100 E Glenolden Ave Unit O-1 · Glenolden, PA 19036

$145,000

4 bd · 2.0 ba · 1,400 sqft · Condo · 66 Days on market

Built 1964 Average condition $104/sqft · 35% below area Est $224k · 35% under $800/mo HOA · 35% of rent

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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 +14.0/30.0
• 1% rule +10.0/10.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This rare ground‑floor condo is the largest unit in the entire development, offering exceptional space and comfort with 4 bedrooms plus a versatile bonus room, 2 full bathrooms, and an expansive living room perfect for relaxing or entertaining. The layout includes a large private storage area, a convenient in‑unit laundry area, and the ease of all utilities included, making everyday living simple and budget‑friendly. Residents enjoy access to two sparkling community pools, well‑maintained tennis courts, and beautifully kept grounds, creating a lifestyle that blends convenience, recreation, and generous living space all in one

Key facts

• Ground floor condo
• Tennis courts
• Largest unit

Tags

• GROUND FLOOR CONDO
• LARGEST UNIT
• PRIVATE STORAGE AREA
• IN UNIT LAUNDRY AREA
• COMMUNITY POOLS
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $145k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $18 ($216/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.8% in Glenolden — 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 85/100 on livability (#69 in PA, #481 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D.
• Interboro SD (suburban): math 25% / reading 50% proficiency, ranked #369 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 35% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: moderate 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 $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-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. 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: 1.59% ✓
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 5.2

CMA / ARV

• ARV (median comp): $223,703
• List price: $145,000
• Delta: -35.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-21,822
• Equity at exit: $21,620

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-15,386
• Equity at exit: $12,537

Cash invested: $40,600 (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 19036

• Active inventory: 46
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$800
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $18

Break-even live

Break-even rent $2,281

Max offer price $145,000

Occupancy floor 94%

Sensitivity live

Price	-10% $118	-5% $68	+0% $18	+5% $-32	+10% $-82
Rent	-10% $-164	-5% $-73	+0% $18	+5% $109	+10% $200
Rate	-1.0pp $91	-0.5pp $55	base $18	+0.5pp $-20	+1.0pp $-58

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 E Glenolden Ave Glenolden, PA	1.0–4.0	1.0–2.0	920	$2,650	$2.88	2d	4	0.03mi
804 Grant Rd Folcroft, PA	3.0	1.0	1088	$2,050	$1.88	44d	1	0.56mi
777 Bennington Rd Folcroft, PA	4.0	1.5	1488	$2,800	$1.88	44d	1	0.59mi
2001 Carter Rd Folcroft, PA	3.0	1.0	1224	$2,150	$1.76	44d	1	0.69mi
1513 Elmwood Ave Unit 4 Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	25d	1	0.82mi
1053 Taylor Dr Folcroft, PA	3.0	1.5	1120	$2,000	$1.79	15d	1	0.84mi
1503 Elmwood Ave Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	25d	1	0.84mi
1019 Taylor Dr Folcroft, PA	3.0	1.5	1152	$2,040	$1.77	3d	1	0.85mi
1074 N Academy Ave Glenolden, PA	3.0	1.0	1152	$1,850	$1.61	6d	1	0.87mi
66 Folcroft Ave Folcroft, PA	3.0	1.0	1224	$1,895	$1.55	4d	1	0.91mi
820 Greenhill Rd Sharon Hill, PA	4.0	2.0	1184	$2,600	$2.20	6d	1	1.02mi
201 Westbridge Rd Glenolden, PA	3.0	1.5	1224	$2,350	$1.92	25d	1	1.09mi
1072 Tremont Dr Glenolden, PA	4.0	2.0	1652	$2,500	$1.51	6d	1	1.22mi
1519 Roosevelt Dr Sharon Hill, PA	3.0	1.5	1260	$2,295	$1.82	44d	1	1.26mi
925 Maple Ave Glenolden, PA	3.0	2.0	1152	$2,800	$2.43	22d	1	1.26mi
902 Maple Ave Glenolden, PA	3.0	1.0	1152	$1,745	$1.51	44d	1	1.31mi
306 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	4d	1	1.42mi
304 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	44d	1	1.42mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,450	$2.40	25d	1	1.45mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,350	$2.30	45d	1	1.45mi
118 Felton Ave Darby, PA	3.0	1.0	1152	$1,750	$1.52	22d	1	1.49mi

HOA detail condo

• Monthly dues: $800 · $9,600/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-03-23
   listed $145,000 Active 633-char remark

   Show marketing remark (633 chars)

   This rare ground‑floor condo is the largest unit in the entire development, offering exceptional space and comfort with 4 bedrooms plus a versatile bonus room, 2 full bathrooms, and an expansive living room perfect for relaxing or entertaining. The layout includes a large private storage area, a convenient in‑unit laundry area, and the ease of all utilities included, making everyday living simple and budget‑friendly. Residents enjoy access to two sparkling community pools, well‑maintained tennis courts, and beautifully kept grounds, creating a lifestyle that blends convenience, recreation, and generous living space all in one

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $27,647
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − HOA: −$9,600
• − Depreciation: −$4,218
• Taxable loss: −$1,617
• Est. tax savings @ 24.0%: +$388
• After-tax cash flow: $604/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 · 1 photo

Average 55/100 Moderate rehab

This ground-floor condo requires moderate repairs and maintenance, including exterior and interior painting, and landscaping. These updates would significantly enhance its resale and rental value.

Repairs flagged

• Major exterior paint — Paint appears faded and needs repainting
• Major interior paint — Paint appears faded and needs repainting
• Major landscaping — Overgrown and needs trimming

Value-add opportunities

• Both exterior paint — Fresh paint enhances curb appeal and resale value
• Both interior paint — Fresh paint enhances interior appearance and resale value
• Both landscaping — Trimmed landscaping improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Paint appears faded and needs repainting	Major	$15,000–50,000
interior paint · Paint appears faded and needs repainting	Major	$15,000–50,000
landscaping · Overgrown and needs trimming	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior paint — Fresh paint enhances curb appeal and resale value ↑
• Both interior paint — Fresh paint enhances interior appearance and resale value ↑
• Both landscaping — Trimmed landscaping improves curb appeal and rental 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: Interboro SD
• NCES district ID: 4212170
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 50% ▼ -16.00%
• Median HH income: $56,802
• Composite: 32.97/100
• National rank: #5587
• State rank: #369 of 539 in PA

Livability — Glenolden

• Score: 85/100
• State rank: #69
• US rank: #481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenolden, PA
• County: Delaware County · 399,863 people
• City population: 13,668
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,668
• Household income: $79,144
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 383.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 18% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 2% Hispanic 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 1% French/Haitian/Cajun 1% Spanish 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: ▼ -218.04%
• Current HPI: 267.7452
• 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

1 event — show timeline

• 2026-03-23 Listed $145,000 BRIGHT MLS