23 Orange Ave · Ambler, PA 19002

$295,000

4 bd · 1.0 ba · 1,400 sqft · Townhouse public records · 13 Days on market

Built 1900 2,400 sqft lot $211/sqft · 14% below area Est $341k · 14% 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 +19.4/30.0
• ARV discount +13.6/15.0
• Schools +6.3/10.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• Livability +4.3/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Home currently boasts 3 bedrooms and 1 full bath. In its current condition the property is in need of a renovation but there's so much potential! So many possibilities to create an amazing space to make it your own, resell after renovations, or keep as an investment. Property is being sold in AS-IS condition. SOLD AS-IS, U/O is Buyers responsibility.

Key facts

• Built 1900
• Listed 13 days

Property features AI

Exterior

• Parking: On-street parking; Alley access
• Utilities: Public water; Public sewer; Electric hot water; Oil heating fuel
• Home design: Interior townhouse / rowhouse; Fee simple ownership
• Construction: Brick exterior; Permanent foundation
• Exterior features: Brick construction; Lot dimensions approximately 16.00 x 0.00; No tidal water

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Central forced-air heating (oil); Electric hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/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 $284k (3.7% below list).
• Recommended offer: $284k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.0% in Ambler — 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 86/100 on livability (#55 in PA, #387 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: cost of living D+.
• Wissahickon SD (suburban): math 61% / reading 77% proficiency, ranked #18 of 539 in PA (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.9%/yr); 125 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $284,072 (3.7% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (median comp): $341,096
• List price: $295,000
• Delta: -13.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Orange Ave	0.00mi	3/1.0 (-1)	1,400 (0%)	0mo	$295,000	$211	95
113 S Chestnut St	0.20mi	4/1.0	1,390 (-1%)	0mo	$289,900	$209	89
46 Orange Ave	0.07mi	3/1.5 (-1)	1,420 (+1%)	3mo	$290,000	$204	85
19 Orange Ave	0.00mi	3/1.0 (-1)	1,460 (+4%)	6mo	$310,000	$212	83
138 Rosemary	0.12mi	3/2.0 (-1)	1,414 (+1%)	5mo	$325,000	$230	79
92 Orange Ave	0.15mi	4/1.0	1,519 (+8%)	10mo	$410,000	$270	70
458 Renfrew Ave	0.36mi	3/1.0 (-1)	1,346 (-4%)	3mo	$345,000	$256	69
224 E Park Ave	0.20mi	3/2.0 (-1)	1,524 (+9%)	12mo	$391,000	$257	57
88 Orange Ave	0.14mi	4/2.5	1,579 (+13%)	12mo	$475,000	$301	56
108 Brookwood Dr	0.53mi	3/2.5 (-1)	1,466 (+5%)	2mo	$370,000	$252	55
502 Brookwood Dr	0.53mi	3/2.5 (-1)	1,466 (+5%)	3mo	$395,000	$269	54
439 Renfrew Ave	0.36mi	3/1.0 (-1)	1,224 (-13%)	11mo	$410,000	$335	48

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 · 3.87% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.66×
• Total profit: $-27,701
• Equity at exit: $43,985

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $9,007
• Equity at exit: $25,506

Cash invested: $82,600 (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 19002

• Rents YoY: 3.9%
• Active inventory: 125
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,841 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$242 /mo · $2,909/yr
• Insurance: −$123
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $276

Break-even live

Break-even rent $2,491

Max offer price $295,000

Occupancy floor 85%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 S Chestnut St Unit D Ambler, PA	3.0	1.5	1131	$2,950	$2.61	20d	1	0.23mi
124 W Butler Pike Unit B Ambler, PA	3.0	1.0	1435	$2,750	$1.92	44d	1	0.30mi
124 W Butler Ave Ambler, PA	3.0	1.0	1435	$2,750	$1.92	19d	1	0.30mi
165 E Mount Pleasant Ave Unit 2ND FLOOR Ambler, PA	3.0	2.0	900	$2,200	$2.44	24d	1	0.85mi
1004 Spring Ave Fort Washington, PA	3.0	1.5	1200	$2,480	$2.07	44d	1	1.00mi
501 N Bethlehem Pike Unit 11Q Ambler, PA	3.0	2.0	1390	$2,400	$1.73	44d	1	1.31mi
2104 Seneca Run Ambler, PA	3.0	2.5	1513	$3,100	$2.05	44d	1	1.43mi

Listing history 2 events

1. 2026-05-13
   status Pending 357-char remark
2. 2026-04-30
   listed $295,000 Active 357-char remark

ⓘ 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: $2,909 · $242/mo
• Projected year-2 tax: $3,785 · $315/mo
• Expected delta: +$876/yr (+$73/mo · 30.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,089
• − Mortgage interest: −$16,525
• − Property taxes: −$2,909
• − Insurance: −$2,142
• − Repairs & maintenance: −$2,727
• − Management: −$2,727
• − Depreciation: −$8,582
• Taxable loss: −$1,523
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $3,680/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: Wissahickon SD
• NCES district ID: 4202400
• Math proficiency: 61% ▼ -10.00%
• Reading proficiency: 77% ▼ -7.00%
• Median HH income: $94,741
• Composite: 62.75/100
• National rank: #670
• State rank: #18 of 539 in PA

Livability — Ambler

• Score: 86/100
• State rank: #55
• US rank: #387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ambler, PA
• County: Montgomery County · 712,331 people
• City population: 32,128
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 32,128
• Household income: $143,600
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 538.0

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 (77%)
• Race & ethnicity: White 77% Asian 12% Black 5% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Scotch-Irish 4% Subsaharan African 2%
• Foreign-born: 13% · South Korea, China, Canada
• Languages at home: 85% English-only · Korean 4% Other Indo-European 3% Chinese 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: ▼ -275.80%
• Current HPI: 273.4185
• Rent YoY: ▲ 3.87%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-06 Sold (MLS) $295,000 BRIGHT MLS
• 2026-05-13 Pending — BRIGHT MLS
• 2026-04-30 Listed $295,000 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $2,909 · +4.1% YoY. Source: county tax records.