6805-07 Marshall Rd · Upper Darby, PA 19082

$279,000

16 bd · None ba · 3,900 sqft · MultiFamily · 114 Days on market

Built 1920 Fair condition $72/sqft · 20% below area Est $349k · 20% 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
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Investor contractor , price to sale , here is your opportunity to own 4 unit mix use property , in upper darby , first floor has two store front , and 2nd floor has two residencial unit , each unit has 2 bedroom one bathroom , separate electric and gas meter , ,prevoiusly store was rented to hair salon , currently vacant , you may keep store or convaert to residencial with zoning change , property will sold as is ,

Key facts

• Two store front
• Two residential unit
• Zoning change

Tags

• 4 UNIT MIX USE PROPERTY
• TWO STORE FRONT
• TWO RESIDENTIAL UNIT
• ZONING CHANGE

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $279k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $628/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $279k).
• Recommended offer: $254k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• At $5,621/mo this rent would consume 118% of the median local household income ($57k/yr) (locally 2416% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $78k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($254k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $253,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.01% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.59%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (median comp): $348,630
• List price: $279,000
• Delta: -19.97%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.62% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 2.37×
• Total profit: $107,197
• Equity at exit: $41,600

10-year hold

• IRR: 39.4%
• Equity multiple: 4.44×
• Total profit: $269,014
• Equity at exit: $24,123

Cash invested: $78,120 (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: 16.5×

Monthly cashflow live

• Estimated rent: $5,621 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,180
• Net cashflow: $2,512

Break-even live

Break-even rent $2,441

Max offer price $279,000

Occupancy floor 50%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,620
Total (4 units)			$5,621

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $279,000 Active 114 DOM
2. 2026-06-17
   days on market $279,000 Active 113 DOM
3. 2026-06-16
   days on market $279,000 Active 112 DOM
4. 2026-06-15
   days on market $279,000 Active 111 DOM
5. 2026-06-13
   days on market $279,000 Active 109 DOM
6. 2026-06-13
   days on market $279,000 Active 108 DOM
7. 2026-06-09
   days on market $279,000 Active 105 DOM
8. 2026-06-08
   days on market $279,000 Active 104 DOM
9. 2026-06-07
   days on market $279,000 Active 103 DOM
10. 2026-06-04
    days on market $279,000 Active 100 DOM
11. 2026-06-03
    days on market $279,000 Active 99 DOM
12. 2026-06-02
    days on market $279,000 Active 98 DOM
13. 2026-06-01
    days on market $279,000 Active 97 DOM
14. 2026-05-31
    days on market $279,000 Active 96 DOM
15. 2026-02-25
    price $279,000 426-char remark

    Show marketing remark (426 chars)

    Investor contractor , price to sale , here is your opportunity to own 4 unit mix use property , in upper darby , first floor has two store front , and 2nd floor has two residencial unit , each unit has 2 bedroom one bathroom , separate electric and gas meter , ,prevoiusly store was rented to hair salon , currently vacant , you may keep store or convaert to residencial with zoning change , property will sold as is ,

16. 2026-02-24
    listed $275,000 Active 426-char remark

    Show marketing remark (426 chars)

    Investor contractor , price to sale , here is your opportunity to own 4 unit mix use property , in upper darby , first floor has two store front , and 2nd floor has two residencial unit , each unit has 2 bedroom one bathroom , separate electric and gas meter , ,prevoiusly store was rented to hair salon , currently vacant , you may keep store or convaert to residencial with zoning change , property will sold as is ,

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $67,452
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$5,396
• − Management: −$5,396
• − Depreciation: −$8,116
• Taxable income: $27,335
• Est. tax owed @ 24.0%: −$6,560
• After-tax cash flow: $23,589/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.

Condition & rehab AI · 12 photos

Fair 40/100 Moderate rehab

This 4-unit property requires significant exterior and interior repairs, including painting, roof replacement, and landscaping. While the interior is clean, the property's overall condition is fair, and substantial updates are needed to increase its resale and rental value.

Repairs flagged

• Major Exterior brick facade — Exposed brick with peeling paint
• Major Roof structure — Exposed roof structure
• Major Foundation — Exposed foundation with potential structural issues
• Major Landscaping — Overgrown and debris-filled

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Replace HVAC system — Improves comfort and energy efficiency
• Both Landscaping and curb appeal — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior brick facade · Exposed brick with peeling paint	Major	$15,000–50,000
Roof structure · Exposed roof structure	Major	$15,000–50,000
Foundation · Exposed foundation with potential structural issues	Major	$15,000–50,000
Landscaping · Overgrown and debris-filled	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace HVAC system — Improves comfort and energy efficiency ↑
• Both Landscaping and curb appeal — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Upper Darby

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Delaware County · 399,863 people
• City population: 41,541
• 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

+1.5% since first listed

2 events — show timeline

• 2026-02-25 Price Changed $279,000 BRIGHT MLS
• 2026-02-24 Listed $275,000 BRIGHT MLS