6805-07 Marshall Rd

Upper Darby, PA 19082

$279,000B

16 bd · None ba · 3,900 sqft · Built 1920 · MultiFamily · Active · 114 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $5,621/mo
• Mortgage (P&I): −$1,463
• Tax + insurance: −$465
• HOA: −$0
• Vac / Maint / Mgmt: −$1,180
• Net cashflow: $2,512/mo
• Annual: $30,150/yr
• Cap rate: 17.10%
• Cash-on-cash: 38.59%
• DSCR: 2.72
• 1% rule: 2.01%
• Cash to close: $78,120

Investor read

• This is a 4 × 2-bed/1-bath units multifamily listed at $279k. Condition is rated fair.
• 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).
• It's been on market 114 days — a 9% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $254k (9.0% below list) — sets the bar for market timing.
• 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.
• 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.
• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 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.
• 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.

Questions for listing agent

• 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?
• Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
• What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.

Repairs flagged (vision-AI assessment)

• 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