1626 Mount Pleasant Rd · West Conshohocken, PA 19085

$1,195,000

3 bd · 3.5 ba · 4,453 sqft · SingleFamily public records · 12 Days on market

Built 1956 1.02 ac lot ↓ 15% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +7.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.6/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

A stone Cape Cod on just over an acre in Villanova. The house sits well back from Mount Pleasant Road, with two curb cuts and a connecting drive. Built in 1956, five bedrooms and three and a half baths across approximately 4,453 finished square feet. The floor plan places the primary suite, two additional bedrooms, and the principal living spaces on a single level. The living room runs the depth of the house, with a wall of windows facing into the tree canopy and across the valley beyond. A wood-burning fireplace anchors the room. The renovated kitchen has 42-inch cherry cabinetry, granite counters and backsplash, a wall oven, cooktop, stainless appliances, and a sunny breakfast area with g

Key facts

• Acre in villanova
• Two curb cuts
• Primary suite

Tags

• STONE CAPE COD
• ACRE IN VILLANOVA
• TWO CURB CUTS
• CONNECTING DRIVE
• PRIMARY SUITE
• WALL OF WINDOWS

Property features AI

Finance

• Other: Not in a federal flood zone; Finished below-grade living area with outside entrance and walkout level; lower level is fully finished, heated, has windows and garage access; Ground rent paid annually

Exterior

• Parking: Attached garage with inside access and side entry; Garage door opener; Two garage spaces (total two parking spaces); Private paved/asphalt driveway
• Security: Garage provides interior access
• Utilities: Public water; On-site septic; 200+ amp electric service with circuit breakers; Natural gas for heating and hot water; Cable TV available; Municipal trash service
• Home design: Detached property; Pitched shingle roof; Bay/Bow windows; Level entry to main floor; Fee simple ownership
• Construction: Stone and masonry construction; Stone foundation; Above-grade and below-grade finished areas
• Exterior features: Exterior lighting; Extensive hardscape; Patio(s) and porch(es); Wood fencing; Sloping, irregular lot with trees and landscaping; Front and rear yard, side yards, partly wooded and secluded areas; Backs to trees

Interior

• Kitchen: Cooktop; Wall oven; Self-cleaning oven; Dishwasher; Refrigerator; Garbage disposal; Microwave; Gourmet kitchen; Stainless steel appliances; Energy-efficient appliances; Upgraded countertops
• Bedrooms: Three bedrooms on the main level; Two bedrooms on the first upper level
• Flooring: Hardwood/wood floors; Ceramic tile; Fully carpeted areas; Tile/brick
• Bathrooms: Three full bathrooms (two on main level, one on upper level)
• Heating & cooling: Forced air heating with natural gas; Energy Star heating system; Programmable thermostat; Central air conditioning (Energy Star cooling system)
• Interior features: Master bathroom(s); Stall shower and tub/shower; Attic; Built-in shelving; Crown molding; Wainscoting; Recessed lighting; Dining area and formal separate dining room; Family room off the kitchen; Traditional floor plan; Upgraded countertops; Window treatments
• Laundry & utility: Washer and dryer included; Laundry on main floor and lower floor; Air filter system

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $-5k ($-62k/yr) — negative.
• To cash-flow at today's rent, offer at most $449k (62.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $439k (63.2% below list).
• Recommended offer: $439k (63.2% below list) — sets the bar for 1% rule.
• Cap rate 1.1% vs local median 2.0% in West Conshohocken — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 79/100 on livability (#261 in PA, #2,261 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living 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.
• Zoned schools: Gladwyne Sch (math 80% / reading 89%, grade A+, #14 of 1,518 statewide, top 2%, 540 students, 9% FRL); Black Rock Ms (1,032 students, 13% FRL); Harriton Shs (math 85%, 1,261 students, 14% FRL).
• Market conditions: 36 active listings in the ZIP; 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 $8k of loan paydown is wiped out by about $36k 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.
• 8 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $439,493 (63.2% 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 1956 — 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. 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?
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: 0.37% ✗
• Cap rate: 1.11%
• Cash-on-cash: -18.52%
• DSCR: 0.18
• GRM: 22.7

CMA / ARV

• ARV (on-the-fly): $3,500,058
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Brynlawn Rd	0.37mi	4/4.5 (+1)	4,295 (-4%)	1mo	$3,375,200	$786	67
1123 Riverview Ln	0.67mi	3/3.5	3,867 (-13%)	11mo	$900,000	$233	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -53.7%
• Equity multiple: -0.56×
• Total profit: $-522,210
• Equity at exit: $178,178

10-year hold

• IRR: —
• Equity multiple: -1.62×
• Total profit: $-876,989
• Equity at exit: $103,322

Cash invested: $334,600 (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 19085

• Active inventory: 36
• Price-to-rent: 22.7×

Monthly cashflow live

• Estimated rent: $4,395 medium
• Mortgage (P&I): −$6,267
• Tax from tax record: −$1,871 /mo · $22,451/yr
• Insurance: −$498
• HOA: −$0
• Vacancy / Maint / Mgmt: −$923
• Net cashflow: $-5,164

Break-even live

Break-even rent $10,931

Max offer price $449,013

Occupancy floor —

Sensitivity live

Price	-10% $-4,487	-5% $-4,825	+0% $-5,164	+5% $-5,502	+10% $-5,840
Rent	-10% $-5,511	-5% $-5,337	+0% $-5,164	+5% $-4,990	+10% $-4,816
Rate	-1.0pp $-4,562	-0.5pp $-4,860	base $-5,164	+0.5pp $-5,473	+1.0pp $-5,788

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: $298,750
• Closing costs: $35,850
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $1,195,000 Active 12 DOM
2. 2026-06-18
   days on market $1,195,000 Active 9 DOM
3. 2026-06-17
   days on market $1,195,000 Active 8 DOM
4. 2026-06-16
   days on market $1,195,000 Active 7 DOM
5. 2026-06-15
   days on market $1,195,000 Active 6 DOM
6. 2026-06-13
   days on market $1,195,000 Active 4 DOM
7. 2026-06-13
   days on market $1,195,000 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $1,195,000 Active 1 DOM

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $22,451 · $1,871/mo
• Projected year-2 tax: $22,451 · $1,871/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 5/10 Major 6 d/yr ≥101°F today · 13 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,739
• − Mortgage interest: −$66,939
• − Property taxes: −$22,451
• − Insurance: −$5,975
• − Repairs & maintenance: −$4,219
• − Management: −$4,219
• − Depreciation: −$34,764
• Taxable loss: −$85,827
• Est. tax savings @ 24.0%: +$20,598
• After-tax cash flow: $-41,364/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 — West Conshohocken

• Score: 79/100
• State rank: #261
• US rank: #2261

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,679

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% Asian 8% Two or more races 6% Hispanic / Latino 5% Black 5%
• Common ancestry: Romanian 6% Scotch-Irish 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, South Korea
• Languages at home: 84% English-only · Spanish 4% Other Indo-European 3% Vietnamese 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: ▼ -355.53%
• Current HPI: 286.5602
• Rent YoY: —
• Metro: —
• 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

-14.6% since first listed

22 events — show timeline

• 2026-06-09 Listed $1,195,000 BRIGHT MLS
• 2026-04-22 Listing Removed — BRIGHT MLS
• 2026-03-06 Listed $1,350,000 BRIGHT MLS
• 2026-03-03 Coming Soon — BRIGHT MLS
• 2025-12-16 Listing Removed — BRIGHT MLS
• 2025-11-01 Listed $1,385,000 BRIGHT MLS
• 2025-10-26 Listing Removed — BRIGHT MLS
• 2025-09-24 Price Changed $1,399,000 BRIGHT MLS
• 2025-08-13 Price Changed $1,499,900 BRIGHT MLS
• 2025-08-11 Price Changed $1,525,000 BRIGHT MLS
• 2025-05-09 Listed $1,599,000 BRIGHT MLS
• 2025-05-05 Coming Soon — BRIGHT MLS
• 2020-03-21 Relisted — BRIGHT MLS
• 2020-03-21 Listing Removed — BRIGHT MLS
• 2020-03-20 Listing Removed — BRIGHT MLS
• 2019-06-27 Price Changed $995,000 BRIGHT MLS
• 2019-03-21 Listed $1,030,000 BRIGHT MLS
• 2019-01-03 Listing Removed — BRIGHT MLS
• 2018-08-31 Price Changed $1,100,000 BRIGHT MLS
• 2018-04-18 Listed $1,200,000 BRIGHT MLS
• 2017-08-31 Listing Removed — BRIGHT MLS
• 2017-02-16 Listed $1,400,000 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $22,451 · +4.6% YoY. Source: county tax records.