Real Estate Investing in Willow Grove, Pennsylvania (19090)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 19090 (Willow Grove, PA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Willow Grove, PA (19090)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 19090 Willow Grove
ZIP 19090 in Willow Grove, PA carries a resilient set of headwinds. Home values near $419K and rents of $2,192/mo sit inside a market where underwriting has to be tight.
Rent of $2,192/mo on a $419K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 19090 sits below the stated 0.0% once reality is priced in.
From a cash-flow lens, 19090 offers a low basis, the region around Willow Grove has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 19090 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 19090 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Willow Grove:
Property Strategy for 19090
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $296,141 | $1,950 | 4.7% | +8.0% | $148,071 |
| 3BR | $394,634 | $2,340 | 4.3% | +6.8% | $131,545 |
| 4BR | $448,864 | $2,610 | 4.2% | +7.0% | $112,216 |
| 5BR | $493,861 | — | — | +7.6% | $98,772 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 19090 Compare?
| Metric | 19090 | Willow Grove | Pennsylvania |
|---|---|---|---|
| Home Value | $418,932 | $418,932 | $278,018 |
| 5-Year CAGR | 5.1% | 5.1% | 6.3% |
| Avg Rent | $2,192 | $2,192 | - |
| Cap Rate | 4.1% | 4.1% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 19090 (Willow Grove, PA). Anonymous, moderated, never written by AI.
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Property managers serving Montgomery County
Manage rentals here? List your business →Apartment Property Management Services 42 LLC. summary from their website
Big Realty Property Management. summary from their website
Lindy Communities offers apartments in Greater Philadelphia, PA, FL & OH, including pet-friendly options. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $418,932 |
| Monthly Rent | $2,192 |
| Price-to-Rent | 15.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 19090
Population: 19,926
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 19090
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Blair Mill Elementary
Crooked Billet El Sch
Roslyn Sch
Highland Sch
Jarrettown El Sch
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 558 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in Willow Grove, PA?
Willow Grove, PA median home values land near $419K. That is reasonable territory for investors looking at $2,192/mo-per-month rentals.
What type of investing works in Willow Grove, PA?
Investors usually favor careful cash-flow rentals with hands-on management in Willow Grove, PA. With home values at $419K and rents near $2,192/mo, other strategies can work but produce stable rather than outsized returns.
Should investors worry about vacancy in Willow Grove, PA?
Willow Grove, PA sees elevated vacancy, which is reasonable relative to the broader PA rental market.
How do landlord-tenant laws work in Willow Grove, PA?
PA ranks as a landlord-friendly state for landlord-tenant law. Willow Grove generally follows the statewide framework, so landlords face reasonable operating rules.
What kind of tenants rent in Willow Grove, PA?
Tenant quality in Willow Grove, PA ranks as solid. Landlords generally report predictable occupancy at market rents of $2,192/mo.
You know 19090 now. You don’t know where it ranks.
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How 19090 ranks in Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
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