1011 Andrews Ave · Collingdale, PA 19023

$175,000

3 bd · 1.0 ba · 1,096 sqft · Townhouse public records · 106 Days on market

Built 1925 1,307 sqft lot $160/sqft · 18% below area Est $212k · 18% 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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.8/10.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is currently tenant-occupied and rents for $1650.00 per month. This tenant's lease runs from 4/3/2025 through 4/2/2026. Great opportunity for a first-time home buyer or an investor! This Collingdale home is conveniently situated near public transportation and Macdade Blvd for all your shopping needs. Plus, it offers easy access from the alley in the back. Buyer is responsible for obtaining the Use and Occupancy Certificate.

Key facts

• Built 1925
• Listed 105 days

Tags

• PUBLIC TRANSPORTATION
• EASY ACCESS FROM THE ALLEY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 6.0% in Collingdale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• At $1,882/mo this rent would consume 49% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $175k implies a 339% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

• ARV (median comp): $212,178
• List price: $175,000
• Delta: -17.52%
• 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
306 Pine St	0.48mi	3/2.0	1,120 (+2%)	0mo	$259,000	$231	70
118 Juliana Ter	0.39mi	3/1.0	1,020 (-7%)	2mo	$145,000	$142	69
304 Pine St	0.48mi	3/2.0	1,120 (+2%)	2mo	$250,000	$223	68
614 Rively Ave	0.59mi	3/1.0	1,152 (+5%)	1mo	$255,000	$221	64
520 Rively Ave	0.58mi	3/1.0	1,152 (+5%)	3mo	$245,000	$213	62
622 Magnolia Ave	0.69mi	3/1.5	1,120 (+2%)	3mo	$255,000	$228	60
71 Burnside Ave	0.50mi	3/1.0	1,240 (+13%)	3mo	$95,001	$77	52
412 Pusey Ave	0.67mi	3/1.0	1,202 (+10%)	1mo	$245,000	$204	52
419 Custer Ave	0.71mi	3/2.0	1,178 (+8%)	2mo	$219,900	$187	48
5 S Wells Ave	0.70mi	3/1.5	1,210 (+10%)	2mo	$245,000	$202	46
216 Ridley Ave	0.68mi	3/2.0	1,248 (+14%)	1mo	$296,694	$238	40
401 Custer Ave	0.72mi	3/1.0	1,255 (+14%)	3mo	$290,000	$231	40

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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-6,470
• Equity at exit: $26,093

10-year hold

• IRR: 11.5%
• Equity multiple: 2.13×
• Total profit: $55,238
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$918
• Tax from tax record: −$310 /mo · $3,715/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $186

Break-even live

Break-even rent $1,646

Max offer price $175,000

Occupancy floor 85%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66 Folcroft Ave Folcroft, PA	3.0	1.0	1224	$1,895	$1.55	3d	1	0.40mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,350	$2.30	44d	1	0.43mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,450	$2.40	24d	1	0.43mi
1201 Bartram Ave Darby, PA	2.0	1.0	700	$1,350	$1.93	11d	1	0.44mi
118 Felton Ave Darby, PA	3.0	1.0	1152	$1,750	$1.52	22d	1	0.46mi
304 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	43d	1	0.48mi
306 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	4d	1	0.48mi
132 Folcroft Ave Folcroft, PA	2.0	1.0	725	$1,679	$2.32	2d	3	0.54mi
1074 N Academy Ave Glenolden, PA	3.0	1.0	1152	$1,850	$1.61	5d	1	0.60mi
100 S Oak Ave Glenolden, PA	1.0–2.0	1.0–2.0	830	$1,500	$1.81	24d	3	0.69mi
1512 Elmwood Ave Folcroft, PA	2.0	1.0	850	$1,499	$1.76	24d	1	0.77mi
145 Isabel Ave Unit 145B Glenolden, PA	2.0	1.0	890	$1,525	$1.71	43d	1	0.78mi
1505 Elmwood Ave Unit 5 Folcroft, PA	2.0	1.0	850	$1,499	$1.76	24d	1	0.79mi
902 Maple Ave Glenolden, PA	3.0	1.0	1152	$1,745	$1.51	43d	1	0.79mi
1503 Elmwood Ave Folcroft, PA	3.0	1.0	850	$1,799	$2.12	43d	1	0.80mi
1503 Elmwood Ave Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	24d	1	0.80mi
1513 Elmwood Ave Unit 5 Folcroft, PA	3.0	1.0	850	$1,799	$2.12	43d	1	0.80mi
1513 Elmwood Ave Unit 4 Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	24d	1	0.80mi
925 Maple Ave Glenolden, PA	3.0	2.0	1152	$2,800	$2.43	22d	1	0.80mi
1511 Elmwood Ave Folcroft, PA	1.0–3.0	1.0	725	$1,649	$2.27	24d	3	0.80mi
29 Logan Ave Unit 11 Glenolden, PA	2.0	1.0	850	$1,350	$1.59	24d	1	0.88mi
201 Westbridge Rd Glenolden, PA	3.0	1.5	1224	$2,350	$1.92	24d	1	0.92mi
2 Winthrop Rd Darby, PA	3.0	1.5	1224	$1,900	$1.55	22d	1	0.94mi
926 Green Ln Secane, PA	2.0	1.0	862	$2,185	$2.53	43d	1	0.95mi
820 Greenhill Rd Sharon Hill, PA	4.0	2.0	1184	$2,600	$2.20	5d	1	1.05mi
601 Poplar St Sharon Hill, PA	1.0–2.0	1.0	787	$1,599	$2.03	15d	5	1.06mi
350 S Scott Ave Unit 1 Glenolden, PA	2.0	1.0	715	$1,700	$2.38	24d	1	1.14mi
909 Springfield Rd Unit D Darby, PA	4.0	1.0	900	$1,600	$1.78	43d	1	1.15mi
1 Jefferson St Unit 413D Clifton Heights, PA	3.0	1.0	800	$1,529	$1.91	43d	1	1.18mi
209 Hamilton Ave Darby, PA	4.0	1.0	1400	$1,595	$1.14	15d	1	1.19mi
100 E Glenolden Ave Glenolden, PA	1.0–4.0	1.0–2.0	920	$2,167	$2.36	1d	4	1.21mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	800	$1,450	$1.81	11d	1	1.23mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	1000	$1,450	$1.45	24d	1	1.23mi
319 S Church St Clifton Heights, PA	3.0	1.0	1152	$1,900	$1.65	43d	1	1.24mi
432 S Chester Pike Glenolden, PA	2.0	1.0	792	$1,325	$1.67	44d	1	1.25mi
304 Christopher Pl Unit 1st Floor Primos, PA	2.0	1.0	875	$1,400	$1.60	3d	1	1.25mi
137 W Maryland Ave Unit 2nd Flr Aldan, PA	2.0	1.0	800	$1,400	$1.75	5d	1	1.27mi
640 South Ave Secane, PA	1.0–2.0	1.0–1.5	742	$1,600	$2.16	12d	5	1.27mi
216 Borough Rd Unit A Primos, PA	2.0	2.0	800	$1,500	$1.88	24d	1	1.28mi
96 E Berkley Ave Clifton Heights, PA	2.0	1.5	1352	$1,850	$1.37	18d	1	1.28mi

Listing history 32 events

1. 2026-06-18
   days on market $175,000 Active 106 DOM
2. 2026-06-17
   days on market $175,000 Active 105 DOM
3. 2026-06-16
   days on market $175,000 Active 104 DOM
4. 2026-06-15
   days on market $175,000 Active 103 DOM
5. 2026-06-13
   days on market $175,000 Active 101 DOM
6. 2026-06-13
   days on market $175,000 Active 100 DOM
7. 2026-06-09
   days on market $175,000 Active 97 DOM
8. 2026-06-08
   days on market $175,000 Active 96 DOM
9. 2026-06-07
   days on market $175,000 Active 95 DOM
10. 2026-06-04
    days on market $175,000 Active 92 DOM
11. 2026-06-03
    days on market $175,000 Active 91 DOM
12. 2026-06-02
    days on market $175,000 Active 90 DOM
13. 2026-06-01
    days on market $175,000 Active 89 DOM
14. 2026-05-31
    days on market $175,000 Active 88 DOM
15. 2026-03-04
    listed $175,000 Active 441-char remark

    Show marketing remark (441 chars)

    This property is currently tenant-occupied and rents for $1650.00 per month. This tenant's lease runs from 4/3/2025 through 4/2/2026. Great opportunity for a first-time home buyer or an investor! This Collingdale home is conveniently situated near public transportation and Macdade Blvd for all your shopping needs. Plus, it offers easy access from the alley in the back. Buyer is responsible for obtaining the Use and Occupancy Certificate.

16. 2025-12-30
    historical
17. 2025-11-01
    price $170,000
18. 2025-07-15
    price $175,000
19. 2025-05-31
    listed $180,000 Active
20. 2025-03-21
    historical
21. 2024-09-26
    price $180,000
22. 2024-08-28
    price $190,000
23. 2024-08-07
    price $200,000
24. 2024-07-16
    price $210,000
25. 2024-07-15
    listed $190,000 Active
26. 2022-03-16
    price $1,400
27. 2017-05-18
    soldstatus $39,900
28. 2017-05-12
    soldstatus $39,900 Sold
29. 2017-05-12
    soldstatus $39,900
30. 2017-03-09
    status Under Contract
31. 2017-02-25
    listed $39,900 Active
32. 2017-02-16
    listed $39,900

ⓘ 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: $3,715 · $310/mo
• Projected year-2 tax: $3,715 · $310/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: $22,579
• − Mortgage interest: −$9,803
• − Property taxes: −$3,715
• − Insurance: −$875
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$5,091
• Taxable loss: −$518
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $2,359/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
• City population: 22,247
• 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

+338.6% since first listed

18 events — show timeline

• 2026-03-04 Listed $175,000 BRIGHT MLS
• 2025-12-30 Listing Removed — BRIGHT MLS
• 2025-11-01 Price Changed $170,000 BRIGHT MLS
• 2025-07-15 Price Changed $175,000 BRIGHT MLS
• 2025-05-31 Listed $180,000 BRIGHT MLS
• 2025-03-21 Listing Removed — BRIGHT MLS
• 2024-09-26 Price Changed $180,000 BRIGHT MLS
• 2024-08-28 Price Changed $190,000 BRIGHT MLS
• 2024-08-07 Price Changed $200,000 BRIGHT MLS
• 2024-07-16 Price Changed $210,000 BRIGHT MLS
• 2024-07-15 Listed $190,000 BRIGHT MLS
• 2022-03-16 Price Changed $1,400 RENT.
• 2017-05-18 Sold (Public Records) $39,900 Public Records
• 2017-05-12 Sold (MLS) $39,900 BRIGHT MLS
• 2017-05-12 Sold (MLS) $39,900 TREND
• 2017-03-09 Pending — TREND
• 2017-02-25 Listed $39,900 TREND
• 2017-02-16 Listed $39,900 BRIGHT MLS

Property tax history

+2.3%/yr

Latest (2026): $3,715 · -5.9% YoY. Source: county tax records.