135 Hirst Ave · East Lansdowne, PA 19050

$160,000

4 bd · 1.5 ba · 2,172 sqft · SingleFamily public records · 5 Days on market

Built 1910 8,712 sqft lot

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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 +22.2/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Rent growth +4.7/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1St:Lr, Dr, Fr/Fp, Kit, Pr, Oe 2Nd:3 Br, Marble Bath 3Rd:2 Br (Heated), Flrd Attic Bsmt:Full, Unfinished Needs Tlc. * * * * * $900 Bonus To S/O For Accept A/S Paid At Settlement * * * * *

Key facts

• Formal dining room
• Ample parking
• Cozy family room

Tags

• ENCLOSED PORCH
• FORMAL DINING ROOM
• COZY FAMILY ROOM
• OUTDOOR LIVING
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

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.
• William Penn SD (suburban): math 11% / reading 28% proficiency, ranked #491 of 539 in PA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.9%/yr); 94 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• At $2,321/mo this rent would consume 46% of the median local household income ($61k/yr) (locally 1738% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 8.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 32y 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 $75k; list at $160k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 5.0% of price; built in 1910 — 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 $160,000

Questions for the listing agent

1. Built in 1910 — 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: 1.45% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $321,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Hirst Ave	0.00mi	4/1.5	2,172 (0%)	2mo	$180,000	$83	99
81 Price Ave	0.30mi	4/1.5	2,050 (-6%)	1mo	$368,000	$180	76
300 N Maple Ave	0.49mi	4/2.5	2,192 (+1%)	12mo	$435,000	$198	61
29 N Maple Ave	0.28mi	5/1.5 (+1)	2,320 (+7%)	11mo	$226,000	$97	61
301 N Maple Ave	0.48mi	4/1.0	2,066 (-5%)	12mo	$244,000	$118	58
58 Price Ave	0.35mi	5/1.0 (+1)	2,284 (+5%)	13mo	$290,000	$127	57
232 Crawford Ave	0.51mi	4/2.0	2,020 (-7%)	16mo	$325,000	$161	49
63 W Greenwood Ave W	0.71mi	5/3.0 (+1)	2,248 (+4%)	9mo	$210,000	$93	43
292 Green Ave	0.67mi	4/2.0	1,957 (-10%)	14mo	$422,500	$216	39
101-A Lincoln Ave	0.70mi	3/2.5 (-1)	2,371 (+9%)	8mo	$216,000	$91	36
281 Wayne Ave	0.73mi	3/2.0 (-1)	2,345 (+8%)	12mo	$347,600	$148	36
75 W Stratford Ave	0.71mi	4/3.5	2,435 (+12%)	12mo	$450,000	$185	29

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,324
• Equity at exit: $23,857

10-year hold

• IRR: 16.9%
• Equity multiple: 2.82×
• Total profit: $81,488
• 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 19050

• Rents YoY: 8.9%
• Active inventory: 94
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,321 high
• Mortgage (P&I): −$839
• Tax from tax record: −$666 /mo · $7,996/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $262

Break-even live

Break-even rent $1,990

Max offer price $160,000

Occupancy floor 84%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 N Union Ave Lansdowne, PA	4.0	1.5	1678	$2,345	$1.40	20d	1	0.16mi
317 Barker Ave Lansdowne, PA	3.0	2.0	1596	$2,700	$1.69	24d	1	0.58mi
228 Bayard Rd Upper Darby, PA	3.0	2.5	1600	$2,095	$1.31	5d	1	0.78mi
1200 Angora Dr Lansdowne, PA	3.0	1.0	1530	$2,300	$1.50	5d	1	1.17mi
44 Sunshine Rd Upper Darby, PA	4.0	1.0	1481	$1,795	$1.21	22d	1	1.46mi

Listing history 6 events

1. 2026-04-15
   status Pending
2. 2026-04-10
   listed $160,000 Active
3. 1994-07-12
   soldstatus $75,000
4. 1994-06-30
   soldstatus $75,000 203-char remark

   Show marketing remark (203 chars)

   1St:Lr, Dr, Fr/Fp, Kit, Pr, Oe 2Nd:3 Br, Marble Bath 3Rd:2 Br (Heated), Flrd Attic Bsmt:Full, Unfinished Needs Tlc. * * * * * $900 Bonus To S/O For Accept A/S Paid At Settlement * * * * *

5. 1994-04-20
   historical 203-char remark

   Show marketing remark (203 chars)

   1St:Lr, Dr, Fr/Fp, Kit, Pr, Oe 2Nd:3 Br, Marble Bath 3Rd:2 Br (Heated), Flrd Attic Bsmt:Full, Unfinished Needs Tlc. * * * * * $900 Bonus To S/O For Accept A/S Paid At Settlement * * * * *

6. 1994-02-25
   listed $75,000 203-char remark

   Show marketing remark (203 chars)

   1St:Lr, Dr, Fr/Fp, Kit, Pr, Oe 2Nd:3 Br, Marble Bath 3Rd:2 Br (Heated), Flrd Attic Bsmt:Full, Unfinished Needs Tlc. * * * * * $900 Bonus To S/O For Accept A/S Paid At Settlement * * * * *

ⓘ 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: $7,996 · $666/mo
• Projected year-2 tax: $7,996 · $666/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: $27,853
• − Mortgage interest: −$8,962
• − Property taxes: −$7,996
• − Insurance: −$800
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$4,655
• Taxable income: $984
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $2,903/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: William Penn SD
• NCES district ID: 4226390
• Math proficiency: 11% ▼ -3.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $48,543
• Composite: 17.29/100
• National rank: #9086
• State rank: #491 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

• Census place: East Lansdowne, PA
• County: Delaware County · 399,863 people
• City population: 41,541
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 29,373
• Household income: $60,859
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1738.0

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: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 22% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Swiss 4% Hispanic 3% Lithuanian 1%
• Foreign-born: 17% · Canada, United Kingdom, Vietnam
• Languages at home: 84% English-only · French/Haitian/Cajun 5% Spanish 3% Other Indo-European 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: ▼ -202.83%
• Current HPI: 287.6419
• Rent YoY: ▲ 8.87%
• 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

+113.3% since first listed

6 events — show timeline

• 2026-04-15 Pending — BRIGHT MLS
• 2026-04-10 Listed $160,000 BRIGHT MLS
• 1994-07-12 Sold (Public Records) $75,000 Public Records
• 1994-06-30 Sold (MLS) $75,000 BRIGHT MLS
• 1994-04-20 Listing Removed — BRIGHT MLS
• 1994-02-25 Listed $75,000 BRIGHT MLS

Property tax history

+3.6%/yr

Latest (2026): $7,996 · +25.4% YoY. Source: county tax records.