1196 Rebel Hill Rd · West Conshohocken, PA 19428

$349,900

5 bd · 1.0 ba · 1,786 sqft · SingleFamily public records · 14 Days on market

Built 1880 4,096 sqft lot

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +5.2/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious single-detached home in the heart of Conshohocken, featuring 5 bedrooms and 2 full bathrooms with plenty of space for family, guests, or a dedicated home office. Filled with classic architectural charm and warm character throughout, this home offers both comfort and versatility. The generously sized kitchen is perfect for everyday living, meal preparation, and entertaining. A walk-up partially finished attic provides exciting potential for additional living space — ideal for a bedroom, office, playroom, or creative studio. Outside, enjoy a private backyard oasis with room for gardening, outdoor activities, or simply relaxing. The property also includes conveni

Key facts

• 4,096 sq ft lot
• Built 1880
• Listed 14 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas hot water; Electric cooling
• Home design: Detached property; Fee simple ownership
• Construction: Vinyl siding; Stone foundation; Estimated year built
• Exterior features: Not in a federal flood zone; Above-grade other structures

Interior

• Kitchen: Kitchen
• Bedrooms: Four bedrooms on the upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms total; One full bathroom on the main level; One full bathroom on the upper level
• Heating & cooling: Central heating; Central air conditioning; Natural gas heating
• Interior features: Estimated living area; Dining room; Family room

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/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 $342k (2.4% below list).
• Recommended offer: $342k (2.4% below list) — sets the bar for 1% rule.

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.
• Upper Merion Area SD (suburban): math 49% / reading 67% proficiency, ranked #71 of 539 in PA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Upper Merion Hs (math 75% / reading 24%, grade D+, #135 of 437 statewide, top 31%, 1,345 students, 38% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 19 active listings in the ZIP; high-income renter base; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• This rent runs 33% of the median local income ($123k/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 $2k of loan paydown is wiped out by about $10k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $350k implies a 1844% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — 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 $341,636 (2.4% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-26,552
• Equity at exit: $52,171

10-year hold

• IRR: 3.9%
• Equity multiple: 1.30×
• Total profit: $29,310
• Equity at exit: $30,253

Cash invested: $97,972 (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 19428

• Rents YoY: 4.3%
• Active inventory: 19
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,416 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$318 /mo · $3,814/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $400

Break-even live

Break-even rent $2,910

Max offer price $349,900

Occupancy floor 83%

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-13
   statusdays on market $349,900 Pending 14 DOM
2. 2026-06-09
   days on market $349,900 Active 13 DOM
3. 2026-06-08
   days on market $349,900 Active 12 DOM
4. 2026-06-07
   pricedays on market $349,900 Active 11 DOM
5. 2026-06-04
   days on market $375,000 Active 8 DOM
6. 2026-06-03
   days on market $375,000 Active 7 DOM
7. 2026-06-02
   days on market $375,000 Active 6 DOM
8. 2026-06-01
   days on market $375,000 Active 5 DOM
9. 2026-05-31
   days on market $375,000 Active 4 DOM
10. 2026-05-19
    historical $375,000
11. 2026-01-30
    historical
12. 2025-11-27
    price $409,900
13. 2025-10-24
    price $424,900
14. 2025-10-05
    listed $449,900 Active
15. 1974-08-22
    soldstatus $18,000

ⓘ 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: $3,814 · $318/mo
• Projected year-2 tax: $4,671 · $389/mo
• Expected delta: +$857/yr (+$71/mo · 22.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,996
• − Mortgage interest: −$19,600
• − Property taxes: −$3,814
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,280
• − Management: −$3,280
• − Depreciation: −$10,179
• Taxable loss: −$905
• Est. tax savings @ 24.0%: +$217
• After-tax cash flow: $5,022/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: Upper Merion Area SD
• NCES district ID: 4224480
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 67% ▼ -2.00%
• Median HH income: $77,301
• Composite: 51.96/100
• National rank: #1645
• State rank: #71 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

• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 20,411
• Household income: $122,835
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 466.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 6% Asian 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Scotch-Irish 3% Slovak 3%
• Foreign-born: 7% · South Korea, Canada, China
• Languages at home: 91% English-only · Other Indo-European 3% Spanish 1% Tagalog/Filipino 1%

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: ▼ -467.64%
• Current HPI: 328.4381
• Rent YoY: ▲ 4.34%
• 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

+1983.3% since first listed

6 events — show timeline

• 2026-05-19 Coming Soon $375,000 BRIGHT MLS
• 2026-01-30 Listing Removed — BRIGHT MLS
• 2025-11-27 Price Changed $409,900 BRIGHT MLS
• 2025-10-24 Price Changed $424,900 BRIGHT MLS
• 2025-10-05 Listed $449,900 BRIGHT MLS
• 1974-08-22 Sold (Public Records) $18,000 Public Records

Property tax history

+3.6%/yr

Latest (2026): $3,814 · +8.4% YoY. Source: county tax records.