22 4th St · Upland, PA 19015

$130,000

3 bd · 1.0 ba · 1,081 sqft · Townhouse public records · 1 Days on market

Built 1843 6,534 sqft lot Est $165k · 21% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +8.8/10.0
• 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

1St:Enc. Porch; Lr; Dr; Kit W/ O. E. 2Nd:2 Br; Mod Bath 3Rd:Large Unheated Room Bsmt:Full; Unfin. Large Lot, Newer Roof, Replace Winds, Heater New '89,3 Ac's & Refrig. Close To Hosp. Accept All Fin. But Buyer Does Repairs

Key facts

• Private rear yard
• Built 1843

Tags

• LAUNDRY ON MAIN FLOOR
• FULL BATH ON MAIN FLOOR
• LARGE SHED IN REAR YARD
• PRIVATE REAR YARD
• SEWER LATERAL COMPLETED

Property features AI

Finance

• Other: Lease not considered
• Financial info: Improvement assessed at $34,040; Land assessed at $20,170; Total tax assessed value $54,210 (tax year 2025); Annual taxes listed
• HOA & community: Ground rent payable annually

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Main entrance faces east; Fee simple ownership
• Construction: Brick construction; Foundation: other
• Exterior features: Not in a federal flood zone; Lot dimensions approximately 43 x 161; Other structures above and below grade

Interior

• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: Two full bathrooms total (one on main level, one on first upper level)
• Heating & cooling: Hot water heating; Oil-fired heating; Electric hot water
• Interior features: Basement is a combination type; Living area reported by assessor
• Laundry & utility: Laundry located on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $-44 ($-527/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (6.0% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for cash-flow.

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: schools F, 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.
• Market conditions: 66 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 31y 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 $38k; list at $130k implies a 247% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $427/mo; built in 1843 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $122,240 (6.0% 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 1843 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.38% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $165,393
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Mulberry St	0.38mi	3/1.5	1,078 (-0%)	5mo	$215,000	$199	76
215 8th St	0.22mi	2/1.0 (-1)	1,023 (-5%)	3mo	$145,000	$142	73
1235 Elson Rd	0.52mi	3/1.0	1,152 (+7%)	0mo	$142,000	$123	64
1137 Mulberry St	0.56mi	3/1.5	1,122 (+4%)	2mo	$235,000	$209	64
920 Pennell St	0.57mi	3/1.0	1,042 (-4%)	5mo	$55,000	$53	64
920 Butler St	0.59mi	3/1.0	1,024 (-5%)	3mo	$143,100	$140	61
610 W 8th St	0.73mi	3/1.0	1,104 (+2%)	5mo	$49,900	$45	58
1227 Rainer Rd	0.48mi	3/2.0	1,224 (+13%)	1mo	$274,000	$224	51
1016 Hill St	0.41mi	2/1.0 (-1)	946 (-12%)	6mo	$145,000	$153	50
1346 Rainer Rd	0.51mi	3/2.0	1,224 (+13%)	3mo	$299,900	$245	48
1300 Rainer Rd	0.50mi	3/2.0	1,224 (+13%)	5mo	$295,000	$241	47
1120 W 9th St	0.58mi	3/1.0	932 (-14%)	5mo	$45,000	$48	45

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: -18.3%
• Equity multiple: 0.35×
• Total profit: $-23,493
• Equity at exit: $19,383

10-year hold

• IRR: -10.0%
• Equity multiple: 0.38×
• Total profit: $-22,554
• Equity at exit: $11,240

Cash invested: $36,400 (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: 66
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$682
• Tax from tax record: −$295 /mo · $3,539/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-44

Break-even live

Break-even rent $1,845

Max offer price $122,240

Occupancy floor 97%

Sensitivity live

Price	-10% $30	-5% $-7	+0% $-44	+5% $-81	+10% $-118
Rent	-10% $-185	-5% $-115	+0% $-44	+5% $27	+10% $97
Rate	-1.0pp $22	-0.5pp $-11	base $-44	+0.5pp $-78	+1.0pp $-112

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 Elson Rd Brookhaven, PA	3.0	2.0	1200	$1,900	$1.58	18d	1	0.54mi
1315 Harshaw Rd Brookhaven, PA	3.0	2.5	1260	$2,395	$1.90	1d	1	0.57mi
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	44d	1	0.74mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	44d	1	0.83mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–2.0	775	$1,695	$2.19	5d	4	0.86mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,800	$2.32	24d	2	0.86mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	5d	1	0.87mi
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	24d	1	0.93mi
2607 Edgmont Ave Unit 2F Brookhaven, PA	2.0	1.0	850	$1,600	$1.88	24d	1	0.94mi
925 W 3rd St Chester, PA	4.0	1.0	1500	$1,700	$1.13	19d	1	1.01mi
532 Brookhaven Rd Brookhaven, PA	1.0–2.0	1.0	720	$1,690	$2.35	2d	10	1.04mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	44d	1	1.07mi
1127 Ward St Chester, PA	2.0	1.0	800	$1,250	$1.56	8d	1	1.12mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	44d	1	1.12mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	44d	1	1.14mi
51 Park Valley Ln Brookhaven, PA	2.0	1.5	990	$1,795	$1.81	19d	1	1.22mi
89 Park Valley Ln Brookhaven, PA	2.0	1.5	984	$1,705	$1.73	44d	1	1.28mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	5d	13	1.28mi
2701 Madison St Chester, PA	1.0–2.0	1.0	860	$1,533	$1.78	2d	10	1.29mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	8d	1	1.32mi
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	8d	1	1.42mi

Listing history 2 events

1. 2026-06-17
   remarks 552-char remark
2. 2026-06-17
   listed $130,000 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: $3,539 · $295/mo
• Projected year-2 tax: $3,539 · $295/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°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: $21,470
• − Mortgage interest: −$7,282
• − Property taxes: −$3,539
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$3,782
• Taxable loss: −$2,337
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $34/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

• Census place: Upland, PA
• 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

+246.7% since first listed

5 events — show timeline

• 2026-06-17 Listed $130,000 BRIGHT MLS
• 1995-06-06 Sold (Public Records) $37,500 Public Records
• 1995-05-25 Sold (MLS) $37,500 BRIGHT MLS
• 1995-03-22 Listing Removed — BRIGHT MLS
• 1995-02-03 Listed $37,500 BRIGHT MLS

Property tax history

+5.8%/yr

Latest (2026): $3,539 · +224.4% YoY. Source: county tax records.