1001 City Ave Unit WA-203 · Penn Wynne, PA 19096

$165,000

2 bd · 2.0 ba · 1,222 sqft · Condo · 162 Days on market

Built 1962 Average condition $135/sqft · 10% below area Est $183k · 10% under $1194/mo HOA · 44% of rent ↓ 15% since listing

---

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).

• ARV discount +11.9/15.0
• 1% rule +10.0/10.0
• Schools +7.9/10.0
• Cash flow +7.7/30.0
• Livability +4.5/5.0
• Condition / age +2.8/5.0
• DSCR +1.8/10.0
• Rent growth +0.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting 2 bedroom 2 bath condo in the conveniently located Green Hill Condominium offers a bright and airy floorplan with a private balcony for outdoor enjoyment. The open living/dining area provides great flow and a functional kitchen. Both bedrooms are well sized providing flexible space for guests, office or primary suite. enjoy 24 hour security, fitness center pools and shuttle services. Convenient to shopping, transportation, restaurants .

Key facts

• $1,194 HOA
• Community pool
• Built 1962

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (22.7% below list).
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $128k (22.7% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.0% 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: crime A+, commute A+, employment 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.
• Zoned schools: Penn Wynne Sch (math 79% / reading 86%, grade A+, #32 of 1,518 statewide, top 2%, 615 students, 18% FRL); Bala-Cynwyd Ms (math 66% / reading 84%, grade A, #6 of 512 statewide, top 1%, 809 students, 12% FRL); Lower Merion Hs (math 87%, 1,712 students, 17% FRL).
• Market conditions: Rents falling (-7.2%/yr); 91 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 17% 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 $5k 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

• It's been on market 162 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 44% 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 $127,576 (22.7% 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. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.64% ✓
• Cap rate: 4.90%
• Cash-on-cash: -4.99%
• DSCR: 0.78
• GRM: 5.1

CMA / ARV

• ARV (median comp): $182,828
• List price: $165,000
• Delta: -9.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 City Ave Unit W-113	0.00mi	2/2.0	1,222 (0%)	1mo	$165,000	$135	99
1001 City Ave Unit W-811	0.00mi	2/2.0	1,222 (0%)	2mo	$172,000	$141	99
1001 City Ave Unit E-920	0.03mi	2/2.0	1,222 (0%)	1mo	$217,000	$178	98
1001-EC808 City Ave	0.09mi	2/2.0	1,222 (0%)	1mo	$155,000	$127	95
1001 City Ave Unit ED715	0.09mi	2/2.0	1,222 (0%)	2mo	$160,000	$131	94
1001 City Ave Unit E-609	0.12mi	2/2.0	1,222 (0%)	1mo	$222,000	$182	94
1001 City Ave Unit E-1129	0.00mi	3/3.0 (+1)	1,508 (+23%)	2mo	$330,000	$219	65
232 Henley Rd	1.09mi	3/1.5 (+1)	1,200 (-2%)	0mo	$475,000	$396	55
521 Shortridge Dr	1.05mi	3/1.5 (+1)	1,356 (+11%)	0mo	$715,000	$527	40
7719 Parkview Rd	1.49mi	3/1.0 (+1)	1,349 (+10%)	1mo	$125,000	$93	38
7737 Parkview Rd	1.49mi	3/1.0 (+1)	1,436 (+18%)	1mo	$180,000	$125	30
242 Henley Rd	1.10mi	3/1.0 (+1)	1,411 (+16%)	1mo	$375,000	$266	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -35.8%
• Equity multiple: -0.09×
• Total profit: $-50,340
• Equity at exit: $24,602

10-year hold

• IRR: —
• Equity multiple: -1.00×
• Total profit: $-92,443
• Equity at exit: $14,266

Cash invested: $46,200 (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 →

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Median asking: $269,450 ($213/sqft)
• Median days on market: 83 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -29.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 19096

• Rents YoY: -7.2%
• Active inventory: 91
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,712 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,194
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-259

Break-even live

Break-even rent $3,039

Max offer price $127,576

Occupancy floor —

Sensitivity live

Price	-10% $-145	-5% $-202	+0% $-259	+5% $-316	+10% $-373
Rent	-10% $-473	-5% $-366	+0% $-259	+5% $-152	+10% $-44
Rate	-1.0pp $-176	-0.5pp $-217	base $-259	+0.5pp $-301	+1.0pp $-345

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: $41,250
• Closing costs: $4,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 City Ave Unit E-1107 Penn Wynne, PA	2.0	2.0	1222	$2,750	$2.25	67d	1	0.04mi
18 Lancaster Ave Wynnewood, PA	1.0–3.0	1.0–3.0	1105	$2,540	$2.30	4d	10	0.26mi
1 Trent Rd Unit 1C Penn Wynne, PA	1.0	1.0	800	$1,425	$1.78	93d	1	0.85mi
247 Trent Rd Wynnewood, PA	3.0	1.5	1206	$3,000	$2.49	4d	1	1.02mi
501 Kenilworth Rd Merion Station, PA	3.0	2.0	1356	$3,495	$2.58	7d	1	1.07mi
111 Chestnut Ave Narberth, PA	2.0	1.0	1340	$2,100	$1.57	93d	1	1.16mi
1511 Brookhaven Rd Wynnewood, PA	3.0	2.5	1328	$3,300	$2.48	4d	1	1.19mi
250 E Wynnewood Rd Wynnewood, PA	1.0–2.0	1.0	780	$2,150	$2.76	51d	1	1.25mi
150 E Wynnewood Rd Wynnewood, PA	1.0–2.0	1.0	793	$2,185	$2.76	4d	16	1.27mi
625 E Lancaster Ave Wynnewood, PA	1.0–2.0	1.0–3.0	1060	$2,295	$2.17	31d	6	1.27mi
36 N Narberth Ave Unit 1-C Narberth, PA	2.0	2.0	1320	$4,225	$3.20	93d	1	1.33mi
36 N Narberth Ave Unit 2-A Narberth, PA	2.0	2.0	1285	$4,195	$3.26	93d	1	1.33mi
36 N Narberth Ave Unit 2-C Narberth, PA	2.0	2.0	1110	$3,645	$3.28	93d	1	1.33mi
36 N Narberth Ave Unit 2-B Narberth, PA	2.0	2.0	1035	$3,375	$3.26	93d	1	1.33mi
36 N Narberth Ave Unit 1-B Narberth, PA	1.0	2.0	1108	$3,595	$3.24	42d	1	1.33mi
203 Haverford Ave Unit 308 Narberth, PA	2.0	2.0	1043	$3,390	$3.25	93d	1	1.34mi
203 Haverford Ave Unit 301 Narberth, PA	1.0	1.5	906	$2,945	$3.25	93d	1	1.34mi
203 Haverford Ave Unit 307 Narberth, PA	2.0	2.0	1066	$3,465	$3.25	93d	1	1.34mi
258 Haverford Ave Narberth, PA	1.0	1.0	750	$2,195	$2.93	93d	1	1.36mi
280 Haverford Ave Narberth, PA	2.0–3.0	1.0	1103	$2,495	$2.26	12d	4	1.36mi
200 N Wynnewood Ave Wynnewood, PA	1.0–3.0	1.0–2.0	1467	$3,150	$2.15	2d	15	1.39mi
117 N Essex Ave Unit B301 Narberth, PA	1.0	1.0	800	$1,400	$1.75	4d	1	1.40mi
114 Forrest Ave Narberth, PA	2.0	2.5	1497	$4,405	$2.94	2d	1	1.41mi
325 Penn Rd Wynnewood, PA	1.0–3.0	1.0–2.0	1248	$4,172	$3.34	2d	13	1.41mi
40 Old Lancaster Rd #512 Merion Station, PA	2.0	2.0	1200	$2,650	$2.21	93d	1	1.42mi
40 Old Lancaster Rd Merion Station, PA	2.0	2.0	1223	$2,525	$2.06	38d	2	1.42mi
25 Old Lancaster Rd Bala Cynwyd, PA	2.0	1.0	1000	$1,998	$2.00	93d	6	1.48mi
25 Old Lancaster Rd Bala Cynwyd, PA	2.0	1.0	1000	$1,699	$1.70	10d	2	1.48mi

HOA detail $1,194/mo · $14,328/yr condo

• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-30
   days on market $165,000 Active 162 DOM
2. 2026-06-29
   days on market $165,000 Active 161 DOM
3. 2026-06-28
   days on market $165,000 Active 160 DOM
4. 2026-06-27
   days on market $165,000 Active 159 DOM
5. 2026-06-26
   statusdays on market $165,000 Active 158 DOM
6. 2026-06-13
   statusdays on market $165,000 Active Under Contract 157 DOM
7. 2026-06-09
   days on market $165,000 Active 154 DOM
8. 2026-06-08
   days on market $165,000 Active 153 DOM
9. 2026-06-07
   days on market $165,000 Active 152 DOM
10. 2026-06-04
    days on market $165,000 Active 149 DOM
11. 2026-06-03
    days on market $165,000 Active 148 DOM
12. 2026-06-02
    days on market $165,000 Active 147 DOM
13. 2026-06-01
    days on market $165,000 Active 146 DOM
14. 2026-05-31
    days on market $165,000 Active 145 DOM
15. 2026-05-18
    price $165,000 493-char remark

    Show marketing remark (493 chars)

    This inviting 2 bedroom 2 bath condo in the conveniently located Green Hill Condominium offers a bright and airy floorplan with a private balcony for outdoor enjoyment. The open living/dining area provides great flow and a functional kitchen. Both bedrooms are well sized providing flexible space for guests, office or primary suite. enjoy 24 hour security, fitness center pools and shuttle services. Convenient to shopping, transportation, restaurants . Carefree Main Line living at its best,

16. 2026-04-07
    price $174,000 493-char remark

    Show marketing remark (493 chars)

    This inviting 2 bedroom 2 bath condo in the conveniently located Green Hill Condominium offers a bright and airy floorplan with a private balcony for outdoor enjoyment. The open living/dining area provides great flow and a functional kitchen. Both bedrooms are well sized providing flexible space for guests, office or primary suite. enjoy 24 hour security, fitness center pools and shuttle services. Convenient to shopping, transportation, restaurants . Carefree Main Line living at its best,

17. 2026-03-03
    price $185,000 493-char remark

    Show marketing remark (493 chars)

    This inviting 2 bedroom 2 bath condo in the conveniently located Green Hill Condominium offers a bright and airy floorplan with a private balcony for outdoor enjoyment. The open living/dining area provides great flow and a functional kitchen. Both bedrooms are well sized providing flexible space for guests, office or primary suite. enjoy 24 hour security, fitness center pools and shuttle services. Convenient to shopping, transportation, restaurants . Carefree Main Line living at its best,

18. 2026-01-07
    listed $195,000 Active 493-char remark

    Show marketing remark (493 chars)

    This inviting 2 bedroom 2 bath condo in the conveniently located Green Hill Condominium offers a bright and airy floorplan with a private balcony for outdoor enjoyment. The open living/dining area provides great flow and a functional kitchen. Both bedrooms are well sized providing flexible space for guests, office or primary suite. enjoy 24 hour security, fitness center pools and shuttle services. Convenient to shopping, transportation, restaurants . Carefree Main Line living at its best,

19. 2026-01-05
    historical $195,000 493-char remark

    Show marketing remark (493 chars)

    This inviting 2 bedroom 2 bath condo in the conveniently located Green Hill Condominium offers a bright and airy floorplan with a private balcony for outdoor enjoyment. The open living/dining area provides great flow and a functional kitchen. Both bedrooms are well sized providing flexible space for guests, office or primary suite. enjoy 24 hour security, fitness center pools and shuttle services. Convenient to shopping, transportation, restaurants . Carefree Main Line living at its best,

ⓘ 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: $32,538
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$1,622
• − Repairs & maintenance: −$2,603
• − Management: −$2,603
• − HOA: −$14,328
• − Depreciation: −$4,800
• Taxable loss: −$5,136
• Est. tax savings @ 24.0%: +$1,233
• After-tax cash flow: $-1,871/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

Average 55/100 Cosmetic rehab Est. rehab $6,110–$18,330 screening

This 2-bedroom condo in Green Hill Condominium offers a bright and airy floorplan with a private balcony. While the home is in average condition, it has potential for cosmetic updates to increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Minor HVAC system — visible wear

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing kitchen would appeal to buyers and renters ↑
• Both update bathroom fixtures and tile — modernizing bathroom would appeal to buyers and renters ↑
• Both paint interior walls — fresh paint would improve curb appeal and interior aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 79/100

Zoned Schools

Elementary Penn Wynne Sch A+ PA #32/1,518 Nat'l #798/41,679 Middle Bala-Cynwyd Ms A PA #6/512 Nat'l #498/14,009 High Lower Merion Hs

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

A Composite livability gradescore 89/100

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 · 856,074 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: 4% of renters

---

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

-15.4% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $165,000 BRIGHT MLS
• 2026-04-07 Price Changed $174,000 BRIGHT MLS
• 2026-03-03 Price Changed $185,000 BRIGHT MLS
• 2026-01-07 Listed $195,000 BRIGHT MLS
• 2026-01-05 Coming Soon $195,000 BRIGHT MLS