1001 City Ave Unit W-210 · Penn Wynne, PA 19096

$149,900

1 bd · 1.0 ba · 910 sqft · Condo · 12 Days on market

Built 1962 Good condition $886/mo HOA · 39% 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).

• 1% rule +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +7.3/10.0
• Livability +4.5/5.0
• Condition / age +3.8/5.0
• DSCR +2.1/10.0
• Rent growth +0.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the highly sought-after Green Hill community, set on 23 acres of beautifully landscaped grounds along the Main Line. This well-appointed one-bedroom, one-bathroom condominium, offering 972 square feet of living space, is located in the desirable West Building and presents exceptional value. The home features updated kitchen and bath finishes, complemented by abundant natural light streaming through large windows that enhance the spacious living room, dining area, and generously sized bedroom. A private balcony off the dining/breakfast area provides the perfect setting to enjoy your morning coffee or tea. Added conveniences include an in-unit washer and dryer and ample storage thr

Key facts

• Landscaped grounds
• Community pool
• Private balcony

Tags

• LANDSCAPED GROUNDS
• KITCHEN AND BATH UPDATES
• PRIVATE BALCONY
• IN UNIT WASHER AND DRYER
• ABUNDANCE OF STORAGE
• COMMUNITY POOL

Property features AI

Finance

• Financial info: Condominium ownership
• HOA & community: Monthly HOA/condo fee covers air conditioning, electricity, heat, management, snow removal, and water; HOA amenities include elevator, exercise room, gated community, indoor and outdoor pools, tennis courts, and playground; HOA fee is charged monthly

Exterior

• Parking: Parking lot
• Security: Gated community
• Utilities: Public water; Public sewer; Electric power
• Home design: Condominium unit; Hi-rise building (9+ floors); Unit/flat; Entry on floor 2; Building name: Green Hill
• Construction: Brick construction
• Exterior features: Community-managed grounds; Above-grade and below-grade building areas

Interior

• Kitchen: No specific appliances listed
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning; Electric hot water
• Interior features: Elevator access; Community indoor and outdoor pools; Tennis courts; Exercise room; Playground / tot lot
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (20.7% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $119k (20.7% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.4% in Penn Wynne — 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 89/100 on livability (#30 in PA, #167 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: 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.
• Market conditions: Rents falling (-7.2%/yr); 72 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent is only 14% of the median local income ($186k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 39% of rent.
• 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 $118,876 (20.7% 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.50% ✓
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -33.8%
• Equity multiple: -0.05×
• Total profit: $-43,907
• Equity at exit: $22,351

10-year hold

• IRR: -97.2%
• Equity multiple: -0.88×
• Total profit: $-78,733
• Equity at exit: $12,961

Cash invested: $41,972 (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 19096

• Rents YoY: -7.2%
• Active inventory: 72
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,246 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$886
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-214

Break-even live

Break-even rent $2,517

Max offer price $118,876

Occupancy floor —

Sensitivity live

Price	-10% $-111	-5% $-163	+0% $-214	+5% $-266	+10% $-318
Rent	-10% $-392	-5% $-303	+0% $-214	+5% $-126	+10% $-37
Rate	-1.0pp $-139	-0.5pp $-176	base $-214	+0.5pp $-253	+1.0pp $-293

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Lancaster Ave Wynnewood, PA	1.0–3.0	1.0–3.0	1095	$1,673	$1.53	2d	14	0.30mi
1 Trent Rd Unit 1C Penn Wynne, PA	1.0	1.0	800	$1,425	$1.78	44d	1	0.81mi
250 E Wynnewood Rd Wynnewood, PA	1.0–2.0	1.0	780	$1,895	$2.43	3d	1	1.23mi
625 E Lancaster Ave Wynnewood, PA	1.0–2.0	1.0–2.0	1060	$1,645	$1.55	6d	5	1.24mi
150 E Wynnewood Rd Wynnewood, PA	1.0–2.0	1.0	788	$1,760	$2.23	3d	15	1.24mi
36 N Narberth Ave Unit 1-B Narberth, PA	1.0	2.0	1108	$3,725	$3.36	44d	1	1.33mi
36 N Narberth Ave Unit 1-D Narberth, PA	1.0	1.0	678	$2,050	$3.02	44d	1	1.33mi
36 N Narberth Ave Unit 2-B Narberth, PA	2.0	2.0	1035	$3,375	$3.26	44d	1	1.33mi
36 N Narberth Ave Unit 2-C Narberth, PA	2.0	2.0	1110	$3,645	$3.28	44d	1	1.33mi
203 Haverford Ave Unit 301 Narberth, PA	1.0	1.5	906	$2,945	$3.25	44d	1	1.34mi
203 Haverford Ave Unit 307 Narberth, PA	2.0	2.0	1066	$3,465	$3.25	44d	1	1.34mi
203 Haverford Ave Unit 308 Narberth, PA	2.0	2.0	1043	$3,390	$3.25	44d	1	1.34mi
258 Haverford Ave Narberth, PA	1.0	1.0	750	$2,195	$2.93	44d	1	1.36mi
280 Haverford Ave Narberth, PA	2.0	1.0	985	$2,515	$2.55	2d	2	1.37mi
325 Penn Rd Wynnewood, PA	1.0–3.0	1.0–2.0	1184	$2,262	$1.91	2d	18	1.39mi
200 N Wynnewood Ave Wynnewood, PA	1.0–3.0	1.0–2.0	1467	$2,000	$1.36	2d	18	1.40mi
114 Forrest Ave Narberth, PA	2.0	1.0–2.5	1041	$3,182	$3.06	2d	7	1.40mi
109 Iona Ave Narberth, PA	1.0	1.0	550	$1,589	$2.89	3d	1	1.48mi

HOA detail condo

• Monthly dues: $886 · $10,632/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-22
   historical Active Under Contract
3. 2026-04-10
   listed $149,900 Active

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,947
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$1,547
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − HOA: −$10,632
• − Depreciation: −$4,361
• Taxable loss: −$4,550
• Est. tax savings @ 24.0%: +$1,092
• After-tax cash flow: $-1,481/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained one-bedroom condo in the Green Hill community offers updated finishes and ample natural light, making it a great investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint — refreshes the interior and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint — refreshes the interior and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Penn Wynne

• Score: 89/100
• State rank: #30
• US rank: #167

Category grades

Amenities C 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

• Census place: Penn Wynne, PA
• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 15,249
• Household income: $186,277
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 114.0

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 (73%)
• Race & ethnicity: White 73% Asian 11% Two or more races 9% Hispanic / Latino 5% Black 4%
• Common ancestry: Scotch-Irish 7% Romanian 6% Italian 3%
• Foreign-born: 15% · China, Canada, South Korea
• Languages at home: 80% English-only · Chinese 5% Other Indo-European 3% Spanish 3%

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: ▼ -334.68%
• Current HPI: 315.5669
• Rent YoY: ▼ -7.21%
• 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

3 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-22 Contingent — BRIGHT MLS
• 2026-04-10 Listed $149,900 BRIGHT MLS