822 Windermere Ave · Upper Darby, PA 19026

$274,900

2 bd · 2.0 ba · 1,458 sqft · MultiFamily public records · 2 Days on market

Built 1944 1,710 sqft lot Est $287k · at est.

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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 +20.6/30.0
• ARV discount +9.4/15.0
• DSCR +6.5/10.0
• 1% rule +6.3/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Drexel Hill Duplex - Needs Some Cosmetics, Fully Occupied Including Garage Rented To Contractor @ $120 Month

Key facts

• 1,710 sq ft lot
• 2 garage spots
• Built 1944

Property features AI

Finance

• Financial info: Property sold as fee simple ownership; All units currently leased (2 units); Units not furnished; Existing leases are yearly; lease considered: no; No rent control
• HOA & community: Ground rent paid annually

Exterior

• Parking: Attached 2-car garage with rear entry and garage door opener (basement garage)
• Utilities: Public water; Public sewer; Natural gas for heating and hot water
• Home design: Interior townhouse/rowhouse; Two-unit building
• Construction: Brick construction; Stone foundation; Flat and shingle roof; Building not winterized
• Exterior features: Sidewalks; Street lights

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Flooring: Wood flooring; Carpet flooring
• Heating & cooling: Hot water heating (natural gas); Window air conditioning units
• Interior features: Full unfinished basement; Common laundry
• Laundry & utility: Common laundry area

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive. Per door: $183/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).

Location & tenants

• Location reads: area grade C — 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.
• Zoned schools: Hillcrest El Sch (math 22% / reading 46%, grade F, #1,076 of 1,518 statewide, top 71%, 592 students, 100% FRL); Drexel Hill Ms (math 10% / reading 39%, grade F, #420 of 512 statewide, top 82%, 1,318 students, 100% FRL); Upper Darby Shs (math 46% / reading 47%, grade D-, #176 of 437 statewide, top 40%, 4,191 students, 95% FRL) — zoned schools average 98% FRL vs 52% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 108 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• This rent runs 42% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y ago; this cycle's ask is 120% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $125k; list at $275k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $274,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $287,226
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
887 Windermere Ave	0.11mi	3/— (+1)	1,458 (0%)	0mo	$260,000	$178	90
852 Windermere Ave	0.05mi	3/— (+1)	1,458 (0%)	5mo	$289,900	$199	88
846 Windermere Ave	0.04mi	3/— (+1)	1,458 (0%)	7mo	$250,000	$171	88
820 Windermere Ave	0.00mi	3/— (+1)	1,458 (0%)	9mo	$290,000	$199	87
844 Windermere Ave	0.03mi	3/2.0 (+1)	1,458 (0%)	10mo	$315,000	$216	85
2420 Cedar Ln	0.09mi	3/— (+1)	1,500 (+3%)	1mo	$265,000	$177	85
855 Windermere Ave	0.05mi	3/2.0 (+1)	1,458 (0%)	16mo	$287,000	$197	80

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 · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-19,024
• Equity at exit: $40,988

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $22,639
• Equity at exit: $23,768

Cash invested: $76,972 (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 19026

• Rents YoY: 3.6%
• Active inventory: 108
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $3,113 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$537 /mo · $6,446/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $366

Break-even live

Break-even rent $2,650

Max offer price $274,900

Occupancy floor 83%

Sensitivity live

Price	-10% $522	-5% $444	+0% $366	+5% $288	+10% $210
Rent	-10% $120	-5% $243	+0% $366	+5% $489	+10% $612
Rate	-1.0pp $504	-0.5pp $436	base $366	+0.5pp $295	+1.0pp $222

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,114
Total (2 units)			$3,113

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
854 Windermere Ave Unit 1 Drexel Hill, PA	1.0	1.0	1458	$1,300	$0.89	18d	1	0.06mi
2420 Cedar Ln Unit 2 Drexel Hill, PA	2.0	1.0	1500	$1,400	$0.93	14d	1	0.10mi
2204 Lynn Blvd Drexel Hill, PA	3.0	2.0	1120	$2,300	$2.05	46d	1	0.20mi
2219 Ardmore Ave Drexel Hill, PA	3.0	1.0	1120	$2,000	$1.79	45d	1	0.25mi
7801 Westview Ave Upper Darby, PA	3.0	1.0	1152	$2,100	$1.82	0d	1	0.40mi
130 Ivy Ct Upper Darby, PA	3.0	1.0	1420	$2,000	$1.41	4d	1	0.44mi
88 S Harwood Ave Upper Darby, PA	3.0	1.0	1152	$1,950	$1.69	4d	1	0.49mi
12 Montrose Ave Upper Darby, PA	1.0	1.0	900	$1,450	$1.61	45d	1	0.54mi
58 Suburban Ln Upper Darby, PA	3.0	1.0	1152	$2,300	$2.00	26d	1	0.54mi
233 S State Rd Unit 2ND Upper Darby Township, PA	3.0	2.0	950	$2,000	$2.11	45d	1	0.56mi
2410 David Dr Unit 2ND FL Havertown, PA	2.0	1.0	900	$1,450	$1.61	14d	1	0.64mi
525 Harper Ave Apt C Drexel Hill, PA	2.0	1.0	900	$1,750	$1.94	13d	1	0.72mi
89 S State Rd Upper Darby, PA	2.0	1.0	865	$1,404	$1.62	0d	2	0.83mi
249 N Linden Ave Upper Darby, PA	3.0	1.0	1237	$1,700	$1.37	7d	1	0.83mi
113 Saint Laurence Rd Upper Darby, PA	2.0	1.0	1360	$1,350	$0.99	18d	1	0.84mi
3200 Township Line Rd Drexel Hill, PA	1.0–2.0	1.0	892	$1,729	$1.94	25d	2	0.88mi
261 S Bayberry Ln Upper Darby, PA	3.0	1.0	1248	$2,200	$1.76	4d	1	0.88mi
3633 Berry Ave Unit 1ST FL Drexel Hill, PA	2.0	1.0	1754	$1,700	$0.97	45d	1	0.95mi
10 Oakley Rd Upper Darby, PA	3.0	1.0	1476	$1,895	$1.28	26d	1	0.97mi
3423 Verner St Drexel Hill, PA	3.0	1.0	1152	$2,100	$1.82	26d	1	1.06mi
5 W Plumstead Ave Unit 1 Lansdowne, PA	2.0	1.0	1100	$1,550	$1.41	26d	1	1.08mi
317 Barker Ave Lansdowne, PA	3.0	2.0	1596	$2,700	$1.69	25d	1	1.20mi
51 N State Rd Upper Darby, PA	3.0	1.0	1244	$1,595	$1.28	45d	1	1.21mi
293 Wabash Ave Lansdowne, PA	3.0	1.0	1377	$1,900	$1.38	20d	1	1.24mi
308 Burmont Rd Drexel Hill, PA	2.0	1.0	1640	$1,450	$0.88	6d	1	1.25mi
601 Willowbrook Rd Havertown, PA	3.0	1.0	1212	$3,190	$2.63	45d	1	1.26mi
228 Bayard Rd Upper Darby, PA	3.0	2.5	1600	$2,095	$1.31	7d	1	1.26mi
313 Hampden Rd Unit B--2ND FLOOR Upper Darby Township, PA	1.0	1.0	1386	$1,200	$0.87	45d	1	1.29mi
292 N Wycombe Ave Lansdowne, PA	2.0	1.0	1162	$1,600	$1.38	45d	1	1.34mi
4410 Township Line Rd Drexel Hill, PA	1.0–2.0	1.0	835	$1,530	$1.83	7d	7	1.36mi
217 Sansom St Upper Darby, PA	2.0	1.0	1342	$1,000	$0.75	26d	1	1.37mi
4056 Ellendale Rd Drexel Hill, PA	3.0	1.0	1510	$2,100	$1.39	45d	1	1.40mi
130 Garrett Rd Upper Darby, PA	2.0	1.0	675	$999	$1.48	7d	2	1.40mi
7100 W Chester Pike Upper Darby Township, PA	1.0–2.0	1.0	770	$1,315	$1.71	26d	5	1.40mi
4407 Rosemont Ave Drexel Hill, PA	2.0	1.0	900	$1,800	$2.00	45d	1	1.41mi
4407 Rosemont Ave Unit 1 Drexel Hill, PA	2.0	1.0	900	$1,800	$2.00	26d	1	1.41mi
4424 Bloomfield Ave Unit A Drexel Hill, PA	2.0	1.0	900	$1,550	$1.72	7d	1	1.44mi
110 Shadeland Ave Unit 225 Drexel Hill, PA	1.0	1.0	900	$1,339	$1.49	6d	1	1.45mi
55 N Keystone Ave Upper Darby, PA	3.0	1.0	1258	$1,700	$1.35	45d	1	1.48mi
31 Lamport Rd Upper Darby, PA	3.0	1.0	1244	$1,800	$1.45	7d	1	1.48mi

Listing history 7 events

1. 2026-06-09
   days on market $274,900 Active 2 DOM
2. 2026-06-08
   statusdays on market $274,900 Active 1 DOM
3. 2026-06-07
   days on market $274,900 Coming Soon 6 DOM
4. 2026-06-04
   days on market $274,900 Coming Soon 3 DOM
5. 2026-06-03
   days on market $274,900 Coming Soon 2 DOM
6. 2026-06-02
   remarks 699-char remark
7. 2026-06-02
   listed $274,900 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: $6,446 · $537/mo
• Projected year-2 tax: $6,446 · $537/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: $37,356
• − Mortgage interest: −$15,399
• − Property taxes: −$6,446
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,988
• − Management: −$2,988
• − Depreciation: −$7,997
• Taxable income: $163
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $4,352/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

• Census place: Drexel Hill, PA
• County: Delaware County · 399,863 people
• City population: 41,541
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 32,725
• Household income: $89,234
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 854.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 20% Two or more races 7% Asian 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 85% English-only · Other Indo-European 3% Spanish 3% Arabic 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: ▼ -232.86%
• Current HPI: 274.4485
• Rent YoY: ▲ 3.65%
• 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

+292.7% since first listed

9 events — show timeline

• 2026-06-02 Coming Soon $274,900 BRIGHT MLS
• 2004-07-12 Sold (Public Records) $124,900 Public Records
• 2004-07-07 Sold (MLS) $124,900 BRIGHT MLS
• 2004-05-21 Listing Removed — BRIGHT MLS
• 2004-03-30 Listed $124,900 BRIGHT MLS
• 2000-03-30 Sold (Public Records) $70,000 Public Records
• 2000-03-29 Sold (MLS) $70,000 BRIGHT MLS
• 2000-02-24 Listing Removed — BRIGHT MLS
• 1999-10-13 Listed $70,000 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $6,446 · +7.7% YoY. Source: county tax records.