7110 Emerson Ave · Upper Darby, PA 19082

$85,000

2 bd · 1.5 ba · 1,184 sqft · Other public records · 9 Days on market

Built 1928

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable & Adorable Home With Many Updates & Extras Inc New Roof, Enclosed Porch, Rear Addition With Powder Room Could Be Used As Breakfast Room, Den Or Office, Semi Fin Bmt Plus Garage Converted To Storage & Work- Shop, Dining Room Has Built-In Hutch, Kitchen Is Updated With A Breakfast Bar & Electric Range, W/ W Carpet, Popcorn Ceilings, Good Closet Space In Bedrooms, Updated Ct Bath, Low Taxes & More!

Key facts

• Built 1928
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 33% 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $29k; list at $85k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1928 — 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 $85,000

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.83% ✓
• Cap rate: 13.00%
• Cash-on-cash: 23.94%
• DSCR: 2.07
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.62% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.61×
• Total profit: $14,463
• Equity at exit: $12,674

10-year hold

• IRR: 22.9%
• Equity multiple: 2.83×
• Total profit: $43,541
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$446
• Tax from tax record: −$273 /mo · $3,279/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $475

Break-even live

Break-even rent $955

Max offer price $85,000

Occupancy floor 64%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7116 Seaford Rd Upper Darby, PA	2.0	1.0	996	$1,600	$1.61	43d	1	0.02mi
7111 Greenwood Ave Upper Darby, PA	3.0	1.5	1064	$1,800	$1.69	43d	1	0.10mi
7139 Greenwood Ave Upper Darby, PA	3.0	1.0	1064	$1,600	$1.50	24d	1	0.12mi
7026 Clinton Rd Upper Darby, PA	2.0	1.5	902	$1,650	$1.83	43d	1	0.20mi
702 Copley Rd Upper Darby, PA	3.0	1.0	1044	$1,750	$1.68	24d	1	0.21mi
7050 Clinton Rd Upper Darby, PA	2.0	1.0	977	$1,550	$1.59	43d	1	0.21mi
6965 Clinton Rd Upper Darby, PA	2.0	1.0	986	$1,675	$1.70	43d	1	0.22mi
644 Littlecroft Rd Upper Darby, PA	1.0	1.0	818	$1,575	$1.93	43d	1	0.26mi
6839 Radbourne Rd Upper Darby, PA	3.0	1.5	1242	$1,750	$1.41	24d	1	0.27mi
6927 Guilford Rd Upper Darby, PA	2.0	1.0	1182	$1,495	$1.26	2d	1	0.27mi
7216 Clinton Rd Upper Darby, PA	3.0	1.0	1170	$1,815	$1.55	1d	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
124 Lexington Ave Unit 2 Lansdowne, PA	2.0	1.0	1000	$1,500	$1.50	2d	1	0.31mi
624 Briarcliff Rd Unit MAIN UNIT Upper Darby Township, PA	3.0	1.0	1307	$1,700	$1.30	24d	1	0.31mi
624 Briarcliff Rd Upper Darby, PA	3.0	1.0	1307	$1,700	$1.30	43d	1	0.31mi
7147 Radbourne Rd Upper Darby, PA	3.0	1.0	1096	$1,850	$1.69	12d	1	0.47mi
444 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	5d	1	0.47mi
31 Lamport Rd Upper Darby, PA	3.0	1.0	1244	$1,800	$1.45	5d	1	0.49mi
411 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	20d	1	0.51mi
430 Glendale Rd Upper Darby, PA	3.0	1.0	1090	$1,650	$1.51	21d	1	0.51mi
271 N Wycombe Ave Unit 1 Lansdowne, PA	1.0	1.0	725	$1,095	$1.51	43d	1	0.61mi
292 N Wycombe Ave Lansdowne, PA	2.0	1.0	1162	$1,600	$1.38	43d	1	0.64mi
619 Baily Rd Lansdowne, PA	3.0	1.0	1288	$1,850	$1.44	18d	1	0.71mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	12d	1	0.73mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	17d	1	0.73mi
293 Wabash Ave Lansdowne, PA	3.0	1.0	1377	$1,900	$1.38	18d	1	0.74mi
7201 Bradford Rd Upper Darby, PA	1.0	1.0	720	$1,189	$1.65	43d	1	0.75mi
177 Wellington Rd Upper Darby, PA	3.0	2.0	1236	$2,000	$1.62	24d	1	0.83mi
313 Hampden Rd Unit B--2ND FLOOR Upper Darby Township, PA	1.0	1.0	1386	$1,200	$0.87	43d	1	0.83mi
55 Sayers Ave Unit A LEASE Lansdowne, PA	1.0	1.0	800	$1,200	$1.50	18d	1	0.87mi
58 N Lansdowne Ave Unit N205 Lansdowne, PA	1.0	1.0	750	$1,189	$1.59	43d	1	0.94mi
58 N Lansdowne Ave Unit W101 Lansdowne, PA	1.0	1.0	750	$1,189	$1.59	24d	1	0.94mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	24d	1	0.94mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	24d	1	0.95mi
217 Sansom St Upper Darby, PA	2.0	1.0	1342	$1,000	$0.75	24d	1	0.99mi
130 Garrett Rd Upper Darby, PA	2.0	1.0	675	$999	$1.48	5d	2	1.02mi
810 Rundale Ave Lansdowne, PA	2.0	1.0	868	$1,500	$1.73	24d	1	1.05mi
5 W Plumstead Ave Unit 1 Lansdowne, PA	2.0	1.0	1100	$1,550	$1.41	24d	1	1.09mi
7100 W Chester Pike Upper Darby Township, PA	1.0–2.0	1.0	770	$1,315	$1.71	24d	5	1.19mi
101 W Baltimore Ave Unit B04 Lansdowne, PA	2.0	1.0	925	$1,469	$1.59	24d	1	1.23mi

Listing history 8 events

1. 2026-06-18
   days on market $85,000 Active 9 DOM
2. 2026-06-17
   days on market $85,000 Active 8 DOM
3. 2026-06-16
   days on market $85,000 Active 7 DOM
4. 2026-06-15
   days on market $85,000 Active 6 DOM
5. 2026-06-13
   days on market $85,000 Active 4 DOM
6. 2026-06-13
   days on market $85,000 Active 3 DOM
7. 2026-06-10
   remarks 106-char remark
8. 2026-06-10
   listed $85,000 Active 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: $3,279 · $273/mo
• Projected year-2 tax: $3,279 · $273/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: $18,672
• − Mortgage interest: −$4,761
• − Property taxes: −$3,279
• − Insurance: −$425
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$2,473
• Taxable income: $4,746
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $4,559/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 — Upper Darby

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Delaware County · 399,863 people
• City population: 41,541
• 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

+104.8% since first listed

6 events — show timeline

• 2026-06-10 Listed $85,000 FSBO.com
• 2002-03-05 Sold (Public Records) $29,000 Public Records
• 2002-02-25 Sold (MLS) $29,000 BRIGHT MLS
• 2001-08-27 Listed $29,000 BRIGHT MLS
• 2001-08-21 Listing Removed — BRIGHT MLS
• 2000-08-22 Listed $41,500 BRIGHT MLS

Property tax history

+2.4%/yr

Latest (2026): $3,279 · +7.7% YoY. Source: county tax records.