7000 Greenwood Ave · East Lansdowne, PA 19082

$75,000

3 bd · 1.0 ba · 896 sqft · Townhouse public records · 4 Days on market

Built 1940 4,356 sqft lot Est $145k · 48% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Brick twin being sold AS IS. Large fenced side yard, 2 Bedrooms, 1 Bath, Rear Deck, Garage, Shed. Replacement windows, Gas Heating , Ample Yard with Shed, rear driveway, Garage. A great investment property opportunity. Sold As Is. Allow 90 days for closing.

Key facts

• Gas heating
• Brick twin
• Rear deck

Tags

• BRICK TWIN
• LARGE FENCED SIDE YARD
• REAR DECK
• REPLACEMENT WINDOWS
• GAS HEATING
• AMPLE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $75k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).

Location & tenants

• Location reads 77/100 on livability (#340 in PA, #2,990 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $75k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.5% 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 $75,000

Questions for the listing agent

1. Built in 1940 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.14% ✓
• Cap rate: 15.24%
• Cash-on-cash: 31.96%
• DSCR: 2.42
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $145,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7042 Clinton Rd	0.20mi	2/1.0 (-1)	902 (+1%)	2mo	$135,000	$150	83
7129 Seaford Rd	0.16mi	2/1.0 (-1)	936 (+4%)	4mo	$140,000	$150	77
7023 Guilford Rd	0.26mi	2/1.0 (-1)	868 (-3%)	1mo	$100,000	$115	76
6984 Aberdeen Rd	0.17mi	2/1.0 (-1)	845 (-6%)	4mo	$81,000	$96	74
6993 Guilford Rd	0.22mi	2/1.5 (-1)	840 (-6%)	2mo	$100,000	$119	71
641 Copley Rd	0.30mi	3/1.0	818 (-9%)	4mo	$162,000	$198	68
614 Littlecroft Rd	0.31mi	3/1.5	818 (-9%)	2mo	$163,000	$199	68
312 Wiltshire Rd	0.57mi	2/1.0 (-1)	896 (0%)	2mo	$155,000	$173	67
513 Woodcliffe Rd	0.38mi	2/1.0 (-1)	841 (-6%)	2mo	$136,500	$162	66
7273 Guilford Rd	0.50mi	2/1.0 (-1)	876 (-2%)	3mo	$131,000	$150	65
6643 Church Ln	0.55mi	2/1.0 (-1)	832 (-7%)	2mo	$160,000	$192	56
536 Cypress St	0.66mi	3/1.0	1,010 (+13%)	4mo	$190,000	$188	44

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: 25.2%
• Equity multiple: 2.02×
• Total profit: $21,417
• Equity at exit: $11,183

10-year hold

• IRR: 32.0%
• Equity multiple: 3.68×
• Total profit: $56,330
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$393
• Tax from tax record: −$282 /mo · $3,388/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $559

Break-even live

Break-even rent $895

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7111 Greenwood Ave Upper Darby, PA	3.0	1.5	1064	$1,800	$1.69	44d	1	0.13mi
7116 Seaford Rd Upper Darby, PA	2.0	1.0	996	$1,600	$1.61	44d	1	0.14mi
6965 Clinton Rd Upper Darby, PA	2.0	1.0	986	$1,675	$1.70	44d	1	0.18mi
7139 Greenwood Ave Upper Darby, PA	3.0	1.0	1064	$1,600	$1.50	24d	1	0.18mi
7026 Clinton Rd Upper Darby, PA	2.0	1.5	902	$1,650	$1.83	44d	1	0.20mi
7050 Clinton Rd Upper Darby, PA	2.0	1.0	977	$1,550	$1.59	44d	1	0.23mi
702 Copley Rd Upper Darby, PA	3.0	1.0	1044	$1,750	$1.68	24d	1	0.27mi
671 Long Ln Unit B Upper Darby Township, PA	2.0	1.5	850	$1,300	$1.53	24d	1	0.35mi
124 Lexington Ave Unit 2 Lansdowne, PA	2.0	1.0	1000	$1,500	$1.50	3d	1	0.43mi
444 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	5d	1	0.44mi
411 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	20d	1	0.47mi
430 Glendale Rd Upper Darby, PA	3.0	1.0	1090	$1,650	$1.51	22d	1	0.52mi
7147 Radbourne Rd Upper Darby, PA	3.0	1.0	1096	$1,850	$1.69	13d	1	0.58mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	13d	1	0.78mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	18d	1	0.78mi
16 N Rigby Ave Unit 3 Lansdowne, PA	2.0	1.0	656	$1,245	$1.90	44d	1	0.87mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	24d	1	0.97mi
130 Garrett Rd Upper Darby, PA	2.0	1.0	675	$999	$1.48	5d	2	1.00mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	24d	1	1.07mi
810 Rundale Ave Lansdowne, PA	2.0	1.0	868	$1,500	$1.73	24d	1	1.10mi
7100 W Chester Pike Upper Darby Township, PA	1.0–2.0	1.0	770	$1,315	$1.71	24d	5	1.16mi
5 W Plumstead Ave Unit 1 Lansdowne, PA	2.0	1.0	1100	$1,550	$1.41	24d	1	1.19mi
101 W Baltimore Ave Unit B04 Lansdowne, PA	2.0	1.0	925	$1,469	$1.59	24d	1	1.36mi
101 W Baltimore Ave Unit H4 Lansdowne, PA	2.0	1.0	925	$1,449	$1.57	22d	1	1.36mi
504 S Lansdowne Ave Lansdowne, PA	2.0	1.0	815	$1,555	$1.91	1d	4	1.38mi
83 S State Rd Unit B502 Upper Darby Township, PA	2.0	1.0	800	$1,289	$1.61	2d	1	1.40mi

Listing history 4 events

1. 2024-07-13
   status Pending
2. 2024-07-09
   listed $75,000 Active
3. 1986-06-03
   soldstatus $45,000
4. 1984-08-20
   soldstatus $38,900

ⓘ 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: $3,388 · $282/mo
• Projected year-2 tax: $3,388 · $282/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: $19,234
• − Mortgage interest: −$4,201
• − Property taxes: −$3,388
• − Insurance: −$375
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$2,182
• Taxable income: $6,011
• Est. tax owed @ 24.0%: −$1,443
• After-tax cash flow: $5,270/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 — East Lansdowne

• Score: 77/100
• State rank: #340
• US rank: #2990

Category grades

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

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): 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

+92.8% since first listed

4 events — show timeline

• 2024-07-13 Pending — BRIGHT MLS
• 2024-07-09 Listed $75,000 BRIGHT MLS
• 1986-06-03 Sold (Public Records) $45,000 Public Records
• 1984-08-20 Sold (Public Records) $38,900 Public Records

Property tax history

+3.2%/yr

Latest (2026): $3,388 · +7.7% YoY. Source: county tax records.