846 Bobwhite Ln · Morton, PA 19018

$184,000

3 bd · 1.5 ba · 1,549 sqft · SingleFamily public records · 1 Days on market

Built 1950 5,227 sqft lot Est $366k · 50% 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.2/10.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in Secane! This 3-bedroom, 1.5-bath Cape Cod is the perfect project for investors. The property is a true fixer-upper and will require major renovations, but offers great potential for those ready to bring it back to life. Featuring a classic Cape Cod layout with three bedrooms, 1.5 bathrooms, and a solid footprint, this home is ready for a full transformation. Conveniently located near local shopping, schools, and major routes. Located in the heart of Secane. Buyer is responsible for all township required repairs and the use and occupancy permit.

Key facts

• Major routes
• Major renovations
• Heart of secane

Tags

• CAPE COD LAYOUT
• MAJOR RENOVATIONS
• LOCAL SHOPPING
• SCHOOLS
• MAJOR ROUTES
• HEART OF SECANE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $184k).

Location & tenants

• Location reads 84/100 on livability (#91 in PA, #656 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities F.
• Ridley SD (suburban): math 32% / reading 52% proficiency, ranked #295 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Amosland El Sch (math 43% / reading 61%, grade C-, #586 of 1,518 statewide, top 42%, 443 students, 43% FRL); Ridley Ms (math 18% / reading 48%, grade F, #346 of 512 statewide, top 69%, 1,286 students, 56% FRL); Ridley Hs (math 54% / reading 30%, grade F, #232 of 437 statewide, top 57%, 1,869 students, 49% FRL) — zoned schools average 49% FRL vs 31% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 77 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• This rent runs 34% of the median local income ($74k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $184,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $365,564
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
846 Bobwhite Ln	0.00mi	3/1.5	1,549 (0%)	2mo	$175,000	$113	98
877 Quaint St	0.09mi	3/1.0	1,450 (-6%)	0mo	$330,000	$228	83
2330 Poe Rd	0.08mi	3/1.5	1,412 (-9%)	5mo	$369,000	$261	78
2920 Larkspur Ln	0.46mi	3/1.5	1,536 (-1%)	1mo	$355,000	$231	76
743 Hickory Rd	0.11mi	3/2.0	1,758 (+14%)	1mo	$318,000	$181	70
722 Brighton Ter	0.31mi	4/2.0 (+1)	1,645 (+6%)	1mo	$345,500	$210	67
424 Holmes Rd	0.55mi	3/1.0	1,496 (-3%)	1mo	$370,000	$247	66
2245 Martin	0.16mi	3/1.0	1,317 (-15%)	1mo	$352,000	$267	65
2143 Haig Ave	0.28mi	3/1.0	1,381 (-11%)	3mo	$415,000	$301	64
640 Wyndom Ter	0.44mi	4/2.0 (+1)	1,647 (+6%)	0mo	$400,000	$243	62
1114 Wynnbrook Rd	0.65mi	3/1.0	1,586 (+2%)	6mo	$300,000	$189	58
978 Westfield Rd	0.70mi	3/1.0	1,422 (-8%)	3mo	$335,500	$236	49

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-10,135
• Equity at exit: $27,435

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $9,151
• Equity at exit: $15,909

Cash invested: $51,520 (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 19018

• Rents YoY: 1.6%
• Active inventory: 77
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$965
• Tax est. 1.5%: −$230 /mo · $2,760/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $352

Break-even live

Break-even rent $1,610

Max offer price $184,000

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1072 Tremont Dr Glenolden, PA	4.0	2.0	1652	$2,500	$1.51	5d	1	0.64mi
201 Westbridge Rd Glenolden, PA	3.0	1.5	1224	$2,350	$1.92	24d	1	0.79mi
209 Glenside Ave Unit 1ST FLOOR Holmes, PA	2.0	1.0	1872	$1,600	$0.85	44d	1	0.93mi
925 Maple Ave Glenolden, PA	3.0	2.0	1152	$2,800	$2.43	22d	1	0.94mi
202 Green St Holmes, PA	2.0	1.0	1560	$1,700	$1.09	18d	1	0.94mi
902 Maple Ave Glenolden, PA	3.0	1.0	1152	$1,745	$1.51	44d	1	0.97mi
1074 N Academy Ave Glenolden, PA	3.0	1.0	1152	$1,850	$1.61	5d	1	1.16mi
304 Christopher Pl Primos, PA	2.0	1.0	1600	$1,400	$0.88	5d	1	1.18mi
624 Cresson Ln Morton, PA	4.0	2.0	1605	$2,900	$1.81	5d	1	1.29mi
5238 Fairhaven Rd Clifton Heights, PA	3.0	1.0	1152	$2,000	$1.74	44d	1	1.40mi
306 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	4d	1	1.41mi
304 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	44d	1	1.41mi
216 W Washington Ave Clifton Heights, PA	3.0	1.5	1152	$1,875	$1.63	5d	1	1.44mi
225 W Washington Ave Clifton Heights, PA	3.0	1.5	1152	$1,950	$1.69	44d	1	1.45mi
319 S Church St Clifton Heights, PA	3.0	1.0	1152	$1,900	$1.65	44d	1	1.48mi

Listing history 2 events

1. 2026-03-10
   status Pending
2. 2026-03-09
   listed $184,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $24,659
• − Mortgage interest: −$10,307
• − Property taxes: −$2,760
• − Insurance: −$920
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$5,353
• Taxable income: $1,374
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $3,892/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: Ridley SD
• NCES district ID: 4220370
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $61,980
• Composite: 37.22/100
• National rank: #4467
• State rank: #295 of 539 in PA

Livability — Morton

• Score: 84/100
• State rank: #91
• US rank: #656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Delaware County · 399,863 people
• City population: 6,359
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 23,505
• Household income: $73,522
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 770.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 27% Asian 8% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 1%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 83% English-only · Other Indo-European 5% Spanish 3% Other Asian/Pacific 2%

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: ▼ -188.00%
• Current HPI: 291.1353
• Rent YoY: ▲ 1.65%
• 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

2 events — show timeline

• 2026-03-10 Pending — BRIGHT MLS
• 2026-03-09 Listed $184,000 BRIGHT MLS

Property tax history

+6.5%/yr

Latest (2026): $12,352 · +103.4% YoY. Source: county tax records.