86 Mildred Ln · Village Green-Green Ridge, PA 19014

$280,000

2 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 36 Days on market

Built 1952 6,000 sqft lot $228/sqft · 15% below area Est $331k · 15% 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 +17.0/30.0
• ARV discount +14.4/15.0
• DSCR +5.3/10.0
• Schools +4.3/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained home with formal dining room, large deck, and finiished bedroom on 2nd floor. New Heater & Central Air installed 5/92. Deck 22 x 12 faces woodsy setting.

Key facts

• Large basement
• Bay-style window
• Off-street parking

Tags

• HARDWOOD FLOORS
• BAY-STYLE WINDOW
• LARGE REAR DECK
• LARGE BASEMENT
• SMART HOME FEATURES
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: Private driveway
• Utilities: Public water; Public sewer; 100 amp electric service with circuit breakers; Natural gas for heating and hot water; Cable TV available
• Home design: Detached property; Pitched shingle roof; Estimated year built; Property in excellent condition; Fee simple ownership; Not in a federal flood zone
• Construction: Aluminum siding; Other foundation; Above-grade and below-grade structures; Full basement with outside entrance (unfinished)
• Exterior features: Street lights; Deck(s)

Interior

• Kitchen: Built-in range; Dishwasher
• Bedrooms: Two bedrooms on the main level; One bedroom on the upper level
• Flooring: Fully carpeted; Wood flooring
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/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 $238k (15.1% below list).
• Recommended offer: $238k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.7% in Village Green-Green Ridge — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Penn-Delco SD (suburban): math 37% / reading 59% proficiency, ranked #174 of 539 in PA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Northley Ms (math 22% / reading 58%, grade F, #257 of 512 statewide, top 52%, 758 students, 39% FRL); Sun Valley Hs (math 72% / reading 24%, grade D, #153 of 437 statewide, top 37%, 1,070 students, 34% FRL) — zoned schools average 37% FRL vs 16% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 71 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 299 units permitted in Delaware County in 2024 (5 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $280k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $237,627 (15.1% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

• ARV (median comp): $330,714
• List price: $280,000
• Delta: -15.33%
• 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
26 Green Ln	0.19mi	3/1.0 (+1)	1,182 (-4%)	4mo	$290,000	$245	76
88 Seward Ln	0.06mi	3/1.0 (+1)	1,335 (+8%)	10mo	$305,000	$228	69
7 Neeld Ln	0.23mi	3/1.0 (+1)	1,162 (-6%)	12mo	$317,000	$273	66
52 Seward Ln	0.23mi	3/1.5 (+1)	1,358 (+10%)	2mo	$339,000	$250	63
1825 Dutton Mill Rd	0.25mi	2/1.0	1,050 (-15%)	2mo	$240,000	$229	62
45 Seward Ln	0.27mi	3/1.0 (+1)	1,128 (-8%)	9mo	$350,000	$310	61
92 Florence Ave	0.45mi	2/2.0	1,327 (+8%)	1mo	$252,000	$190	61
53 Seward Ln	0.23mi	3/1.0 (+1)	1,050 (-15%)	2mo	$180,000	$171	58
30 Neeld Ln	0.13mi	3/1.0 (+1)	1,050 (-15%)	9mo	$330,000	$314	57
602 Chester Creek Rd	0.50mi	2/1.0	1,324 (+8%)	8mo	$276,000	$208	57
4947 Jackson Dr	0.48mi	3/2.0 (+1)	1,334 (+8%)	10mo	$407,500	$305	46
4912 Shepherd St	0.75mi	3/1.5 (+1)	1,075 (-13%)	8mo	$309,900	$288	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-33,432
• Equity at exit: $41,749

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-14,059
• Equity at exit: $24,209

Cash invested: $78,400 (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 19014

• Active inventory: 71
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,376 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $189

Break-even live

Break-even rent $2,137

Max offer price $280,000

Occupancy floor 87%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Neeld Ln Aston, PA	3.0	2.0	1303	$2,900	$2.23	2d	1	0.08mi
3150 Concord Rd Unit B Aston Township, PA	2.0	1.0	850	$1,550	$1.82	10d	1	0.46mi
29 Thomas Rd Aston Township, PA	2.0	1.0	1100	$1,985	$1.80	43d	1	0.92mi
3701 Concord Rd Aston, PA	2.0	1.0	850	$1,497	$1.76	5d	1	0.95mi
532 Brookhaven Rd Brookhaven, PA	1.0–2.0	1.0	720	$1,690	$2.35	1d	10	1.03mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–2.0	775	$1,695	$2.19	5d	4	1.14mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,800	$2.32	24d	2	1.14mi
713 Lamp Post Ln Unit A Aston Township, PA	3.0	1.0	1000	$2,500	$2.50	43d	1	1.15mi
25 Abel Pl Media, PA	2.0	1.5	1331	$3,200	$2.40	2d	1	1.36mi
5200 Hilltop Dr Brookhaven, PA	1.0	1.0	840	$1,785	$2.12	43d	1	1.42mi
1224 Elson Rd Brookhaven, PA	3.0	2.0	1200	$1,900	$1.58	17d	1	1.48mi
1315 Harshaw Rd Brookhaven, PA	3.0	2.5	1260	$2,395	$1.90	1d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $280,000 Active 36 DOM
2. 2026-06-17
   days on market $280,000 Active 35 DOM
3. 2026-06-16
   days on market $280,000 Active 34 DOM
4. 2026-06-15
   days on market $280,000 Active 33 DOM
5. 2026-06-13
   days on market $280,000 Active 31 DOM
6. 2026-06-13
   days on market $280,000 Active 30 DOM
7. 2026-06-09
   days on market $280,000 Active 27 DOM
8. 2026-06-08
   days on market $280,000 Active 26 DOM
9. 2026-06-07
   days on market $280,000 Active 25 DOM
10. 2026-06-04
    days on market $280,000 Active 22 DOM
11. 2026-06-03
    days on market $280,000 Active 21 DOM
12. 2026-06-02
    days on market $280,000 Active 20 DOM
13. 2026-06-01
    days on market $280,000 Active 19 DOM
14. 2026-05-31
    days on market $280,000 Active 18 DOM
15. 2026-05-13
    listed $295,000 Active 750-char remark
16. 2007-09-20
    soldstatus $175,000
17. 2007-09-17
    soldstatus $175,000 175-char remark

    Show marketing remark (175 chars)

    Well maintained home with formal dining room, large deck, and finiished bedroom on 2nd floor. New Heater & Central Air installed 5/92. Deck 22 x 12 faces woodsy setting.

18. 2007-08-10
    historical 175-char remark

    Show marketing remark (175 chars)

    Well maintained home with formal dining room, large deck, and finiished bedroom on 2nd floor. New Heater & Central Air installed 5/92. Deck 22 x 12 faces woodsy setting.

19. 2007-06-14
    listed $175,000 175-char remark

    Show marketing remark (175 chars)

    Well maintained home with formal dining room, large deck, and finiished bedroom on 2nd floor. New Heater & Central Air installed 5/92. Deck 22 x 12 faces woodsy setting.

20. 1989-10-20
    soldstatus $103,500

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $2,830 · $236/mo
• Expected delta: +$1,594/yr (+$133/mo · 129.1%)

ⓘ 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 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,515
• − Mortgage interest: −$15,684
• − Property taxes: −$1,235
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − Depreciation: −$8,145
• Taxable loss: −$2,512
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $2,874/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: Penn-Delco SD
• NCES district ID: 4218580
• Math proficiency: 37% ▼ -18.00%
• Reading proficiency: 59% ▼ -13.00%
• Median HH income: $71,673
• Composite: 43.11/100
• National rank: #3083
• State rank: #174 of 539 in PA

Livability — Village Green-Green Ridge

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Village Green-Green Ridge, PA
• County: Delaware County · 399,863 people
• City population: 297
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 21,427
• Household income: $96,781
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 276.0

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 (86%)
• Race & ethnicity: White 86% Black 9% Two or more races 2% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Italian 2% Iranian 1%
• Foreign-born: 4% · South Korea, Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -260.34%
• Current HPI: 262.8409
• 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

+170.5% since first listed

7 events — show timeline

• 2026-05-28 Price Changed $280,000 BRIGHT MLS
• 2026-05-13 Listed $295,000 BRIGHT MLS
• 2007-09-20 Sold (Public Records) $175,000 Public Records
• 2007-09-17 Sold (MLS) $175,000 BRIGHT MLS
• 2007-08-10 Listing Removed — BRIGHT MLS
• 2007-06-14 Listed $175,000 BRIGHT MLS
• 1989-10-20 Sold (Public Records) $103,500 Public Records

Property tax history

-5.0%/yr

Latest (2026): $1,235 · -76.1% YoY. Source: county tax records.