535 Wiltshire Rd · Philadelphia, PA 19082

$130,000

3 bd · 1.0 ba · 1,197 sqft · Townhouse public records · 36 Days on market

Built 1940 1,307 sqft lot Est $188k · 31% under

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Why this score? — see what drove the B- 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +7.6/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Fixer Upper. This Cape cod home is designed for a primarily one floor lifestyle. This home is located on a quiet street right off of 69th St. First floor layout has you entering into living room with kitchen and dining areas off to the side. Travel back further to the 1st bathroom and 2 bedrooms. Back door leads to rear yard and basement laundry (could be moved upstairs as well). 2nd floor has 3rd bedroom and ahalf bathroom. Exterior areas include a fenced in front and fenced in rear yard. Parking on street. Close to shopping center and public transportation. Home needs cosmetics throughout)

Key facts

• Quiet street
• Cape cod home
• Fenced in rear yard

Tags

• CAPE COD HOME
• QUIET STREET
• FENCED IN FRONT YARD
• FENCED IN REAR YARD
• CLOSE TO SHOPPING CENTER
• PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.5% in Philadelphia — 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 77/100 on livability (#348 in PA, #3,054 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-, schools D+, crime F.
• Upper Darby SD (suburban): math 18% / reading 36% proficiency, ranked #453 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.6%/yr); 129 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• This rent runs 34% of the median local income ($57k/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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1940 — 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 $126,100 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $187,929
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Barrington Rd	0.32mi	3/1.0	1,258 (+5%)	0mo	$180,000	$143	76
7136 Pine St	0.41mi	3/—	1,152 (-4%)	1mo	$227,000	$197	74
236 Hampden Rd	0.43mi	4/1.0 (+1)	1,224 (+2%)	0mo	$235,000	$192	71
232 Le Carra Dr	0.56mi	3/1.5	1,278 (+7%)	0mo	$231,000	$181	60
40 Lamport Rd	0.47mi	3/2.0	1,327 (+11%)	0mo	$174,000	$131	56
225 Wingate Rd	0.68mi	4/2.0 (+1)	1,170 (-2%)	0mo	$205,000	$175	55
54 Springton Rd	0.51mi	3/1.0	1,040 (-13%)	0mo	$180,000	$173	54
6038 Osage Ave	0.72mi	3/1.0	1,308 (+9%)	0mo	$165,000	$126	51
7281 Walnut St	0.71mi	3/1.0	1,328 (+11%)	1mo	$145,000	$109	47
212 Huntley Rd	0.59mi	3/1.5	1,370 (+14%)	1mo	$210,000	$153	46
309 Sanford Rd	0.74mi	3/1.0	1,348 (+13%)	1mo	$170,000	$126	43
5929 Christian St	0.75mi	4/1.0 (+1)	1,316 (+10%)	1mo	$206,000	$157	43

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,134
• Equity at exit: $19,383

10-year hold

• IRR: 4.1%
• Equity multiple: 1.28×
• Total profit: $10,240
• Equity at exit: $11,240

Cash invested: $36,400 (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 19082

• Home prices YoY: -32.1%
• Rents YoY: 1.6%
• Active inventory: 129
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$682
• Tax from tax record: −$274 /mo · $3,286/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $284

Break-even live

Break-even rent $1,278

Max offer price $130,000

Occupancy floor 78%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6927 Guilford Rd Upper Darby, PA	2.0	1.0	1182	$1,495	$1.26	2d	1	0.09mi
6965 Clinton Rd Upper Darby, PA	2.0	1.0	986	$1,675	$1.70	43d	1	0.13mi
624 Briarcliff Rd Unit MAIN UNIT Upper Darby Township, PA	3.0	1.0	1307	$1,700	$1.30	24d	1	0.17mi
624 Briarcliff Rd Upper Darby, PA	3.0	1.0	1307	$1,700	$1.30	43d	1	0.17mi
444 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	5d	1	0.18mi
7026 Clinton Rd Upper Darby, PA	2.0	1.5	902	$1,650	$1.83	43d	1	0.19mi
6839 Radbourne Rd Upper Darby, PA	3.0	1.5	1242	$1,750	$1.41	24d	1	0.19mi
411 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	20d	1	0.21mi
7050 Clinton Rd Upper Darby, PA	2.0	1.0	977	$1,550	$1.59	43d	1	0.22mi
7111 Greenwood Ave Upper Darby, PA	3.0	1.5	1064	$1,800	$1.69	43d	1	0.26mi
7139 Greenwood Ave Upper Darby, PA	3.0	1.0	1064	$1,600	$1.50	24d	1	0.28mi
702 Copley Rd Upper Darby, PA	3.0	1.0	1044	$1,750	$1.68	24d	1	0.29mi
671 Long Ln Unit B Upper Darby Township, PA	2.0	1.5	850	$1,300	$1.53	24d	1	0.30mi
430 Glendale Rd Upper Darby, PA	3.0	1.0	1090	$1,650	$1.51	21d	1	0.32mi
7216 Clinton Rd Upper Darby, PA	3.0	1.0	1170	$1,815	$1.55	1d	1	0.33mi
7116 Seaford Rd Upper Darby, PA	2.0	1.0	996	$1,600	$1.61	43d	1	0.34mi
31 Lamport Rd Upper Darby, PA	3.0	1.0	1244	$1,800	$1.45	5d	1	0.46mi
177 Wellington Rd Upper Darby, PA	3.0	2.0	1236	$2,000	$1.62	24d	1	0.48mi
124 Lexington Ave Unit 2 Lansdowne, PA	2.0	1.0	1000	$1,500	$1.50	2d	1	0.59mi
7147 Radbourne Rd Upper Darby, PA	3.0	1.0	1096	$1,850	$1.69	12d	1	0.64mi
292 N Wycombe Ave Lansdowne, PA	2.0	1.0	1162	$1,600	$1.38	43d	1	0.66mi
217 Sansom St Upper Darby, PA	2.0	1.0	1342	$1,000	$0.75	24d	1	0.72mi
130 Garrett Rd Upper Darby, PA	2.0	1.0	675	$999	$1.48	5d	2	0.73mi
293 Wabash Ave Lansdowne, PA	3.0	1.0	1377	$1,900	$1.38	18d	1	0.76mi
7100 W Chester Pike Upper Darby Township, PA	1.0–2.0	1.0	770	$1,315	$1.71	24d	5	0.89mi
55 N Keystone Ave Upper Darby, PA	3.0	1.0	1258	$1,700	$1.35	43d	1	0.93mi
619 Baily Rd Lansdowne, PA	3.0	1.0	1288	$1,850	$1.44	18d	1	1.05mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	12d	1	1.06mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	17d	1	1.06mi
44 Sunshine Rd Upper Darby, PA	4.0	1.0	1481	$1,795	$1.21	21d	1	1.15mi
51 N State Rd Upper Darby, PA	3.0	1.0	1244	$1,595	$1.28	43d	1	1.17mi
5 W Plumstead Ave Unit 1 Lansdowne, PA	2.0	1.0	1100	$1,550	$1.41	24d	1	1.18mi
83 S State Rd Unit B502 Upper Darby Township, PA	2.0	1.0	800	$1,289	$1.61	1d	1	1.18mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	24d	1	1.23mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	24d	1	1.25mi
139 S State Rd Apt B2 Upper Darby Township, PA	2.0	1.0	800	$1,300	$1.62	4d	1	1.33mi
10 Oakley Rd Upper Darby, PA	3.0	1.0	1476	$1,895	$1.28	24d	1	1.36mi
810 Rundale Ave Lansdowne, PA	2.0	1.0	868	$1,500	$1.73	24d	1	1.38mi
233 S State Rd Unit 2ND Upper Darby Township, PA	3.0	2.0	950	$2,000	$2.11	43d	1	1.43mi
101 W Baltimore Ave Unit H4 Lansdowne, PA	2.0	1.0	925	$1,449	$1.57	21d	1	1.47mi

Listing history 8 events

1. 2026-05-06
   soldstatus $130,000
2. 2026-03-30
   status Pending
3. 2026-02-28
   status Active
4. 2026-02-17
   status Pending
5. 2026-02-11
   listed $130,000 Active
6. 2003-06-18
   soldstatus $47,496
7. 1988-03-10
   soldstatus $47,000
8. 1982-12-01
   soldstatus $24,000

ⓘ 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: $3,286 · $274/mo
• Projected year-2 tax: $3,286 · $274/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $19,650
• − Mortgage interest: −$7,282
• − Property taxes: −$3,286
• − Insurance: −$650
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$3,782
• Taxable income: $1,506
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $3,045/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 Darby SD
• NCES district ID: 4224320
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 36% ▼ -10.00%
• Median HH income: $50,341
• Composite: 23.68/100
• National rank: #7837
• State rank: #453 of 539 in PA

Livability — Philadelphia

• Score: 77/100
• State rank: #348
• US rank: #3054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Delaware County · 399,863 people
• City population: 1,559,001
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,541
• Household income: $57,108
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 2416.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 44% White 21% Asian 17% Hispanic / Latino 13% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Hispanic 2% Swiss 2% Romanian 1%
• Foreign-born: 34% · Canada, Vietnam, South Korea
• Languages at home: 62% English-only · Spanish 11% Other Indo-European 10% French/Haitian/Cajun 5%

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: ▼ -161.05%
• Current HPI: 341.2957
• Rent YoY: ▲ 1.62%
• 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

+441.7% since first listed

8 events — show timeline

• 2026-05-06 Sold (Public Records) $130,000 Public Records
• 2026-03-30 Pending — BRIGHT MLS
• 2026-02-28 Relisted — BRIGHT MLS
• 2026-02-17 Pending — BRIGHT MLS
• 2026-02-11 Listed $130,000 BRIGHT MLS
• 2003-06-18 Sold (Public Records) $47,496 Public Records
• 1988-03-10 Sold (Public Records) $47,000 Public Records
• 1982-12-01 Sold (Public Records) $24,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $3,286 · +7.7% YoY. Source: county tax records.