3926 Gideon Rd · Upland, PA 19015

$175,000

3 bd · 2.0 ba · 1,368 sqft · Other public records · 7 Days on market

Built 1970

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• 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

HUD owned. Refer to case#441-458876. Property sold "as is". All buyers must have written preapproval from a lender that will lend on "as is" homes. This property is FHA approved IE with $1683 in escrow. No escrows required for cash or conventional financing. Use caution! Utilities are off. Buyer pays all transfer tax. Bid. Owner occupied bids for the 1st 10 days. Can settle in 45 days or less. Selling agent must order c/o

Key facts

• Built 1970
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).

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: 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.
• Zoned schools: Toby Farms Intermediate School (math 2% / reading 12%, grade F, #506 of 512 statewide, top 99%, 299 students, 100% FRL) — zoned schools average 100% FRL vs 81% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 71 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 $60k; list at $175k implies a 191% gain — meaningful room to come down on a strong offer.

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 $175,000

Questions for the listing agent

1. Built in 1970 — 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: 1.09% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-211
• Equity at exit: $26,093

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $35,889
• Equity at exit: $15,131

Cash invested: $49,000 (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 19015

• Active inventory: 71
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$918
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $443

Break-even live

Break-even rent $1,345

Max offer price $175,000

Occupancy floor 72%

Sensitivity live

Price	-10% $542	-5% $492	+0% $443	+5% $393	+10% $344
Rent	-10% $292	-5% $368	+0% $443	+5% $518	+10% $593
Rate	-1.0pp $531	-0.5pp $487	base $443	+0.5pp $398	+1.0pp $351

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 Harshaw Rd Brookhaven, PA	3.0	2.5	1260	$2,395	$1.90	0d	1	0.17mi
1224 Elson Rd Brookhaven, PA	3.0	2.0	1200	$1,900	$1.58	19d	1	0.25mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,695	$2.19	0d	2	0.65mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,800	$2.32	25d	2	0.65mi
2717 Bethel Rd Chester, PA	3.0	1.0	1785	$1,350	$0.76	6d	1	0.75mi
2104 N Williams Cir Chester, PA	4.0	1.5	1540	$1,895	$1.23	45d	1	0.75mi
1425 Highland Ave Chester, PA	3.0	1.0	1212	$7,998	$6.60	0d	1	0.93mi
3312 W 13th St Chester, PA	2.0	1.0	936	$1,499	$1.60	23d	1	1.17mi
206 W Parkway Ave Chester, PA	2.0	1.0	1666	$1,450	$0.87	25d	1	1.20mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	45d	1	1.22mi
2106 W 4th St Unit 2 Chester, PA	2.0	1.0	1736	$1,100	$0.63	45d	1	1.24mi
2832 W 6th St Unit 306 Chester, PA	3.0	1.0	1428	$1,500	$1.05	6d	1	1.31mi
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	45d	1	1.35mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	6d	1	1.35mi
425 Highland Ave Apt A Chester, PA	2.0	1.5	990	$1,000	$1.01	22d	1	1.36mi
425 Highland Ave Apt A Chester, PA	2.0	1.5	1829	$1,000	$0.55	45d	1	1.36mi
925 W 3rd St Chester, PA	4.0	1.0	1500	$1,700	$1.13	20d	1	1.41mi
2723 W 3rd St Unit 1F Chester, PA	4.0	1.5	1800	$1,425	$0.79	22d	1	1.47mi
2723 W 3rd St Unit 1F Chester, PA	4.0	1.5	1800	$1,425	$0.79	6d	1	1.47mi
2723 W 3rd St Unit 1F Chester, PA	4.0	1.5	1800	$1,425	$0.79	25d	1	1.47mi
2723 W 3rd St Unit 1F Chester, PA	4.0	1.5	1800	$1,500	$0.83	45d	1	1.47mi
51 Park Valley Ln Brookhaven, PA	2.0	1.5	990	$1,795	$1.81	20d	1	1.49mi

Listing history 6 events

1. 2026-06-21
   days on market $175,000 Active 7 DOM
2. 2026-06-18
   days on market $175,000 Active 4 DOM
3. 2026-06-17
   days on market $175,000 Active 3 DOM
4. 2026-06-16
   days on market $175,000 Active 2 DOM
5. 2026-06-15
   remarks 60-char remark
6. 2026-06-15
   listed $175,000 Active 1 DOM

ⓘ 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: $861 · $72/mo
• Projected year-2 tax: $1,813 · $151/mo
• Expected delta: +$952/yr (+$79/mo · 110.6%)

ⓘ 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 ≥104°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: $22,865
• − Mortgage interest: −$9,803
• − Property taxes: −$861
• − Insurance: −$875
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$5,091
• Taxable income: $2,577
• Est. tax owed @ 24.0%: −$618
• After-tax cash flow: $4,696/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

+525.0% since first listed

6 events — show timeline

• 2026-06-15 Listed $175,000 FSBO.com
• 2005-04-04 Sold (MLS) $60,155 BRIGHT MLS
• 2005-02-08 Listing Removed — BRIGHT MLS
• 2005-01-28 Listed $60,155 BRIGHT MLS
• 1993-04-23 Sold (Public Records) $59,000 Public Records
• 1986-01-07 Sold (Public Records) $28,000 Public Records

Property tax history

-5.4%/yr

Latest (2026): $861 · -51.3% YoY. Source: county tax records.