280 Bridgewater Rd Unit C-11 · Brookhaven, PA 19015

$159,900

2 bd · 1.5 ba · 924 sqft · Condo public records · 6 Days on market

Built 1972 $450/mo HOA · 26% 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 +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic 2 bedroom, 1.5 bath, first floor condo in the community of Trimble Run. This unit has an open concept floor plan, creating a seamless space between the living and formal dining room. This area of the home also opens via sliding door to your own personal outdoor patio. A galley style kitchen with crisp white appliances, allows this area of the home to transform to meet the needs of any decorative style. The two bedrooms are sizable, with the shared use of the full, hall bath. Ample storage space is found in each bedroom, and an in unit washer/dryer combo rounds out this space that boasts the convenience of single floor living. Trimble Run is perched close to many major routes, public transportation, restaurants, shopping and more. A great location for commuters, this condo is nestled in close proximity to Philadelphia as well as Wilmington Delaware. A perfect central location for PA, DE, and NJ commuters. Don't miss 280 Bridgewater Rd #C11.

Key facts

• New carpeting
• New sink and faucet
• Stylish backsplash

Tags

• UPDATED CONDOMINIUM
• NEW LUXURY VINYL TILE FLOORING
• NEW CARPETING
• NEW COUNTERTOPS
• STYLISH BACKSPLASH
• NEW SINK AND FAUCET

Property features AI

Finance

• HOA & community: Monthly condo/coop fee of $450; HOA fee includes common area maintenance, heat, lawn maintenance, pool(s), trash, water, and sewer; Community amenities include outdoor pool and reserved/assigned parking

Exterior

• Parking: Parking lot; Reserved/assigned parking (HOA amenity)
• Utilities: Public water; Public sewer; Electric hot water; Natural gas heating; Central air
• Home design: Garden-style building (1–4 floors); Unit/Flat; Entry on level 1
• Construction: Frame and masonry construction; Above-grade and below-grade structures
• Exterior features: Patio(s); Exterior lighting; Street lights; Community pool; Pets allowed on a case-by-case basis; Two or more access exits

Interior

• Kitchen: Dishwasher; Single oven; Refrigerator; Upgraded countertops
• Bedrooms: Two bedrooms on the main level (Master Bedroom, Bedroom 2)
• Flooring: Carpet; Luxury vinyl tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Hot water heating (natural gas fuel); Central air / Central A/C
• Interior features: Open floor plan; Recessed lighting; Ceiling fan(s); Master bath; Upgraded countertops; Sliding glass door(s)
• Laundry & utility: Washer and dryer in unit; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-54 ($-651/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (6.0% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 4.2% in Brookhaven — 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 76/100 on livability (#409 in PA, #3,712 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, housing A+, cost of living A; Watch: commute F.
• 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: 71 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y ago; this cycle's ask is 106% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $76k; list at $160k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $150,321 (6.0% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.07% ✓
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-29,153
• Equity at exit: $23,842

10-year hold

• IRR: -10.6%
• Equity multiple: 0.35×
• Total profit: $-28,973
• Equity at exit: $13,825

Cash invested: $44,772 (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 19015

• Active inventory: 71
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,713 high
• Mortgage (P&I): −$839
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$67
• HOA: −$450
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-54

Break-even live

Break-even rent $1,782

Max offer price $150,321

Occupancy floor 98%

Sensitivity live

Price	-10% $36	-5% $-9	+0% $-54	+5% $-99	+10% $-145
Rent	-10% $-190	-5% $-122	+0% $-54	+5% $13	+10% $81
Rate	-1.0pp $26	-0.5pp $-14	base $-54	+0.5pp $-96	+1.0pp $-138

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,800	$2.32	25d	2	0.11mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–2.0	775	$1,695	$2.19	6d	4	0.11mi
532 Brookhaven Rd Brookhaven, PA	1.0–2.0	1.0	720	$1,690	$2.35	2d	10	0.22mi
51 Park Valley Ln Brookhaven, PA	2.0	1.5	990	$1,795	$1.81	19d	1	0.87mi
2607 Edgmont Ave Unit 2F Brookhaven, PA	2.0	1.0	850	$1,600	$1.88	25d	1	0.91mi
89 Park Valley Ln Brookhaven, PA	2.0	1.5	984	$1,705	$1.73	44d	1	0.96mi
3150 Concord Rd Unit B Aston Township, PA	2.0	1.0	850	$1,550	$1.82	11d	1	1.27mi
5200 Hilltop Dr Brookhaven, PA	1.0	1.0	840	$1,785	$2.12	44d	1	1.29mi
407 Beech Rd Apt B Wallingford, PA	2.0	1.0	998	$1,600	$1.60	44d	1	1.33mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	44d	1	1.36mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	44d	1	1.37mi
2701 Madison St Chester, PA	1.0–2.0	1.0	860	$1,533	$1.78	2d	10	1.38mi
739 Pennsylvania Ave Wallingford, PA	3.0	1.0	1026	$2,100	$2.05	8d	1	1.38mi
768 Putnam Blvd Unit A Wallingford, PA	2.0	1.0	889	$1,595	$1.79	25d	1	1.41mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	5d	13	1.42mi
403 Trenton Ct Wallingford, PA	2.0	1.0	775	$2,250	$2.90	2d	1	1.44mi
6113 Hilltop Dr Unit PARKVIEW Brookhaven, PA	1.0	1.0	600	$1,500	$2.50	44d	1	1.45mi
732 Putnam Blvd Wallingford, PA	2.0	1.0	889	$1,700	$1.91	6d	1	1.46mi
404 Nashville Ct Wallingford, PA	2.0	1.0	868	$1,750	$2.02	19d	1	1.46mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-21
   days on market $159,900 Coming Soon 6 DOM
2. 2026-06-18
   days on market $159,900 Coming Soon 3 DOM
3. 2026-06-17
   days on market $159,900 Coming Soon 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $159,900 Coming Soon 1 DOM

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$950/yr (+$79/mo · 151.5%)

ⓘ 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 · 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: $20,555
• − Mortgage interest: −$8,957
• − Property taxes: −$627
• − Insurance: −$800
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$5,400
• − Depreciation: −$4,652
• Taxable loss: −$3,169
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $110/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 — Brookhaven

• Score: 76/100
• State rank: #409
• US rank: #3712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookhaven, PA
• County: Delaware County · 399,863 people
• City population: 16,464
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 16,464
• Household income: $82,450
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 321.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% Other Asian/Pacific 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: ▼ -175.22%
• Current HPI: 294.2115
• 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

+333.3% since first listed

16 events — show timeline

• 2026-06-15 Coming Soon $159,900 BRIGHT MLS
• 2020-11-01 Sold (Public Records) $76,000 Public Records
• 2020-10-08 Sold (MLS) $76,000 BRIGHT MLS
• 2020-09-10 Pending — BRIGHT MLS
• 2020-09-04 Listed $77,500 BRIGHT MLS
• 2007-10-04 Sold (Public Records) $105,000 Public Records
• 2007-09-19 Sold (MLS) $105,000 BRIGHT MLS
• 2007-07-31 Listing Removed — BRIGHT MLS
• 2007-05-31 Listed $105,000 BRIGHT MLS
• 1998-12-15 Sold (Public Records) $53,000 Public Records
• 1998-12-09 Sold (MLS) $53,000 BRIGHT MLS
• 1998-07-13 Listed $53,000 BRIGHT MLS
• 1998-07-13 Listing Removed — BRIGHT MLS
• 1988-11-25 Sold (Public Records) $44,900 Public Records
• 1987-03-04 Sold (Public Records) $39,500 Public Records
• 1982-07-01 Sold (Public Records) $36,900 Public Records

Property tax history

-4.6%/yr

Latest (2026): $627 · -64.9% YoY. Source: county tax records.