monthly dues: $414 · $4,968/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $94,900 Active 54 DOM
2. 2026-06-18
   days on market $94,900 Active 51 DOM
3. 2026-06-17
   days on market $94,900 Active 50 DOM
4. 2026-06-16
   days on market $94,900 Active 49 DOM
5. 2026-06-15
   days on market $94,900 Active 48 DOM
6. 2026-06-13
   days on market $94,900 Active 46 DOM
7. 2026-06-13
   days on market $94,900 Active 45 DOM
8. 2026-06-09
   days on market $94,900 Active 42 DOM
9. 2026-06-08
   days on market $94,900 Active 41 DOM
10. 2026-06-07
    days on market $94,900 Active 40 DOM
11. 2026-06-04
    days on market $94,900 Active 37 DOM
12. 2026-06-03
    days on market $94,900 Active 36 DOM
13. 2026-06-02
    days on market $94,900 Active 35 DOM
14. 2026-06-01
    days on market $94,900 Active 34 DOM
15. 2026-05-31
    days on market $94,900 Active 33 DOM
16. 2026-04-28
    listed $94,900 Active 1780-char remark
17. 2007-04-20
    soldstatus $476,951
18. 2000-02-03
    soldstatus $100,000
19. 2000-02-03
    soldstatus $80,000
20. 1997-01-30
    historical
21. 1996-01-30
    listed $29,900
22. 1991-04-15
    soldstatus $143,000

ⓘ 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: $1,863 · $155/mo
• Projected year-2 tax: $1,863 · $155/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 7/10 Severe 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: $15,254
• − Mortgage interest: −$5,316
• − Property taxes: −$1,863
• − Insurance: −$474
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − HOA: −$4,968
• − Depreciation: −$2,761
• Taxable loss: −$2,568
• Est. tax savings @ 24.0%: +$616
• After-tax cash flow: $-610/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: Interboro SD
• NCES district ID: 4212170
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 50% ▼ -16.00%
• Median HH income: $56,802
• Composite: 32.97/100
• National rank: #5587
• State rank: #369 of 539 in PA

Livability — Glenolden

• Score: 85/100
• State rank: #69
• US rank: #481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenolden, PA
• County: Delaware County · 399,863 people
• City population: 13,668
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,668
• Household income: $79,144
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 383.0

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 (71%)
• Race & ethnicity: White 71% Black 18% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 2% Hispanic 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 1% French/Haitian/Cajun 1% Spanish 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: ▼ -218.04%
• Current HPI: 267.7452
• 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

-33.6% since first listed

7 events — show timeline

• 2026-04-28 Listed $94,900 BRIGHT MLS
• 2007-04-20 Sold (Public Records) $476,951 Public Records
• 2000-02-03 Sold (Public Records) $80,000 Public Records
• 2000-02-03 Sold (Public Records) $100,000 Public Records
• 1997-01-30 Listing Removed — BRIGHT MLS
• 1996-01-30 Listed $29,900 BRIGHT MLS
• 1991-04-15 Sold (Public Records) $143,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $1,863 · +39.3% YoY. Source: county tax records.