1318 Wycombe Ave · Darby, PA 19023

$144,900

3 bd · 1.0 ba · 1,120 sqft · Townhouse public records · 58 Days on market

Built 1950 1,307 sqft lot $129/sqft · 27% below area Est $197k · 27% under ↓ 5% since listing

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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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.6/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Brick Row Home that needs work, but worth the sweat equity and investment. The After Renovation Value (ARV) is strong in this neighborhood of Lansdowne Park, and can also make a great rental property for the investor's portfolio. If you plan on renovating and living here, it's a great opportunity as your first starter home in a nice stable neighborhood and convenient location. The home is being sold in as-is condition, and the Buyer is responsible for the Conditional U & O with Darby Borough.

Key facts

• Parking
• Built 1950
• Listed 57 days

Property features AI

Finance

• Other: Not in a federal flood zone; Year built information estimated

Exterior

• Parking: Driveway parking (1 space)
• Utilities: Public water; Public sewer; Natural gas hot water; 100 amp electric service; Municipal trash service
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Major rehab needed
• Construction: Brick construction; Stone foundation; Flat roof; Vinyl-clad windows; Building winterized
• Exterior features: Patio(s); Lot approximately 16 x 78 (estimated)

Interior

• Kitchen: Gas range/oven; Refrigerator
• Bedrooms: Three bedrooms on the main upper level
• Flooring: Hardwood; Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (oil-fired); Window air conditioning units
• Interior features: Plaster walls; Unfinished basement (basement present); 6 total rooms (including living room, dining room, kitchen)
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $145k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.3% in Darby — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#485 in PA, #4,468 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D+, employment 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.
• Zoned schools: Penn Wood Hs (math 25% / reading 15%, grade F, #387 of 437 statewide, top 89%, 1,170 students, 95% FRL) — zoned schools average 95% FRL vs 69% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+13.1%/yr); 98 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 43% of the median local income ($46k/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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

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 $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.16% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 7.2

CMA / ARV

• ARV (median comp): $197,343
• List price: $144,900
• Delta: -26.57%
• 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
1339 Park Ln	0.06mi	3/1.0	1,120 (0%)	2mo	$230,000	$205	96
1232 Edgehill Rd	0.09mi	3/1.0	1,120 (0%)	1mo	$214,000	$191	95
234 Spring Valley Rd	0.12mi	3/1.0	1,120 (0%)	0mo	$130,000	$116	94
123 Spring Valley Rd	0.17mi	3/1.0	1,120 (0%)	1mo	$180,000	$161	91
33 Mermont Cir	0.24mi	3/1.0	1,120 (0%)	0mo	$200,000	$179	88
1300 Wycombe Ave	0.03mi	3/1.0	1,190 (+6%)	1mo	$129,000	$108	88
902 Maple Ter	0.39mi	3/1.0	1,234 (+10%)	0mo	$114,000	$92	65
217 N 7th St	0.52mi	3/2.0	1,188 (+6%)	1mo	$140,000	$118	61
4 S 6th St	0.69mi	3/1.5	1,210 (+8%)	2mo	$209,000	$173	51
231 Hamilton Ave	0.74mi	3/1.0	1,260 (+12%)	2mo	$106,000	$84	43
524 Orchard Ave	0.73mi	3/2.5	1,288 (+15%)	0mo	$275,000	$214	35
530 Orchard Ave	0.72mi	4/1.5 (+1)	1,288 (+15%)	1mo	$290,000	$225	34

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: 0.1%
• Equity multiple: 1.01×
• Total profit: $242
• Equity at exit: $21,605

10-year hold

• IRR: 14.6%
• Equity multiple: 2.48×
• Total profit: $59,898
• Equity at exit: $12,528

Cash invested: $40,572 (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 19023

• Rents YoY: 13.1%
• Active inventory: 98
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$760
• Tax from tax record: −$272 /mo · $3,265/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $232

Break-even live

Break-even rent $1,383

Max offer price $144,900

Occupancy floor 81%

Sensitivity live

Price	-10% $314	-5% $273	+0% $232	+5% $191	+10% $150
Rent	-10% $100	-5% $166	+0% $232	+5% $298	+10% $365
Rate	-1.0pp $305	-0.5pp $269	base $232	+0.5pp $195	+1.0pp $156

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	44d	1	0.25mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	1000	$1,450	$1.45	25d	1	0.34mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	800	$1,450	$1.81	12d	1	0.34mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	6d	1	0.37mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	12d	1	0.37mi
924 Maple Ter Darby, PA	3.0	1.5	1190	$2,000	$1.68	6d	1	0.39mi
504 S Lansdowne Ave Lansdowne, PA	2.0	1.0	815	$1,545	$1.90	0d	4	0.48mi
909 Springfield Rd Unit D Darby, PA	4.0	1.0	900	$1,600	$1.78	44d	1	0.60mi
146 S Lansdowne Ave Apt A9 Lansdowne, PA	2.0	1.0	950	$1,469	$1.55	0d	1	0.63mi
810 Rundale Ave Lansdowne, PA	2.0	1.0	868	$1,500	$1.73	25d	1	0.63mi
2 Winthrop Rd Darby, PA	3.0	1.5	1224	$1,900	$1.55	23d	1	0.64mi
106 N 6th St Darby, PA	2.0	1.0	1200	$1,550	$1.29	44d	1	0.64mi
619 Baily Rd Lansdowne, PA	3.0	1.0	1288	$1,850	$1.44	19d	1	0.69mi
69 S 7th St Darby, PA	3.0	2.0	1446	$1,700	$1.18	44d	1	0.70mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	13d	1	0.72mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	19d	1	0.72mi
209 Hamilton Ave Darby, PA	4.0	1.0	1400	$1,595	$1.14	16d	1	0.73mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	25d	1	0.82mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	25d	1	0.84mi
300 N Front St Darby, PA	2.0	1.0	850	$1,395	$1.64	44d	1	0.89mi
700 Pine St Unit 2F Darby, PA	2.0	1.0	1100	$1,250	$1.14	19d	1	0.94mi
101 W Baltimore Ave Unit B04 Lansdowne, PA	2.0	1.0	925	$1,469	$1.59	25d	1	1.08mi
101 W Baltimore Ave Unit H4 Lansdowne, PA	2.0	1.0	925	$1,449	$1.57	23d	1	1.08mi
124 Lexington Ave Unit 2 Lansdowne, PA	2.0	1.0	1000	$1,500	$1.50	4d	1	1.16mi
601 Poplar St Sharon Hill, PA	1.0–2.0	1.0	787	$1,599	$2.03	16d	5	1.17mi
412 S 2nd St Darby, PA	3.0	1.0	1190	$1,100	$0.92	6d	1	1.17mi
417 S 2nd St Darby, PA	3.0	1.0	1190	$1,020	$0.86	6d	1	1.20mi
118 Felton Ave Darby, PA	3.0	1.0	1152	$1,750	$1.52	23d	1	1.21mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,450	$2.40	25d	1	1.25mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,350	$2.30	45d	1	1.25mi
534 S 4th St Darby, PA	3.0	1.0	1500	$1,695	$1.13	0d	1	1.27mi
7147 Radbourne Rd Upper Darby, PA	3.0	1.0	1096	$1,850	$1.69	13d	1	1.29mi
137 W Maryland Ave Unit 2nd Flr Aldan, PA	2.0	1.0	800	$1,400	$1.75	6d	1	1.30mi
7116 Seaford Rd Upper Darby, PA	2.0	1.0	996	$1,600	$1.61	44d	1	1.34mi
7139 Greenwood Ave Upper Darby, PA	3.0	1.0	1064	$1,600	$1.50	25d	1	1.42mi
7111 Greenwood Ave Upper Darby, PA	3.0	1.5	1064	$1,800	$1.69	44d	1	1.43mi
702 Copley Rd Upper Darby, PA	3.0	1.0	1044	$1,750	$1.68	25d	1	1.45mi
7216 Clinton Rd Upper Darby, PA	3.0	1.0	1170	$1,815	$1.55	3d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $144,900 Active 58 DOM
2. 2026-06-18
   days on market $144,900 Active 55 DOM
3. 2026-06-17
   days on market $144,900 Active 54 DOM
4. 2026-06-16
   days on market $144,900 Active 53 DOM
5. 2026-06-15
   days on market $144,900 Active 52 DOM
6. 2026-06-13
   days on market $144,900 Active 50 DOM
7. 2026-06-13
   days on market $144,900 Active 49 DOM
8. 2026-06-09
   days on market $144,900 Active 46 DOM
9. 2026-06-08
   days on market $144,900 Active 45 DOM
10. 2026-06-07
    days on market $144,900 Active 44 DOM
11. 2026-06-04
    days on market $144,900 Active 41 DOM
12. 2026-06-03
    days on market $144,900 Active 40 DOM
13. 2026-06-02
    days on market $144,900 Active 39 DOM
14. 2026-06-01
    days on market $144,900 Active 38 DOM
15. 2026-05-31
    days on market $144,900 Active 37 DOM
16. 2026-04-24
    listed $152,000 Active 502-char remark

ⓘ 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: $3,265 · $272/mo
• Projected year-2 tax: $3,265 · $272/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: $20,117
• − Mortgage interest: −$8,117
• − Property taxes: −$3,265
• − Insurance: −$724
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$4,215
• Taxable income: $577
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $2,646/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 — Darby

• Score: 74/100
• State rank: #485
• US rank: #4468

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Darby, PA
• County: Delaware County · 399,863 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 22,247
• Household income: $46,463
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 1468.0

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 (76%)
• Race & ethnicity: Black 76% White 15% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Swiss 5% Hispanic 1% Romanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 84% English-only · French/Haitian/Cajun 4% Spanish 3% 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: ▼ -190.50%
• Current HPI: 277.7034
• Rent YoY: ▲ 13.10%
• 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

-4.7% since first listed

2 events — show timeline

• 2026-05-28 Price Changed $144,900 BRIGHT MLS
• 2026-04-24 Listed $152,000 BRIGHT MLS

Property tax history

+0.8%/yr

Latest (2026): $3,265 · -0.5% YoY. Source: county tax records.