216 Jefferson St · Lower Merion, PA 19004

$325,000

3 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 39 Days on market

Built 1900 5,000 sqft lot $245/sqft · 21% below area Est $412k · 21% 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 +21.0/30.0
• ARV discount +15.0/15.0
• Schools +7.3/10.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks in the highly sought-after Lower Merion School District! This 3-bedroom, 1.5-bath single-family home offers great potential for investors or buyers looking to add value. The property features a spacious kitchen, a functional layout, and a large backyard—perfect for outdoor living or future enhancements. Ideal for a renovation or flip, this home is ready for your vision. Strong location with solid upside potential—don’t miss this investment opportunity!

Key facts

• Spacious kitchen
• Large backyard
• Functional layout

Tags

• LOWER MERION SCHOOL DISTRICT
• SPACIOUS KITCHEN
• LARGE BACKYARD
• FUNCTIONAL LAYOUT
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• Market conditions: Rents rising (+3.2%/yr); 57 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $280k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $315,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (median comp): $412,400
• List price: $325,000
• Delta: -21.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Ebenezer Ave	0.06mi	3/3.0	1,329 (+0%)	18mo	$350,000	$263	74
10 Price St	0.27mi	3/1.0	1,140 (-14%)	22mo	$418,000	$367	45
152 School St	0.36mi	3/2.0	1,450 (+9%)	22mo	$450,000	$310	45
157 Fountain St	0.50mi	3/1.5	1,512 (+14%)	12mo	$380,000	$251	41
256 Hermitage St	0.70mi	3/2.0	1,455 (+10%)	19mo	$367,500	$253	32

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 · 3.24% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-22,749
• Equity at exit: $48,459

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $21,274
• Equity at exit: $28,100

Cash invested: $91,000 (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 19004

• Rents YoY: 3.2%
• Active inventory: 57
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,454 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$434 /mo · $5,204/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $455

Break-even live

Break-even rent $2,878

Max offer price $325,000

Occupancy floor 82%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Rockland Ave Bala Cynwyd, PA	3.0	2.0	1458	$3,100	$2.13	5d	1	0.16mi
23 Rock Hill Rd Bala Cynwyd, PA	1.0–2.0	1.0–2.0	1132	$4,560	$4.03	2d	39	0.59mi
172 Conarroe St Philadelphia, PA	1.0–3.0	1.0–3.0	1300	$4,450	$3.42	24d	1	0.81mi
4525 Fleming St Apt 3 Philadelphia, PA	2.0–3.0	2.0–2.5	1749	$4,300	$2.46	2d	3	0.92mi
1637 Oakwood Dr Unit S122 Narberth, PA	3.0	2.5	1512	$3,695	$2.44	2d	1	1.18mi
1637 Oakwood Dr Penn Valley, PA	1.0–3.0	1.0–2.5	1185	$3,695	$3.12	12d	3	1.18mi
1640 Oakwood Dr Penn Valley, PA	1.0–3.0	1.0–2.0	1203	$3,490	$2.90	14d	2	1.26mi
1600 Hagys Ford Rd Unit 11V Penn Valley, PA	3.0	2.5	1509	$3,995	$2.65	18d	1	1.28mi
1600 Hagys Ford Rd Penn Valley, PA	1.0–3.0	1.5–2.5	1223	$3,995	$3.27	18d	3	1.31mi
600 Righters Ferry Rd Bala Cynwyd, PA	1.0–2.0	1.0–2.0	846	$2,950	$3.49	2d	10	1.41mi

Listing history 8 events

1. 2026-04-20
   soldstatus $280,000
2. 2026-04-17
   listed $325,000 Active 493-char remark

   Show marketing remark (493 chars)

   Opportunity knocks in the highly sought-after Lower Merion School District! This 3-bedroom, 1.5-bath single-family home offers great potential for investors or buyers looking to add value. The property features a spacious kitchen, a functional layout, and a large backyard—perfect for outdoor living or future enhancements. Ideal for a renovation or flip, this home is ready for your vision. Strong location with solid upside potential—don’t miss this investment opportunity!

3. 2009-07-06
   soldstatus $162,300
4. 2009-06-22
   soldstatus $162,300 337-char remark

   Show marketing remark (337 chars)

   ****Belmont Hills**Lower Merion School District****3 Bedroom, 1 1/2 Bath, Full Basement, Large Eat-In-Kitchen, Very Large Rear Yard That Extends To Road Behind Home. Zoning Possible To Have Parking From Rear. Newer Roofs, Newer Heater. With A Little Attention To The Cosmetic Issues, You Can Live In Lower Merion For Under $200,000. Wow!

5. 2009-06-22
   soldstatus $162,300

   Show marketing remark (337 chars)

   ****Belmont Hills**Lower Merion School District****3 Bedroom, 1 1/2 Bath, Full Basement, Large Eat-In-Kitchen, Very Large Rear Yard That Extends To Road Behind Home. Zoning Possible To Have Parking From Rear. Newer Roofs, Newer Heater. With A Little Attention To The Cosmetic Issues, You Can Live In Lower Merion For Under $200,000. Wow!

6. 2009-05-04
   historical
7. 2009-03-05
   listed $179,900 337-char remark

   Show marketing remark (337 chars)

   ****Belmont Hills**Lower Merion School District****3 Bedroom, 1 1/2 Bath, Full Basement, Large Eat-In-Kitchen, Very Large Rear Yard That Extends To Road Behind Home. Zoning Possible To Have Parking From Rear. Newer Roofs, Newer Heater. With A Little Attention To The Cosmetic Issues, You Can Live In Lower Merion For Under $200,000. Wow!

8. 2009-03-05
   listed $179,900

   Show marketing remark (337 chars)

   ****Belmont Hills**Lower Merion School District****3 Bedroom, 1 1/2 Bath, Full Basement, Large Eat-In-Kitchen, Very Large Rear Yard That Extends To Road Behind Home. Zoning Possible To Have Parking From Rear. Newer Roofs, Newer Heater. With A Little Attention To The Cosmetic Issues, You Can Live In Lower Merion For Under $200,000. Wow!

ⓘ 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: $5,204 · $434/mo
• Projected year-2 tax: $5,204 · $434/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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,451
• − Mortgage interest: −$18,205
• − Property taxes: −$5,204
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,316
• − Management: −$3,316
• − Depreciation: −$9,455
• Taxable income: $331
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $5,386/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

• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 11,230
• Household income: $149,232
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 245.0

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 (76%)
• Race & ethnicity: White 76% Black 11% Asian 6% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Scotch-Irish 7% Romanian 5% Italian 3%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 87% English-only · Other Indo-European 3% Chinese 2% French/Haitian/Cajun 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: ▼ -477.60%
• Current HPI: 324.1722
• Rent YoY: ▲ 3.24%
• 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

+55.6% since first listed

8 events — show timeline

• 2026-04-20 Sold (Public Records) $280,000 Public Records
• 2026-04-17 Listed $325,000 BRIGHT MLS
• 2009-07-06 Sold (Public Records) $162,300 Public Records
• 2009-06-22 Sold (MLS) $162,300 BRIGHT MLS
• 2009-06-22 Sold (MLS) $162,300 TREND
• 2009-05-04 Listing Removed — BRIGHT MLS
• 2009-03-05 Listed $179,900 BRIGHT MLS
• 2009-03-05 Listed $179,900 TREND

Property tax history

+3.0%/yr

Latest (2026): $5,204 · +4.6% YoY. Source: county tax records.