422 Darby Ter · Darby, PA 19023

$174,900

3 bd · 1.0 ba · 968 sqft · Townhouse public records · 16 Days on market

Built 1940 871 sqft lot Est $145k · 20% over

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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 +14.6/30.0
• Rent growth +5.0/5.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling on all First-Time Home Buyers and/or Savvy Investors. This home will make a great starter home for the First-Time Home Buyer or an excellent addition to your investment portfolio 404 Darby Terrance just sold a few months ago for $150,000. Property is situated on a quiet block and a short walk away from public transportation and shopping is within 15 minutes. Come see it today!!

Key facts

• Built 1940
• Listed 16 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Interior townhouse/rowhouse; Brick construction
• Construction: Brick exterior; Brick/mortar foundation; Above grade and below grade structures
• Exterior features: Full basement; Two or more access exits

Interior

• Kitchen: Kitchen island; Upgraded countertops
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: 90% forced air heating (natural gas); Central heating; Central air conditioning (natural gas); Natural gas hot water
• Interior features: Kitchen island; Dining area; Recessed lighting; Upgraded countertops; Electric fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $40 ($485/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (8.4% below list).
• Recommended offer: $160k (8.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#485 in PA, #4,468 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D+, employment D, crime F.
• William Penn SD (suburban): math 11% / reading 28% proficiency, ranked #491 of 539 in PA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Walnut Street El Sch (math 8% / reading 17%, grade F, #1,362 of 1,518 statewide, top 92%, 303 students, 100% FRL); Penn Wood Ms (math 5% / reading 28%, grade F, #463 of 512 statewide, top 91%, 683 students, 100% FRL); Penn Wood Hs (math 25% / reading 15%, grade F, #387 of 437 statewide, top 89%, 1,170 students, 95% FRL) — zoned schools average 98% FRL vs 69% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+13.1%/yr); 101 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• This rent runs 41% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 16 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y 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 $77k; list at $175k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $160,213 (8.4% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $145,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 Darby Ter	0.02mi	3/1.0	968 (0%)	5mo	$66,000	$68	95
422 Darby Ter	0.00mi	3/1.0	1,006 (+4%)	1mo	$185,000	$184	93
318 Fern St	0.13mi	2/1.0 (-1)	952 (-2%)	2mo	$105,000	$110	85
224 N 2nd St	0.25mi	3/1.0	992 (+2%)	2mo	$190,000	$192	83
443 Darby Ter	0.03mi	3/1.0	1,064 (+10%)	4mo	$120,500	$113	78
2120 S Lloyd St	0.40mi	2/1.0 (-1)	896 (-7%)	1mo	$70,000	$78	63
606 Colwyn	0.42mi	2/1.5 (-1)	896 (-7%)	1mo	$120,000	$134	60
456 S 2nd St	0.49mi	3/1.0	1,072 (+11%)	2mo	$189,000	$176	58
219 Laurel Rd	0.60mi	2/1.0 (-1)	1,068 (+10%)	2mo	$160,000	$150	48
2426 S Rosella St	0.57mi	3/1.5	1,090 (+13%)	3mo	$237,500	$218	48
7353 Buist Ave	0.72mi	3/1.0	1,096 (+13%)	4mo	$115,000	$105	41
2604 S Berbro St	0.74mi	3/2.5	1,088 (+12%)	5mo	$240,000	$221	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.65×
• Total profit: $-17,267
• Equity at exit: $26,078

10-year hold

• IRR: 6.0%
• Equity multiple: 1.55×
• Total profit: $26,953
• Equity at exit: $15,122

Cash invested: $48,972 (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 19023

• Rents YoY: 13.1%
• Active inventory: 101
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$917
• Tax from tax record: −$235 /mo · $2,823/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $40

Break-even live

Break-even rent $1,551

Max offer price $174,900

Occupancy floor 92%

Sensitivity live

Price	-10% $139	-5% $90	+0% $40	+5% $-9	+10% $-59
Rent	-10% $-86	-5% $-23	+0% $40	+5% $104	+10% $167
Rate	-1.0pp $128	-0.5pp $85	base $40	+0.5pp $-5	+1.0pp $-51

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 N Front St Darby, PA	2.0	1.0	850	$1,395	$1.64	46d	1	0.28mi
700 Pine St Unit 2F Darby, PA	2.0	1.0	1100	$1,250	$1.14	20d	1	0.43mi
909 Springfield Rd Unit D Darby, PA	4.0	1.0	900	$1,600	$1.78	46d	1	0.56mi
957 Springfield Rd Unit 1 Darby, PA	2.0	1.0	600	$1,400	$2.33	20d	1	0.69mi
601 Poplar St Sharon Hill, PA	1.0–2.0	1.0	787	$1,599	$2.03	17d	5	0.77mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	800	$1,450	$1.81	13d	1	0.78mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	1000	$1,450	$1.45	26d	1	0.78mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	46d	1	0.92mi
810 Rundale Ave Lansdowne, PA	2.0	1.0	868	$1,500	$1.73	26d	1	0.93mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	26d	1	1.10mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	15d	1	1.22mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	20d	1	1.22mi
504 S Lansdowne Ave Lansdowne, PA	2.0	1.0	815	$1,545	$1.90	1d	4	1.24mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,350	$2.30	46d	1	1.25mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,450	$2.40	26d	1	1.25mi
1037 Laurel Rd Sharon Hill, PA	2.0	1.0	655	$1,195	$1.82	46d	1	1.38mi
146 S Lansdowne Ave Apt A9 Lansdowne, PA	2.0	1.0	950	$1,469	$1.55	1d	1	1.40mi
1012 Burnside Rd Sharon Hill, PA	2.0	1.0	655	$1,295	$1.98	46d	1	1.42mi

Listing history 32 events

1. 2026-05-01
   status Pending
2. 2026-04-20
   status Active
3. 2026-04-16
   historical
4. 2026-04-12
   listed $174,900 Active
5. 2026-03-25
   historical $174,900
6. 2025-09-24
   soldstatus $77,000
7. 2025-09-04
   soldstatus $77,000 Closed 389-char remark

   Show marketing remark (389 chars)

   Calling on all First-Time Home Buyers and/or Savvy Investors. This home will make a great starter home for the First-Time Home Buyer or an excellent addition to your investment portfolio 404 Darby Terrance just sold a few months ago for $150,000. Property is situated on a quiet block and a short walk away from public transportation and shopping is within 15 minutes. Come see it today!!

8. 2025-07-20
   status Pending 389-char remark

   Show marketing remark (389 chars)

   Calling on all First-Time Home Buyers and/or Savvy Investors. This home will make a great starter home for the First-Time Home Buyer or an excellent addition to your investment portfolio 404 Darby Terrance just sold a few months ago for $150,000. Property is situated on a quiet block and a short walk away from public transportation and shopping is within 15 minutes. Come see it today!!

9. 2025-06-29
   listed $79,900 Active 389-char remark

   Show marketing remark (389 chars)

   Calling on all First-Time Home Buyers and/or Savvy Investors. This home will make a great starter home for the First-Time Home Buyer or an excellent addition to your investment portfolio 404 Darby Terrance just sold a few months ago for $150,000. Property is situated on a quiet block and a short walk away from public transportation and shopping is within 15 minutes. Come see it today!!

10. 2019-05-03
    soldstatus $45,000
11. 2019-03-01
    historical
12. 2018-11-14
    listed $45,000 Active
13. 2018-03-30
    historical
14. 2017-11-17
    listed $50,000 Active
15. 2011-09-16
    soldstatus $10,000
16. 2011-09-16
    soldstatus $10,000
17. 2011-07-06
    historical
18. 2011-05-15
    listed $11,500
19. 2011-05-15
    listed $11,500
20. 2008-02-28
    historical
21. 2007-08-01
    listed $69,900
22. 2007-03-01
    soldstatus $35,000
23. 2007-02-10
    soldstatus $35,000
24. 2006-05-31
    listed $35,000
25. 2004-06-11
    soldstatus $29,680
26. 2004-06-11
    soldstatus $53,000
27. 2003-01-21
    soldstatus $16,000
28. 2002-11-04
    historical
29. 2002-10-30
    listed $16,000
30. 1999-12-02
    soldstatus $11,000
31. 1999-10-29
    historical
32. 1999-10-28
    listed $11,000

ⓘ 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: $2,823 · $235/mo
• Projected year-2 tax: $2,823 · $235/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,226
• − Mortgage interest: −$9,797
• − Property taxes: −$2,823
• − Insurance: −$874
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$5,088
• Taxable loss: −$2,433
• Est. tax savings @ 24.0%: +$584
• After-tax cash flow: $1,069/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: William Penn SD
• NCES district ID: 4226390
• Math proficiency: 11% ▼ -3.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $48,543
• Composite: 17.29/100
• National rank: #9086
• State rank: #491 of 539 in PA

Livability — Darby

• Score: 74/100
• State rank: #485
• US rank: #4468

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Darby, PA
• County: Delaware County · 399,863 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 22,247
• Household income: $46,463
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 1468.0

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 Black (76%)
• Race & ethnicity: Black 76% White 15% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Swiss 5% Hispanic 1% Romanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 84% English-only · French/Haitian/Cajun 4% Spanish 3% 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: ▼ -190.50%
• Current HPI: 277.7034
• Rent YoY: ▲ 13.10%
• 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

+1490.0% since first listed

32 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-20 Relisted — BRIGHT MLS
• 2026-04-16 Listing Removed — BRIGHT MLS
• 2026-04-12 Listed $174,900 BRIGHT MLS
• 2026-03-25 Coming Soon $174,900 BRIGHT MLS
• 2025-09-24 Sold (Public Records) $77,000 Public Records
• 2025-09-04 Sold (MLS) $77,000 BRIGHT MLS
• 2025-07-20 Pending — BRIGHT MLS
• 2025-06-29 Listed $79,900 BRIGHT MLS
• 2019-05-03 Sold (Public Records) $45,000 Public Records
• 2019-03-01 Listing Removed — BRIGHT MLS
• 2018-11-14 Listed $45,000 BRIGHT MLS
• 2018-03-30 Listing Removed — BRIGHT MLS
• 2017-11-17 Listed $50,000 BRIGHT MLS
• 2011-09-16 Sold (MLS) $10,000 BRIGHT MLS
• 2011-09-16 Sold (MLS) $10,000 TREND
• 2011-07-06 Listing Removed — BRIGHT MLS
• 2011-05-15 Listed $11,500 BRIGHT MLS
• 2011-05-15 Listed $11,500 TREND
• 2008-02-28 Listing Removed — BRIGHT MLS
• 2007-08-01 Listed $69,900 BRIGHT MLS
• 2007-03-01 Sold (Public Records) $35,000 Public Records
• 2007-02-10 Sold (MLS) $35,000 BRIGHT MLS
• 2006-05-31 Listed $35,000 BRIGHT MLS
• 2004-06-11 Sold (Public Records) $53,000 Public Records
• 2004-06-11 Sold (Public Records) $29,680 Public Records
• 2003-01-21 Sold (MLS) $16,000 BRIGHT MLS
• 2002-11-04 Listing Removed — BRIGHT MLS
• 2002-10-30 Listed $16,000 BRIGHT MLS
• 1999-12-02 Sold (MLS) $11,000 BRIGHT MLS
• 1999-10-29 Listing Removed — BRIGHT MLS
• 1999-10-28 Listed $11,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $2,823 · -0.5% YoY. Source: county tax records.