412 Roberta Ave · Collingdale, PA 19023

$250,000

5 bd · 1.5 ba · 1,584 sqft · Townhouse public records · 10 Days on market

Built 1977 3,049 sqft lot Est $260k · at est.

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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).

• Cash flow +11.8/30.0
• ARV discount +9.2/15.0
• Rent growth +5.0/5.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

COMING SOON! (Professional photos coming) Welcome to this beautiful brick twin home featuring 4 spacious bedrooms and 1.5 baths. Completely renovated from top to bottom, this move-in-ready property combines classic charm with modern updates throughout. Enjoy brand-new windows, a new HVAC system, updated flooring, fresh paint, and stylish finishes in every room. The bright and inviting interior offers generous living spaces, an updated kitchen, and comfortable bedrooms designed for today's lifestyle. Whether you're looking for your first home or need extra space for a growing household, this home checks all the boxes. Don't miss the opportunity to own this stunning, fully renovated home. Sh

Key facts

• Built 1977
• Listed 9 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Year built recorded by assessor; Fee simple ownership
• Construction: Brick construction; Brick/mortar foundation; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 27.00 x 105.00

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One half bathroom on the main level; Total of one full and one half bathroom
• Heating & cooling: Hot water heating; Electric heating fuel; Central air conditioning (electric)
• Interior features: Basement present (other type); Living area recorded by assessor

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-67 ($-804/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (6.7% below list).
• Recommended offer: $233k (6.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#105 in PA, #781 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, amenities D.
• Southeast Delco SD (suburban): math 13% / reading 33% proficiency, ranked #478 of 539 in PA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+13.1%/yr); 99 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• At $2,333/mo this rent would consume 60% of the median local household income ($46k/yr) (locally 1468% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $39k; list at $250k implies a 541% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $233,255 (6.7% 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. Built in 1977 — 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. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $259,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
434 Westmont Dr	0.37mi	4/1.5 (-1)	1,620 (+2%)	13mo	$267,000	$165	63
1027 Windsor Rd	0.36mi	4/1.0 (-1)	1,471 (-7%)	4mo	$225,900	$154	61
1100 Chestnut	0.46mi	5/1.0	1,642 (+4%)	12mo	$270,000	$164	60
211 Ridley Ave	0.60mi	4/1.5 (-1)	1,615 (+2%)	5mo	$200,000	$124	60
1001 Sharon Ave	0.48mi	4/2.5 (-1)	1,624 (+2%)	13mo	$280,000	$172	53
1023 Meeth St	0.47mi	4/2.5 (-1)	1,642 (+4%)	13mo	$285,000	$174	52
228 Bartlett Ave	0.57mi	4/2.0 (-1)	1,459 (-8%)	3mo	$289,900	$199	51
1012 Tyler Ave	0.32mi	4/2.5 (-1)	1,401 (-12%)	12mo	$227,000	$162	47
224 Bartlett Ave	0.56mi	5/2.5	1,459 (-8%)	12mo	$159,000	$109	47
11 Mill St	0.69mi	4/1.0 (-1)	1,472 (-7%)	4mo	$185,000	$126	46
222 Collingdale Ave	0.54mi	4/2.5 (-1)	1,800 (+14%)	4mo	$285,000	$158	40
133 Reese St	0.52mi	4/2.0 (-1)	1,382 (-13%)	10mo	$230,000	$166	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.54×
• Total profit: $-32,306
• Equity at exit: $37,276

10-year hold

• IRR: 3.7%
• Equity multiple: 1.33×
• Total profit: $23,075
• Equity at exit: $21,615

Cash invested: $70,000 (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 19023

• Rents YoY: 13.1%
• Active inventory: 99
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,333 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$495 /mo · $5,935/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-67

Break-even live

Break-even rent $2,417

Max offer price $238,160

Occupancy floor 98%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Hamilton Ave Darby, PA	4.0	1.0	1400	$1,595	$1.14	15d	1	0.55mi
220 N 9th St Darby, PA	5.0	1.5	1600	$2,800	$1.75	5d	1	0.81mi
820 Greenhill Rd Sharon Hill, PA	4.0	2.0	1184	$2,600	$2.20	5d	1	1.30mi
116 W Berkley Ave Clifton Heights, PA	4.0	2.0	1652	$2,600	$1.57	44d	1	1.43mi

Listing history 8 events

1. 2026-06-18
   days on market $250,000 Coming Soon 10 DOM
2. 2026-06-17
   days on market $250,000 Coming Soon 9 DOM
3. 2026-06-16
   days on market $250,000 Coming Soon 8 DOM
4. 2026-06-15
   days on market $250,000 Coming Soon 7 DOM
5. 2026-06-13
   days on market $250,000 Coming Soon 5 DOM
6. 2026-06-13
   days on market $250,000 Coming Soon 4 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $250,000 Coming Soon 1 DOM

ⓘ 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: $5,935 · $495/mo
• Projected year-2 tax: $5,935 · $495/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,991
• − Mortgage interest: −$14,004
• − Property taxes: −$5,935
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$7,273
• Taxable loss: −$4,949
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $383/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: Southeast Delco SD
• NCES district ID: 4222400
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 33% ▼ -9.00%
• Median HH income: $49,309
• Composite: 20.25/100
• National rank: #8623
• State rank: #478 of 539 in PA

Livability — Collingdale

• Score: 84/100
• State rank: #105
• US rank: #781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collingdale, PA
• County: Delaware County · 399,863 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 22,247
• Household income: $46,463
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 1468.0

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 Black (76%)
• Race & ethnicity: Black 76% White 15% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Swiss 5% Hispanic 1% Romanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 84% English-only · French/Haitian/Cajun 4% Spanish 3% Other Asian/Pacific 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: ▼ -190.50%
• Current HPI: 277.7034
• Rent YoY: ▲ 13.10%
• 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

+541.0% since first listed

2 events — show timeline

• 2026-06-08 Coming Soon $250,000 BRIGHT MLS
• 1978-06-23 Sold (Public Records) $39,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $5,935 · -5.9% YoY. Source: county tax records.