7121 Radbourne Rd · Upper Darby, PA 19082

$119,000

3 bd · 1.0 ba · 1,096 sqft · Townhouse public records · 46 Days on market

Built 1926 1,307 sqft lot $109/sqft · 17% below area Est $144k · 17% under ↓ 8% since listing

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +8.8/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this wonderful opportunity. As you walk in your greeted by living room, dining room, and kitchen which are all located on the main level. . The upper level features three bedrooms and a hallway bathroom. A full basement provides additional storage space. The property is being offered as-is. Conveniently located near local shops, restaurants, parks, and public transportation, with easy access to major roadways, making commuting to Center City and surrounding areas simple and accessible.

Key facts

• Kitchen
• Living room
• Full basement

Tags

• LIVING ROOM
• DINING ROOM
• KITCHEN
• FULL BASEMENT
• LOCAL SHOPS
• RESTAURANTS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Frame and masonry construction; Brick/mortar foundation; Above grade and below grade structures; Built year reported by assessor
• Exterior features: Lot dimensions approximately 16 x 80

Interior

• Bedrooms: 3 bedrooms on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Hot water heating; Natural gas heating fuel; Natural gas hot water
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $119k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% of the median local income ($57k/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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1926 — 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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 9.80%
• Cash-on-cash: 12.54%
• DSCR: 1.56
• GRM: 6.0

CMA / ARV

• ARV (median comp): $143,816
• List price: $119,000
• Delta: -17.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7056 Aberdeen Rd	0.08mi	2/1.0 (-1)	1,068 (-3%)	1mo	$150,000	$140	86
7043 Radbourne Rd	0.10mi	3/2.0	1,060 (-3%)	2mo	$227,500	$215	84
7218 Radbourne Rd	0.16mi	3/2.0	1,170 (+7%)	2mo	$224,000	$191	76
54 Springton Rd	0.42mi	3/1.0	1,040 (-5%)	0mo	$180,000	$173	72
7136 Pine St	0.45mi	3/—	1,152 (+5%)	1mo	$227,000	$197	70
345 Copley Rd	0.41mi	3/2.0	1,152 (+5%)	2mo	$220,000	$191	67
7266 Spruce St	0.55mi	3/1.0	1,170 (+7%)	2mo	$150,000	$128	62
6232 Larchwood Ave	0.70mi	3/2.0	1,120 (+2%)	2mo	$294,500	$263	58
81 Hartley Rd	0.55mi	3/2.0	1,202 (+10%)	2mo	$185,000	$154	52
222 Barrington Rd	0.50mi	3/1.0	1,258 (+15%)	0mo	$180,000	$143	52
236 Hampden Rd	0.54mi	4/1.0 (+1)	1,224 (+12%)	0mo	$235,000	$192	50
225 Wingate Rd	0.69mi	4/2.0 (+1)	1,170 (+7%)	0mo	$205,000	$175	48

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $745
• Equity at exit: $17,743

10-year hold

• IRR: 8.7%
• Equity multiple: 1.62×
• Total profit: $20,637
• Equity at exit: $10,289

Cash invested: $33,320 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$624
• Tax from tax record: −$278 /mo · $3,331/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $348

Break-even live

Break-even rent $1,204

Max offer price $119,000

Occupancy floor 74%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7139 Greenwood Ave Upper Darby, PA	3.0	1.0	1064	$1,600	$1.50	24d	1	0.05mi
7111 Greenwood Ave Upper Darby, PA	3.0	1.5	1064	$1,800	$1.69	43d	1	0.05mi
7026 Clinton Rd Upper Darby, PA	2.0	1.5	902	$1,650	$1.83	43d	1	0.05mi
7050 Clinton Rd Upper Darby, PA	2.0	1.0	977	$1,550	$1.59	43d	1	0.06mi
702 Copley Rd Upper Darby, PA	3.0	1.0	1044	$1,750	$1.68	24d	1	0.10mi
6965 Clinton Rd Upper Darby, PA	2.0	1.0	986	$1,675	$1.70	43d	1	0.11mi
7116 Seaford Rd Upper Darby, PA	2.0	1.0	996	$1,600	$1.61	43d	1	0.13mi
671 Long Ln Unit B Upper Darby Township, PA	2.0	1.5	850	$1,300	$1.53	24d	1	0.17mi
6927 Guilford Rd Upper Darby, PA	2.0	1.0	1182	$1,495	$1.26	2d	1	0.18mi
7216 Clinton Rd Upper Darby, PA	3.0	1.0	1170	$1,815	$1.55	1d	1	0.18mi
6839 Radbourne Rd Upper Darby, PA	3.0	1.5	1242	$1,750	$1.41	24d	1	0.24mi
624 Briarcliff Rd Unit MAIN UNIT Upper Darby Township, PA	3.0	1.0	1307	$1,700	$1.30	24d	1	0.26mi
624 Briarcliff Rd Upper Darby, PA	3.0	1.0	1307	$1,700	$1.30	43d	1	0.26mi
444 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	5d	1	0.32mi
124 Lexington Ave Unit 2 Lansdowne, PA	2.0	1.0	1000	$1,500	$1.50	2d	1	0.36mi
430 Glendale Rd Upper Darby, PA	3.0	1.0	1090	$1,650	$1.51	21d	1	0.36mi
411 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	20d	1	0.36mi
31 Lamport Rd Upper Darby, PA	3.0	1.0	1244	$1,800	$1.45	5d	1	0.38mi
7147 Radbourne Rd Upper Darby, PA	3.0	1.0	1096	$1,850	$1.69	12d	1	0.45mi
292 N Wycombe Ave Lansdowne, PA	2.0	1.0	1162	$1,600	$1.38	43d	1	0.55mi
293 Wabash Ave Lansdowne, PA	3.0	1.0	1377	$1,900	$1.38	18d	1	0.66mi
177 Wellington Rd Upper Darby, PA	3.0	2.0	1236	$2,000	$1.62	24d	1	0.71mi
217 Sansom St Upper Darby, PA	2.0	1.0	1342	$1,000	$0.75	24d	1	0.84mi
619 Baily Rd Lansdowne, PA	3.0	1.0	1288	$1,850	$1.44	18d	1	0.85mi
130 Garrett Rd Upper Darby, PA	2.0	1.0	675	$999	$1.48	5d	2	0.87mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	17d	1	0.87mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	12d	1	0.87mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	24d	1	1.00mi
5 W Plumstead Ave Unit 1 Lansdowne, PA	2.0	1.0	1100	$1,550	$1.41	24d	1	1.04mi
7100 W Chester Pike Upper Darby Township, PA	1.0–2.0	1.0	770	$1,315	$1.71	24d	5	1.04mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	24d	1	1.09mi
55 N Keystone Ave Upper Darby, PA	3.0	1.0	1258	$1,700	$1.35	43d	1	1.10mi
810 Rundale Ave Lansdowne, PA	2.0	1.0	868	$1,500	$1.73	24d	1	1.20mi
83 S State Rd Unit B502 Upper Darby Township, PA	2.0	1.0	800	$1,289	$1.61	1d	1	1.24mi
101 W Baltimore Ave Unit B04 Lansdowne, PA	2.0	1.0	925	$1,469	$1.59	24d	1	1.26mi
101 W Baltimore Ave Unit H4 Lansdowne, PA	2.0	1.0	925	$1,449	$1.57	21d	1	1.26mi
44 Sunshine Rd Upper Darby, PA	4.0	1.0	1481	$1,795	$1.21	21d	1	1.28mi
51 N State Rd Upper Darby, PA	3.0	1.0	1244	$1,595	$1.28	43d	1	1.30mi
504 S Lansdowne Ave Lansdowne, PA	2.0	1.0	815	$1,555	$1.91	1d	4	1.36mi
139 S State Rd Apt B2 Upper Darby Township, PA	2.0	1.0	800	$1,300	$1.62	4d	1	1.37mi

Listing history 15 events

1. 2026-06-18
   days on market $119,000 Active 46 DOM
2. 2026-06-17
   days on market $119,000 Active 45 DOM
3. 2026-06-16
   days on market $119,000 Active 44 DOM
4. 2026-06-15
   days on market $119,000 Active 43 DOM
5. 2026-06-13
   days on market $119,000 Active 41 DOM
6. 2026-06-13
   pricedays on market $119,000 Active 40 DOM
7. 2026-06-09
   days on market $129,000 Active 37 DOM
8. 2026-06-08
   days on market $129,000 Active 36 DOM
9. 2026-06-07
   days on market $129,000 Active 35 DOM
10. 2026-06-04
    days on market $129,000 Active 32 DOM
11. 2026-06-03
    days on market $129,000 Active 31 DOM
12. 2026-06-02
    days on market $129,000 Active 30 DOM
13. 2026-06-01
    days on market $129,000 Active 29 DOM
14. 2026-05-31
    days on market $129,000 Active 28 DOM
15. 2026-05-04
    listed $129,000 Active 501-char remark

ⓘ 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: $3,331 · $278/mo
• Projected year-2 tax: $3,331 · $278/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 6/10 Major 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: $19,738
• − Mortgage interest: −$6,666
• − Property taxes: −$3,331
• − Insurance: −$595
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$3,462
• Taxable income: $2,526
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $3,572/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: 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

-7.8% since first listed

2 events — show timeline

• 2026-06-11 Price Changed $119,000 BRIGHT MLS
• 2026-05-04 Listed $129,000 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2026): $3,331 · +7.7% YoY. Source: county tax records.