1115 E 11th St · Eddystone, PA 19022

$165,000

3 bd · 1.0 ba · 1,190 sqft · Townhouse public records · 30 Days on market

Built 1916 871 sqft lot Est $159k · at est.

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Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +5.9/15.0
• 1% rule +4.7/10.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 1115 E 11Th St! This well-maintained property offers three bedrooms and one and a half bathrooms, providing comfortable living space. The home features an enclosed sunlit foyer leading into a spacious living room and dining area, perfect for entertaining. The kitchen boasts granite countertops, white appliances, and vinyl plank flooring. Upstairs, you'll find three freshly painted bedrooms with new carpeting and a full bathroom. The basement is clean and offers potential for finishing to suit your needs. With its convenient location and inviting features, this home is ready to welcome its new owners

Key facts

• White appliances
• Dining area
• Granite countertops

Tags

• ENCLOSED SUNLIT FOYER
• SPACIOUS LIVING ROOM
• DINING AREA
• GRANITE COUNTERTOPS
• WHITE APPLIANCES
• VINYL PLANK FLOORING

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 60+ gallon hot water tank
• Home design: Interior townhouse / rowhouse; Fee simple ownership
• Construction: Brick construction; Concrete perimeter foundation; Above-grade and below-grade structures
• Exterior features: Chain link fencing; Not in a federal flood zone; Two or more access exits

Interior

• Kitchen: Efficient kitchen layout
• Bedrooms: Three bedrooms on the first upper level
• Flooring: Carpet
• Bathrooms: One full bathroom (all upper levels); One half bathroom on the main level
• Heating & cooling: Hot water heating; Oil-fired heating; Ceiling fans; Window air conditioning units
• Interior features: Carpet flooring in areas; Ceiling fans; Family room opens to the kitchen; Kitchen designed for efficiency; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $-17 ($-204/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (2.7% below list).
• Recommended offer: $161k (2.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#577 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime F, 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: Eddystone El Sch (math 22% / reading 37%, grade F, #1,125 of 1,518 statewide, top 75%, 241 students, 92% 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 65% FRL vs 31% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $80k; list at $165k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $160,584 (2.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $159,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1424 Ridley Ave	0.38mi	3/1.0	1,248 (+5%)	2mo	$130,000	$104	72
1118 Brown St	0.28mi	3/1.0	1,092 (-8%)	1mo	$147,000	$135	72
1109 Brown St	0.28mi	3/1.0	1,092 (-8%)	3mo	$47,000	$43	71
1008 E 18th St	0.59mi	3/1.0	1,200 (+1%)	1mo	$200,000	$167	70
1105 Brown St	0.28mi	3/1.0	1,080 (-9%)	4mo	$50,000	$46	68
744 Ashland Ave	0.22mi	3/2.0	1,300 (+9%)	4mo	$240,000	$185	67
921 Mcdowell Ave	0.40mi	3/1.0	1,108 (-7%)	3mo	$74,000	$67	67
853 E 14th St	0.35mi	4/2.0 (+1)	1,152 (-3%)	4mo	$210,000	$182	66
1124 Thomas St	0.22mi	3/1.0	1,046 (-12%)	7mo	$70,000	$67	64
936 Mcdowell Ave	0.42mi	3/1.0	1,108 (-7%)	7mo	$90,000	$81	64
1018 Remington St	0.28mi	3/1.0	1,032 (-13%)	6mo	$138,000	$134	59
176 Crum Creek Dr	0.65mi	3/1.0	1,120 (-6%)	4mo	$235,000	$210	56

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-27,704
• Equity at exit: $24,602

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-25,054
• Equity at exit: $14,266

Cash invested: $46,200 (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 19022

• Home prices YoY: -2.0%
• Active inventory: 16
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$865
• Tax from tax record: −$352 /mo · $4,219/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-17

Break-even live

Break-even rent $1,627

Max offer price $162,004

Occupancy floor 96%

Sensitivity live

Price	-10% $76	-5% $30	+0% $-17	+5% $-64	+10% $-110
Rent	-10% $-144	-5% $-80	+0% $-17	+5% $46	+10% $110
Rate	-1.0pp $66	-0.5pp $25	base $-17	+0.5pp $-60	+1.0pp $-103

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Thomas St Chester, PA	3.0	1.0	833	$1,399	$1.68	26d	1	0.15mi
1124 Thomas St Chester, PA	3.0	1.0	1046	$1,200	$1.15	26d	1	0.20mi
1312 E 13th St Crum Lynne, PA	3.0	1.0	1280	$1,940	$1.52	20d	1	0.20mi
1118 Brown St Unit 318 Chester, PA	3.0	1.0	1092	$1,900	$1.74	16d	1	0.25mi
1211 Johnson St Chester, PA	3.0	1.0	882	$1,500	$1.70	4d	1	0.33mi
921 E 15th St Chester, PA	3.0	1.0	1279	$1,650	$1.29	0d	1	0.37mi
1510 Washington Ave Chester, PA	4.0	1.5	1280	$2,000	$1.56	20d	1	0.41mi
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	9d	1	0.57mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	9d	1	0.78mi
2015 Hyatt St Chester, PA	3.0	1.5	988	$1,950	$1.97	0d	1	0.79mi
1944 Ridley Mill Ln Woodlyn, PA	2.0	1.0	840	$1,600	$1.90	45d	1	0.88mi
1400 MacDade Blvd Woodlyn, PA	1.0–2.0	1.0	775	$1,600	$2.06	45d	2	0.96mi
1433 Grant Ave Unit B Woodlyn, PA	2.0	1.0	1200	$1,450	$1.21	45d	1	0.96mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	45d	1	1.09mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	45d	1	1.14mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	0d	12	1.17mi
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	26d	1	1.18mi
2701 Madison St Chester, PA	1.0–2.0	1.0	860	$1,533	$1.78	3d	10	1.25mi
225 W Chester Pike Unit 1 Ridley Park, PA	2.0	1.0	837	$1,750	$2.09	26d	1	1.26mi
225 W Chester Pike Unit 1 Ridley Park, PA	2.0	1.0	837	$1,500	$1.79	45d	1	1.26mi
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	45d	1	1.28mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	45d	1	1.39mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	7d	1	1.50mi

Listing history 31 events

1. 2026-06-21
   days on market $165,000 Active 30 DOM
2. 2026-06-18
   days on market $165,000 Active 27 DOM
3. 2026-06-17
   days on market $165,000 Active 26 DOM
4. 2026-06-16
   days on market $165,000 Active 25 DOM
5. 2026-06-15
   days on market $165,000 Active 24 DOM
6. 2026-06-13
   days on market $165,000 Active 22 DOM
7. 2026-06-13
   days on market $165,000 Active 21 DOM
8. 2026-06-09
   days on market $165,000 Active 18 DOM
9. 2026-06-08
   days on market $165,000 Active 17 DOM
10. 2026-06-07
    days on market $165,000 Active 16 DOM
11. 2026-06-04
    days on market $165,000 Active 13 DOM
12. 2026-06-03
    days on market $165,000 Active 12 DOM
13. 2026-06-02
    days on market $165,000 Active 11 DOM
14. 2026-06-01
    days on market $165,000 Active 10 DOM
15. 2026-05-31
    days on market $165,000 Active 9 DOM
16. 2026-05-22
    listed $165,000 Active
17. 2026-01-20
    historical
18. 2025-11-27
    price $165,000
19. 2025-10-30
    status Active
20. 2025-10-15
    historical Active Under Contract
21. 2025-09-11
    price $175,000
22. 2025-06-18
    listed $180,000 Active
23. 2024-01-10
    historical
24. 2023-12-13
    price $169,000
25. 2023-11-09
    listed $179,000 Active
26. 2023-10-27
    historical
27. 2023-04-27
    listed $180,000 Active
28. 2021-03-26
    soldstatus $80,000
29. 2000-03-10
    historical
30. 1999-09-10
    listed $39,000
31. 1988-06-08
    soldstatus $57,900

ⓘ 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: $4,219 · $352/mo
• Projected year-2 tax: $4,219 · $352/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 5/10 Major FEMA zone X (shaded) · 24% 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: $19,270
• − Mortgage interest: −$9,243
• − Property taxes: −$4,219
• − Insurance: −$825
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$4,800
• Taxable loss: −$2,899
• Est. tax savings @ 24.0%: +$696
• After-tax cash flow: $492/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 — Eddystone

• Score: 73/100
• State rank: #577
• US rank: #5500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eddystone, PA
• City population: 3,882
• Population (ZIP): 3,882

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 White (76%)
• Race & ethnicity: White 76% Black 15% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Italian 4% Romanian 4% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Arabic 2% German/W. Germanic 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: ▼ -5.01%
• Current HPI: 246.739
• Rent YoY: —
• Metro: —
• 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

+185.0% since first listed

16 events — show timeline

• 2026-05-22 Listed $165,000 BRIGHT MLS
• 2026-01-20 Listing Removed — BRIGHT MLS
• 2025-11-27 Price Changed $165,000 BRIGHT MLS
• 2025-10-30 Relisted — BRIGHT MLS
• 2025-10-15 Contingent — BRIGHT MLS
• 2025-09-11 Price Changed $175,000 BRIGHT MLS
• 2025-06-18 Listed $180,000 BRIGHT MLS
• 2024-01-10 Listing Removed — BRIGHT MLS
• 2023-12-13 Price Changed $169,000 BRIGHT MLS
• 2023-11-09 Listed $179,000 BRIGHT MLS
• 2023-10-27 Listing Removed — BRIGHT MLS
• 2023-04-27 Listed $180,000 BRIGHT MLS
• 2021-03-26 Sold (Public Records) $80,000 Public Records
• 2000-03-10 Listing Removed — BRIGHT MLS
• 1999-09-10 Listed $39,000 BRIGHT MLS
• 1988-06-08 Sold (Public Records) $57,900 Public Records

Property tax history

+4.0%/yr

Latest (2026): $4,219 · +32.2% YoY. Source: county tax records.