138 Ebenezer Ave · Philadelphia, PA 19004

$325,000

2 bd · 1.0 ba · 1,318 sqft · SingleFamily public records · 12 Days on market

Built 1902 5,000 sqft lot $247/sqft · 21% below area Est $413k · 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Schools +7.3/10.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1St Flr:Lr W/ Oe To Porch, Den/Dr, New Country Kit W/ Hw Flrs & Wndw, Oe To Patio & Garden. 2Nd Flr:Two Sun Filled Br's, Hall Bath. Bsmnt: Full, Oe. Remarks:Wonderful, Sunny Home On Lrg Corner Lot. Beautifully Maintained.

Key facts

• 5,000 sq ft lot
• 4 parking spots
• Built 1902

Property features AI

Exterior

• Parking: Driveway parking; Space for 4 vehicles total (4 driveway spaces)
• Utilities: Public water; Public sewer; Natural gas for heating and hot water; Electric for cooling
• Home design: Detached property; Fee simple ownership
• Construction: Aluminum siding; Stone foundation; Above-grade and below-grade structures
• Exterior features: Paved driveway

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Window air conditioning units (electric)
• Interior features: Living room; Dining room; Kitchen; Basement with outside/side entrance and walkout level (unfinished)
• Laundry & utility: Hot water provided by natural gas

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $38 ($455/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (10.5% below list).
• Recommended offer: $291k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.5% in Philadelphia — 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 77/100 on livability (#348 in PA, #3,054 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-, schools D+, crime F.
• 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; 16 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $103k; list at $325k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — 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 $290,962 (10.5% below list)

Questions for the listing agent

1. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.90% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (median comp): $413,437
• List price: $325,000
• Delta: -21.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Ebenezer Ave	0.02mi	3/3.0 (+1)	1,329 (+1%)	18mo	$350,000	$263	69
10 Price St	0.20mi	3/1.0 (+1)	1,140 (-14%)	22mo	$418,000	$367	44
152 School St	0.30mi	3/2.0 (+1)	1,450 (+10%)	22mo	$450,000	$310	42
157 Fountain St	0.48mi	3/1.5 (+1)	1,512 (+15%)	12mo	$380,000	$251	36
256 Hermitage St	0.66mi	3/2.0 (+1)	1,455 (+10%)	19mo	$367,500	$253	27
4373 Cresson St Unit 3	0.71mi	3/2.0 (+1)	1,426 (+8%)	23mo	$225,000	$158	25

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-49,490
• Equity at exit: $48,459

10-year hold

• IRR: -6.2%
• Equity multiple: 0.59×
• Total profit: $-36,864
• 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: 9.3×

Monthly cashflow live

• Estimated rent: $2,910 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$421 /mo · $5,051/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $38

Break-even live

Break-even rent $2,862

Max offer price $325,000

Occupancy floor 94%

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 16 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	0.09mi
23 Rock Hill Rd Bala Cynwyd, PA	1.0–2.0	1.0–2.0	1132	$4,560	$4.03	2d	39	0.53mi
172 Conarroe St Philadelphia, PA	1.0–3.0	1.0–3.0	1300	$3,400	$2.62	24d	1	0.76mi
4525 Fleming St Apt 3 Philadelphia, PA	2.0–3.0	2.0–2.5	1749	$2,250	$1.29	2d	3	0.89mi
1637 Oakwood Dr Unit S122 Narberth, PA	3.0	2.5	1512	$3,695	$2.44	2d	1	1.26mi
1637 Oakwood Dr Penn Valley, PA	1.0–3.0	1.0–2.5	1185	$2,798	$2.36	12d	3	1.26mi
600 Righters Ferry Rd Bala Cynwyd, PA	1.0–2.0	1.0–2.0	846	$2,950	$3.49	2d	10	1.33mi
1640 Oakwood Dr Penn Valley, PA	1.0–3.0	1.0–2.0	1203	$2,745	$2.28	15d	2	1.35mi
1600 Hagys Ford Rd Unit 11V Penn Valley, PA	3.0	2.5	1509	$3,995	$2.65	18d	1	1.37mi
1600 Hagys Ford Rd Penn Valley, PA	1.0–3.0	1.5–2.5	1223	$3,048	$2.49	18d	3	1.39mi
1 Montgomery Ave Bala Cynwyd, PA	2.0	1.0–2.0	717	$2,105	$2.94	3d	5	1.43mi
125 Montgomery Ave Bala Cynwyd, PA	1.0–3.0	1.0–2.0	875	$2,295	$2.62	4d	8	1.45mi
121 Montgomery Ave Bala Cynwyd, PA	2.0	2.0	1250	$2,245	$1.80	18d	1	1.45mi
121 Montgomery Ave Bala Cynwyd, PA	2.0	2.0	1200	$2,245	$1.87	24d	1	1.45mi
115 Montgomery Ave Unit 2 Bala Cynwyd, PA	2.0	1.0	1500	$2,750	$1.83	24d	1	1.46mi
10 Montgomery Ave Bala Cynwyd, PA	1.0–2.0	1.0–2.0	949	$2,200	$2.32	1d	8	1.47mi

Listing history 7 events

1. 2026-06-03
   status $325,000 Pending 12 DOM
2. 2026-05-12
   listed $325,000 Active 323-char remark
3. 2026-05-11
   historical $325,000 323-char remark
4. 1996-07-01
   soldstatus $102,900
5. 1996-06-24
   soldstatus $102,900 233-char remark

   Show marketing remark (233 chars)

   1St Flr:Lr W/ Oe To Porch, Den/Dr, New Country Kit W/ Hw Flrs & Wndw, Oe To Patio & Garden. 2Nd Flr:Two Sun Filled Br's, Hall Bath. Bsmnt: Full, Oe. Remarks:Wonderful, Sunny Home On Lrg Corner Lot. Beautifully Maintained.

6. 1996-03-02
   listed $102,900 233-char remark

   Show marketing remark (233 chars)

   1St Flr:Lr W/ Oe To Porch, Den/Dr, New Country Kit W/ Hw Flrs & Wndw, Oe To Patio & Garden. 2Nd Flr:Two Sun Filled Br's, Hall Bath. Bsmnt: Full, Oe. Remarks:Wonderful, Sunny Home On Lrg Corner Lot. Beautifully Maintained.

7. 1983-08-01
   soldstatus $52,000

ⓘ 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: $5,051 · $421/mo
• Projected year-2 tax: $5,093 · $424/mo
• Expected delta: +$42/yr (+$4/mo · 0.8%)

ⓘ 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: $34,915
• − Mortgage interest: −$18,205
• − Property taxes: −$5,051
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,793
• − Management: −$2,793
• − Depreciation: −$9,455
• Taxable loss: −$5,006
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $1,657/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 — Philadelphia

• Score: 77/100
• State rank: #348
• US rank: #3054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 712,331 people
• City population: 1,559,001
• 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

+525.0% since first listed

8 events — show timeline

• 2026-06-02 Pending — BRIGHT MLS
• 2026-05-24 Contingent — BRIGHT MLS
• 2026-05-12 Listed $325,000 BRIGHT MLS
• 2026-05-11 Coming Soon $325,000 BRIGHT MLS
• 1996-07-01 Sold (Public Records) $102,900 Public Records
• 1996-06-24 Sold (MLS) $102,900 BRIGHT MLS
• 1996-03-02 Listed $102,900 BRIGHT MLS
• 1983-08-01 Sold (Public Records) $52,000 Public Records

Property tax history

+3.0%/yr

Latest (2026): $5,051 · +4.6% YoY. Source: county tax records.