1235 Elson Rd · Upland, PA 19015

$159,999

3 bd · 1.0 ba · 1,152 sqft · Townhouse public records · 15 Days on market

Built 1960 2,178 sqft lot $139/sqft · 32% below area Est $235k · 32% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell, needs some updating/code upgrades. Attached garage, new dishwasher, newer hot water heater. AS-IS sale price with buyer responsible for all costs associated with necessary upgrades.

Key facts

• Formal dining room
• Gas heat
• Full basement

Tags

• EAT-IN KITCHEN
• FULL BASEMENT
• GAS HEAT
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM

Property features AI

Exterior

• Parking: Attached rear-entry garage (basement garage); Street parking available
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Concrete perimeter foundation
• Exterior features: Brick exterior; Lot dimensions approximately 18.00 x 107.00

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom (upper level)
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Full basement with outside and rear entrances; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,219 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools F, crime F, commute F.
• Chester-Upland SD (suburban): math 4% / reading 17% proficiency, ranked #533 of 539 in PA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 71 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

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 + 3.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y 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.

Risks & watch-outs

• 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 $157,599 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 1.26% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.60%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (median comp): $235,316
• List price: $159,999
• Delta: -32.01%
• 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
1235 Elson Rd	0.00mi	3/1.0	1,152 (0%)	0mo	$142,000	$123	100
1227 Rainer Rd	0.05mi	3/2.0	1,224 (+6%)	1mo	$274,000	$224	82
1300 Rainer Rd	0.04mi	3/2.0	1,224 (+6%)	5mo	$295,000	$241	80
1216 Harshaw Rd	0.08mi	3/1.0	1,260 (+9%)	1mo	$257,500	$204	80
1346 Rainer Rd	0.12mi	3/2.0	1,224 (+6%)	3mo	$299,900	$245	78
1423 Rainer Rd	0.18mi	3/2.0	1,260 (+9%)	0mo	$278,000	$221	72
1228 Elson Rd	0.03mi	3/2.0	1,292 (+12%)	6mo	$190,000	$147	69
1403 Rainer Rd	0.14mi	3/2.0	1,260 (+9%)	6mo	$184,999	$147	69
4012 Worrilow Rd	0.22mi	3/1.0	1,296 (+12%)	9mo	$174,000	$134	62
225 9th St Unit UPLAND	0.63mi	3/1.0	1,120 (-3%)	7mo	$160,000	$143	60
1009 Mulberry St	0.74mi	3/1.5	1,078 (-6%)	5mo	$215,000	$199	48
215 8th St	0.56mi	2/1.0 (-1)	1,023 (-11%)	3mo	$145,000	$142	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $13,490
• Equity at exit: $23,856

10-year hold

• IRR: 17.0%
• Equity multiple: 2.39×
• Total profit: $62,354
• Equity at exit: $13,834

Cash invested: $44,800 (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 19015

• Active inventory: 71
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$839
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $620

Break-even live

Break-even rent $1,227

Max offer price $159,999

Occupancy floor 64%

Sensitivity live

Price	-10% $710	-5% $665	+0% $620	+5% $574	+10% $529
Rent	-10% $461	-5% $540	+0% $620	+5% $699	+10% $779
Rate	-1.0pp $700	-0.5pp $660	base $620	+0.5pp $578	+1.0pp $536

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 Elson Rd Brookhaven, PA	3.0	2.0	1200	$1,900	$1.58	18d	1	0.04mi
1315 Harshaw Rd Brookhaven, PA	3.0	2.5	1260	$2,395	$1.90	0d	1	0.10mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,800	$2.32	25d	2	0.47mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,695	$2.19	0d	2	0.47mi
532 Brookhaven Rd Brookhaven, PA	1.0–2.0	1.0	720	$1,720	$2.39	0d	10	0.69mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	45d	1	0.97mi
1127 Ward St Chester, PA	2.0	1.0	800	$1,250	$1.56	9d	1	1.04mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	6d	1	1.10mi
2607 Edgmont Ave Unit 2F Brookhaven, PA	2.0	1.0	850	$1,600	$1.88	25d	1	1.10mi
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	45d	1	1.14mi
1425 Highland Ave Chester, PA	3.0	1.0	1212	$7,998	$6.60	0d	1	1.18mi
51 Park Valley Ln Brookhaven, PA	2.0	1.5	990	$1,795	$1.81	19d	1	1.23mi
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	25d	1	1.29mi
89 Park Valley Ln Brookhaven, PA	2.0	1.5	984	$1,705	$1.73	45d	1	1.31mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	45d	1	1.42mi
925 W 3rd St Chester, PA	4.0	1.0	1500	$1,700	$1.13	19d	1	1.42mi
3150 Concord Rd Unit B Aston Township, PA	2.0	1.0	850	$1,550	$1.82	12d	1	1.43mi
3312 W 13th St Chester, PA	2.0	1.0	936	$1,499	$1.60	23d	1	1.43mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	45d	1	1.45mi
45 Neeld Ln Aston, PA	3.0	2.0	1303	$2,900	$2.23	4d	1	1.48mi

Listing history 6 events

1. 2026-05-09
   listed $159,999 Active 994-char remark
2. 2001-12-06
   soldstatus $35,000
3. 2001-11-30
   soldstatus $35,000 197-char remark

   Show marketing remark (197 chars)

   Priced to sell, needs some updating/code upgrades. Attached garage, new dishwasher, newer hot water heater. AS-IS sale price with buyer responsible for all costs associated with necessary upgrades.

4. 2001-10-28
   historical 197-char remark

   Show marketing remark (197 chars)

   Priced to sell, needs some updating/code upgrades. Attached garage, new dishwasher, newer hot water heater. AS-IS sale price with buyer responsible for all costs associated with necessary upgrades.

5. 2001-10-20
   listed $35,000 197-char remark

   Show marketing remark (197 chars)

   Priced to sell, needs some updating/code upgrades. Attached garage, new dishwasher, newer hot water heater. AS-IS sale price with buyer responsible for all costs associated with necessary upgrades.

6. 1961-03-28
   soldstatus $11,990

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $1,646 · $137/mo
• Expected delta: +$882/yr (+$73/mo · 115.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,139
• − Mortgage interest: −$8,962
• − Property taxes: −$765
• − Insurance: −$800
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$4,655
• Taxable income: $5,095
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $6,214/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: Chester-Upland SD
• NCES district ID: 4205860
• Math proficiency: 4% ▼ -3.00%
• Reading proficiency: 17% ▼ -6.00%
• Median HH income: $29,790
• Composite: 8.05/100
• National rank: #9918
• State rank: #533 of 539 in PA

Livability — Upland

• Score: 64/100
• State rank: #1219
• US rank: #14480

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Delaware County · 399,863 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 16,464
• Household income: $82,450
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 321.0

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 (65%)
• Race & ethnicity: White 65% Black 24% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% 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: ▼ -175.22%
• Current HPI: 294.2115
• Rent YoY: —
• 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

+1084.3% since first listed

8 events — show timeline

• 2026-06-12 Sold (MLS) $142,000 BRIGHT MLS
• 2026-05-24 Pending — BRIGHT MLS
• 2026-05-09 Listed $159,999 BRIGHT MLS
• 2001-12-06 Sold (Public Records) $35,000 Public Records
• 2001-11-30 Sold (MLS) $35,000 BRIGHT MLS
• 2001-10-28 Listing Removed — BRIGHT MLS
• 2001-10-20 Listed $35,000 BRIGHT MLS
• 1961-03-28 Sold (Public Records) $11,990 Public Records

Property tax history

-4.7%/yr

Latest (2026): $765 · -51.3% YoY. Source: county tax records.