160 Fourth Ave · Village Green-Green Ridge, PA 19063

$160,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 1 Days on market

Built 1998 Est $136k · 17% over

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.3/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Modular, pristine condition

Key facts

• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 10.2% vs local median 4.7% in Village Green-Green Ridge — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Penn-Delco SD (suburban): math 37% / reading 59% proficiency, ranked #174 of 539 in PA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.9%/yr); 126 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.29% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $136,224
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Third Ave	0.03mi	3/2.0	1,008 (-4%)	0mo	$130,000	$129	91
216 Park Dr	0.09mi	2/2.0 (-1)	1,008 (-4%)	4mo	$130,000	$129	80
51 Lake Dr	0.14mi	2/2.0 (-1)	1,008 (-4%)	2mo	$145,000	$144	79
170 Fourth Ave	0.01mi	3/2.0	960 (-9%)	20mo	$115,000	$120	68
102 Tuscany Rd	0.32mi	3/1.0	1,138 (+8%)	1mo	$330,000	$290	67
190 Lake Dr	0.13mi	3/2.0	1,200 (+14%)	6mo	$149,999	$125	66
255 Seventh Ave	0.13mi	2/1.0 (-1)	912 (-14%)	10mo	$83,000	$91	54
221 Tuscany Rd	0.49mi	2/1.0 (-1)	1,152 (+9%)	23mo	$350,000	$304	34

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 · 1.91% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $5,319
• Equity at exit: $23,857

10-year hold

• IRR: 11.6%
• Equity multiple: 1.87×
• Total profit: $38,845
• Equity at exit: $13,834

Cash invested: $44,800 (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 19063

• Rents YoY: 1.9%
• Active inventory: 126
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $525

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 70%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3701 Concord Rd Aston, PA	2.0	1.0	850	$1,497	$1.76	5d	1	0.23mi
29 Thomas Rd Aston Township, PA	2.0	1.0	1100	$1,985	$1.80	43d	1	0.30mi
713 Lamp Post Ln Unit A Aston Township, PA	3.0	1.0	1000	$2,500	$2.50	43d	1	0.70mi
4040 Concord Rd Aston Township, PA	3.0	1.0	1200	$2,200	$1.83	1d	1	0.72mi
45 Neeld Ln Aston, PA	3.0	2.0	1303	$2,900	$2.23	2d	1	1.02mi
3150 Concord Rd Unit B Aston Township, PA	2.0	1.0	850	$1,550	$1.82	10d	1	1.03mi
47 Eusden Dr Aston, PA	2.0	1.5	1280	$2,400	$1.88	3d	1	1.07mi
785 Cherry Tree Rd Aston, PA	1.0–2.0	1.0	700	$1,300	$1.86	43d	1	1.22mi
25 Abel Pl Media, PA	2.0	1.5	1331	$3,200	$2.40	2d	1	1.31mi
700 Cherry Tree Rd Unit 00 I- 4 Aston Township, PA	2.0	1.0	957	$1,580	$1.65	24d	1	1.34mi
700 Cherry Tree Rd Apt H6 Aston Township, PA	2.0	1.0	960	$1,445	$1.51	20d	1	1.34mi

Listing history 4 events

1. 2026-06-17
   days on marketlisting id $160,000 Active 1 DOM
2. 2026-06-17
   days on market $160,000 Active 2 DOM
3. 2026-06-15
   remarks 27-char remark
4. 2026-06-15
   listed $160,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,775
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$4,655
• Taxable income: $3,994
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $5,345/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: Penn-Delco SD
• NCES district ID: 4218580
• Math proficiency: 37% ▼ -18.00%
• Reading proficiency: 59% ▼ -13.00%
• Median HH income: $71,673
• Composite: 43.11/100
• National rank: #3083
• State rank: #174 of 539 in PA

Livability — Village Green-Green Ridge

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

Census & demographics

• Census place: Village Green-Green Ridge, PA
• County: Delaware County · 399,863 people
• City population: 21,242
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 38,172
• Household income: $127,368
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1358.0

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 (81%)
• Race & ethnicity: White 81% Asian 8% Black 4% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 9% · China, Canada, Vietnam
• Languages at home: 89% English-only · Other Asian/Pacific 2% Chinese 2% Spanish 2%

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: ▼ -310.16%
• Current HPI: 304.78
• Rent YoY: ▲ 1.91%
• 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

1 event — show timeline

• 2026-06-16 Listed $160,000 FSBO.com

Property tax history

-7.1%/yr

Latest (2026): $238 · -76.1% YoY. Source: county tax records.