18 W 3rd St · Marcus Hook, PA 19061

$149,900

2 bd · 1.0 ba · 960 sqft · Townhouse public records · 24 Days on market

Built 1940 871 sqft lot $156/sqft · at area comps Est $153k · at est.

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Why this score? — see what drove the D 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 +14.4/30.0
• ARV discount +8.3/15.0
• 1% rule +5.8/10.0
• DSCR +4.4/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 18 W 3rd St in Marcus Hook Borough- a cozy and inviting place to call home. The main level features a comfortable living space filled with natural light, flowing into a functional kitchen with ample cabinet space and access to a private, fenced-in backyard- perfect for relaxing or everyday use. The full bathroom is conveniently located on the main level. Upstairs offers two very spacious bedrooms with plenty of room for furniture and storage. Additional features include a basement for storage and updated mechanicals, including a furnace installed 2020 and a hot water heater installed in 2022 (manufactured 2021). Conveniently located near local shops, major routes, and public transportation. Well-suited for both homeowners and investors

Key facts

• Built 1940
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $-24 ($-293/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (2.9% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (2.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#908 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Chichester SD (suburban): math 19% / reading 41% proficiency, ranked #438 of 539 in PA (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.8%/yr); 68 active listings in the ZIP; 5 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $40k; list at $150k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $145,594 (2.9% 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 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.08% ✓
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 7.7

CMA / ARV

• ARV (median comp): $152,748
• List price: $149,900
• Delta: -1.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 W 3rd St	0.00mi	2/1.0	960 (0%)	0mo	$125,000	$130	100
1019 Washington Ave	0.47mi	3/1.0 (+1)	962 (+0%)	11mo	$135,000	$140	63
1335 Green St	0.70mi	3/1.5 (+1)	960 (0%)	0mo	$185,000	$193	60
1339 Green St	0.71mi	3/1.5 (+1)	1,056 (+10%)	4mo	$177,000	$168	40
8 Cedar St	0.61mi	3/1.0 (+1)	1,080 (+12%)	12mo	$210,000	$194	35
39 Spruce St	0.61mi	3/1.0 (+1)	1,104 (+15%)	10mo	$165,000	$149	34
1122 Washington Ave	0.56mi	3/1.0 (+1)	1,092 (+14%)	15mo	$185,000	$169	34
1120 Washington Ave	0.56mi	3/1.5 (+1)	1,092 (+14%)	15mo	$179,000	$164	31
49 Spruce St	0.63mi	3/1.0 (+1)	1,104 (+15%)	14mo	$225,000	$204	29

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 · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-27,534
• Equity at exit: $22,351

10-year hold

• IRR: -14.5%
• Equity multiple: 0.22×
• Total profit: $-32,741
• Equity at exit: $12,961

Cash invested: $41,972 (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 19061

• Rents YoY: 1.8%
• Active inventory: 68
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$786
• Tax from tax record: −$394 /mo · $4,728/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-24

Break-even live

Break-even rent $1,643

Max offer price $145,594

Occupancy floor 97%

Sensitivity live

Price	-10% $60	-5% $18	+0% $-24	+5% $-67	+10% $-109
Rent	-10% $-152	-5% $-88	+0% $-24	+5% $39	+10% $103
Rate	-1.0pp $51	-0.5pp $14	base $-24	+0.5pp $-63	+1.0pp $-103

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 W 8th St Marcus Hook, PA	3.0	1.0	1120	$1,600	$1.43	19d	1	0.29mi
151 Chadwick Ave Marcus Hook, PA	3.0	1.5	1080	$1,600	$1.48	11d	1	0.99mi
117 Ervin Ave Marcus Hook, PA	3.0	1.5	720	$1,595	$2.22	21d	1	1.02mi
119 E Laughead Ave Marcus Hook, PA	3.0	1.5	1080	$1,530	$1.42	4d	1	1.11mi
237 Ridge Rd Claymont, DE	2.0	1.0	950	$1,700	$1.79	22d	1	1.48mi

Listing history 7 events

1. 2026-05-05
   status Pending 756-char remark

   Show marketing remark (756 chars)

   Welcome to 18 W 3rd St in Marcus Hook Borough- a cozy and inviting place to call home. The main level features a comfortable living space filled with natural light, flowing into a functional kitchen with ample cabinet space and access to a private, fenced-in backyard- perfect for relaxing or everyday use. The full bathroom is conveniently located on the main level. Upstairs offers two very spacious bedrooms with plenty of room for furniture and storage. Additional features include a basement for storage and updated mechanicals, including a furnace installed 2020 and a hot water heater installed in 2022 (manufactured 2021). Conveniently located near local shops, major routes, and public transportation. Well-suited for both homeowners and investors

2. 2026-04-27
   status Active 756-char remark

   Show marketing remark (756 chars)

   Welcome to 18 W 3rd St in Marcus Hook Borough- a cozy and inviting place to call home. The main level features a comfortable living space filled with natural light, flowing into a functional kitchen with ample cabinet space and access to a private, fenced-in backyard- perfect for relaxing or everyday use. The full bathroom is conveniently located on the main level. Upstairs offers two very spacious bedrooms with plenty of room for furniture and storage. Additional features include a basement for storage and updated mechanicals, including a furnace installed 2020 and a hot water heater installed in 2022 (manufactured 2021). Conveniently located near local shops, major routes, and public transportation. Well-suited for both homeowners and investors

3. 2026-04-23
   status Pending 756-char remark

   Show marketing remark (756 chars)

   Welcome to 18 W 3rd St in Marcus Hook Borough- a cozy and inviting place to call home. The main level features a comfortable living space filled with natural light, flowing into a functional kitchen with ample cabinet space and access to a private, fenced-in backyard- perfect for relaxing or everyday use. The full bathroom is conveniently located on the main level. Upstairs offers two very spacious bedrooms with plenty of room for furniture and storage. Additional features include a basement for storage and updated mechanicals, including a furnace installed 2020 and a hot water heater installed in 2022 (manufactured 2021). Conveniently located near local shops, major routes, and public transportation. Well-suited for both homeowners and investors

4. 2026-04-06
   listed $149,900 Active 756-char remark

   Show marketing remark (756 chars)

   Welcome to 18 W 3rd St in Marcus Hook Borough- a cozy and inviting place to call home. The main level features a comfortable living space filled with natural light, flowing into a functional kitchen with ample cabinet space and access to a private, fenced-in backyard- perfect for relaxing or everyday use. The full bathroom is conveniently located on the main level. Upstairs offers two very spacious bedrooms with plenty of room for furniture and storage. Additional features include a basement for storage and updated mechanicals, including a furnace installed 2020 and a hot water heater installed in 2022 (manufactured 2021). Conveniently located near local shops, major routes, and public transportation. Well-suited for both homeowners and investors

5. 2026-04-02
   historical $149,900 756-char remark

   Show marketing remark (756 chars)

   Welcome to 18 W 3rd St in Marcus Hook Borough- a cozy and inviting place to call home. The main level features a comfortable living space filled with natural light, flowing into a functional kitchen with ample cabinet space and access to a private, fenced-in backyard- perfect for relaxing or everyday use. The full bathroom is conveniently located on the main level. Upstairs offers two very spacious bedrooms with plenty of room for furniture and storage. Additional features include a basement for storage and updated mechanicals, including a furnace installed 2020 and a hot water heater installed in 2022 (manufactured 2021). Conveniently located near local shops, major routes, and public transportation. Well-suited for both homeowners and investors

6. 2001-04-17
   soldstatus $40,000
7. 1997-11-17
   soldstatus $33,000

ⓘ 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: $4,728 · $394/mo
• Projected year-2 tax: $4,728 · $394/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 7/10 Severe FEMA zone X (shaded) · 76% 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 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,348
• − Mortgage interest: −$8,397
• − Property taxes: −$4,728
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,361
• Taxable loss: −$2,649
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $343/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: Chichester SD
• NCES district ID: 4205910
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $57,612
• Composite: 26.84/100
• National rank: #7110
• State rank: #438 of 539 in PA

Livability — Marcus Hook

• Score: 68/100
• State rank: #908
• US rank: #9795

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marcus Hook, PA
• County: Delaware County · 399,863 people
• City population: 19,896
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 19,896
• Household income: $82,005
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 612.0

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 White (74%)
• Race & ethnicity: White 74% Black 11% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Subsaharan African 3% Polish 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 3% Chinese 3% Other Indo-European 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: ▼ -187.71%
• Current HPI: 265.507
• Rent YoY: ▲ 1.83%
• 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

+354.2% since first listed

7 events — show timeline

• 2026-05-05 Pending — BRIGHT MLS
• 2026-04-27 Relisted — BRIGHT MLS
• 2026-04-23 Pending — BRIGHT MLS
• 2026-04-06 Listed $149,900 BRIGHT MLS
• 2026-04-02 Coming Soon $149,900 BRIGHT MLS
• 2001-04-17 Sold (Public Records) $40,000 Public Records
• 1997-11-17 Sold (Public Records) $33,000 Public Records

Property tax history

+6.0%/yr

Latest (2026): $4,728 · +39.4% YoY. Source: county tax records.