13 Florence Ave · Collingdale, PA 19023

$69,900

2 bd · 1.5 ba · 902 sqft · Townhouse public records · 154 Days on market

Built 1920 958 sqft lot $77/sqft · 62% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to add value! This 2-bedroom, 1-bath home offers 902 sq ft of living space and is ready for your vision. Vacant and in need of TLC, this property is ideal for investors or buyers looking to customize their next home. Solid layout with spacious rooms and plenty of potential. Bring your contractor and imagination—this is a chance to create something special.

Key facts

• Built 1920
• Listed 154 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $70k.

Deal economics

• At list price, monthly cash flow is $34 ($403/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 6.0% in Collingdale — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#105 in PA, #781 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, amenities D.
• Southeast Delco SD (suburban): math 13% / reading 33% proficiency, ranked #478 of 539 in PA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+13.1%/yr); 99 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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 $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $70k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; flood insurance adds $460/mo; built in 1920 — 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.06% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.29%
• DSCR: 2.35
• GRM: 4.0

CMA / ARV

• ARV (median comp): $182,058
• List price: $69,900
• Delta: -61.61%
• 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
17 Florence Ave	0.01mi	2/1.0	902 (0%)	7mo	$50,000	$55	92
606 Colwyn	0.55mi	2/1.5	896 (-1%)	1mo	$120,000	$134	72
611 Colwyn Ave	0.54mi	2/2.0	896 (-1%)	15mo	$167,000	$186	59
630 Colwyn Ave	0.52mi	2/2.0	952 (+6%)	11mo	$168,000	$176	56
421 Darby Ter	0.67mi	3/1.0 (+1)	968 (+7%)	5mo	$66,000	$68	45
237 Roberta	0.30mi	3/1.0 (+1)	1,024 (+14%)	13mo	$162,000	$158	45
422 Darby Ter	0.66mi	3/1.0 (+1)	1,006 (+12%)	0mo	$185,000	$184	42
118 Juliana Ter	0.63mi	3/1.0 (+1)	1,020 (+13%)	2mo	$145,000	$142	40
316 Wolfenden Ave	0.39mi	3/1.0 (+1)	1,037 (+15%)	13mo	$219,900	$212	39
404 Darby Ter	0.69mi	3/1.0 (+1)	968 (+7%)	15mo	$150,000	$155	36
622 Macdade Blvd	0.64mi	3/1.0 (+1)	1,024 (+14%)	9mo	$116,500	$114	33
430 Darby Ter	0.65mi	3/1.0 (+1)	1,024 (+14%)	10mo	$114,900	$112	31

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: -1.4%
• Equity multiple: 0.94×
• Total profit: $-1,165
• Equity at exit: $10,422

10-year hold

• IRR: 16.4%
• Equity multiple: 2.94×
• Total profit: $38,047
• Equity at exit: $6,044

Cash invested: $19,572 (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: 99
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$367
• Tax from tax record: −$249 /mo · $2,985/yr
• Insurance: −$29
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $34

Break-even live

Break-even rent $1,399

Max offer price $69,900

Occupancy floor 93%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
957 Springfield Rd Unit 1 Darby, PA	2.0	1.0	600	$1,400	$2.33	18d	1	0.04mi
909 Springfield Rd Unit B Darby, PA	1.0	1.0	700	$1,000	$1.43	44d	1	0.13mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	800	$1,450	$1.81	11d	1	0.36mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	1000	$1,450	$1.45	24d	1	0.36mi
700 Pine St Unit 2F Darby, PA	2.0	1.0	1100	$1,250	$1.14	18d	1	0.50mi
601 Poplar St Sharon Hill, PA	1.0–2.0	1.0	787	$1,599	$2.03	15d	5	0.57mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	44d	1	0.58mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,350	$2.30	44d	1	0.64mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,450	$2.40	24d	1	0.64mi
1607 Patricia Dr Lansdowne, PA	1.0	1.0	757	$925	$1.22	44d	1	0.71mi
772 E Providence Rd Aldan, PA	1.0	1.0	725	$1,497	$2.06	44d	1	0.76mi
504 S Lansdowne Ave Lansdowne, PA	2.0	1.0	815	$1,555	$1.91	1d	4	0.89mi
109 Main St Unit A Darby, PA	1.0	3.0	800	$1,100	$1.38	18d	1	0.89mi
109 Main St Unit B Darby, PA	1.0	1.0	800	$1,100	$1.38	20d	1	0.89mi
109 Main St Unit B Darby, PA	1.0	1.0	800	$1,100	$1.38	18d	1	0.89mi
109 Main St Unit A Darby, PA	1.0	3.0	800	$1,100	$1.38	20d	1	0.89mi
1001 Clifton Ave Unit 2R Collingdale, PA	1.0	1.0	600	$1,000	$1.67	24d	1	0.91mi
416 E Providence Rd Unit B, 2ND FLOOR Aldan, PA	1.0	1.0	710	$1,300	$1.83	24d	1	0.92mi
412 E Providence Rd Unit B, 2ND FLOOR Aldan, PA	1.0	1.0	700	$1,300	$1.86	24d	1	0.92mi
300 N Front St Darby, PA	2.0	1.0	850	$1,395	$1.64	44d	1	0.95mi
1037 Laurel Rd Sharon Hill, PA	2.0	1.0	655	$1,195	$1.82	44d	1	1.18mi
810 Rundale Ave Lansdowne, PA	2.0	1.0	868	$1,500	$1.73	24d	1	1.20mi
1012 Burnside Rd Sharon Hill, PA	2.0	1.0	655	$1,295	$1.98	44d	1	1.25mi
304 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	44d	1	1.28mi
306 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	4d	1	1.28mi
132 Folcroft Ave Folcroft, PA	2.0	1.0	725	$1,679	$2.32	2d	3	1.29mi
137 W Maryland Ave Unit 2nd Flr Aldan, PA	2.0	1.0	800	$1,400	$1.75	5d	1	1.32mi
1201 Bartram Ave Darby, PA	2.0	1.0	700	$1,350	$1.93	11d	1	1.32mi
32 S Wycombe Ave Unit 1BR Lansdowne, PA	1.0	1.0	650	$1,200	$1.85	44d	1	1.33mi
1503 Elmwood Ave Folcroft, PA	3.0	1.0	850	$1,799	$2.12	44d	1	1.34mi
1503 Elmwood Ave Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	24d	1	1.34mi
1505 Elmwood Ave Unit 5 Folcroft, PA	2.0	1.0	850	$1,499	$1.76	24d	1	1.34mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	24d	1	1.35mi
1512 Elmwood Ave Folcroft, PA	2.0	1.0	850	$1,499	$1.76	24d	1	1.35mi
55 Sayers Ave Unit A LEASE Lansdowne, PA	1.0	1.0	800	$1,200	$1.50	18d	1	1.35mi
1513 Elmwood Ave Unit 4 Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	24d	1	1.36mi
1513 Elmwood Ave Unit 5 Folcroft, PA	3.0	1.0	850	$1,799	$2.12	44d	1	1.36mi
1511 Elmwood Ave Folcroft, PA	1.0–3.0	1.0	725	$1,399	$1.93	24d	3	1.36mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	18d	1	1.37mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	13d	1	1.37mi

Listing history 41 events

1. 2026-06-18
   days on market $69,900 Active 154 DOM
2. 2026-06-17
   days on market $69,900 Active 153 DOM
3. 2026-06-16
   days on market $69,900 Active 152 DOM
4. 2026-06-15
   days on market $69,900 Active 151 DOM
5. 2026-06-13
   days on market $69,900 Active 149 DOM
6. 2026-06-13
   days on market $69,900 Active 148 DOM
7. 2026-06-09
   days on market $69,900 Active 145 DOM
8. 2026-06-08
   days on market $69,900 Active 144 DOM
9. 2026-06-07
   days on market $69,900 Active 143 DOM
10. 2026-06-04
    days on market $69,900 Active 140 DOM
11. 2026-06-03
    days on market $69,900 Active 139 DOM
12. 2026-06-02
    days on market $69,900 Active 138 DOM
13. 2026-06-01
    days on market $69,900 Active 137 DOM
14. 2026-05-31
    days on market $69,900 Active 136 DOM
15. 2026-02-18
    price $69,900 382-char remark

    Show marketing remark (382 chars)

    Great opportunity to add value! This 2-bedroom, 1-bath home offers 902 sq ft of living space and is ready for your vision. Vacant and in need of TLC, this property is ideal for investors or buyers looking to customize their next home. Solid layout with spacious rooms and plenty of potential. Bring your contractor and imagination—this is a chance to create something special.

16. 2026-02-10
    price $74,900 382-char remark

    Show marketing remark (382 chars)

    Great opportunity to add value! This 2-bedroom, 1-bath home offers 902 sq ft of living space and is ready for your vision. Vacant and in need of TLC, this property is ideal for investors or buyers looking to customize their next home. Solid layout with spacious rooms and plenty of potential. Bring your contractor and imagination—this is a chance to create something special.

17. 2026-01-25
    price $79,900 382-char remark

    Show marketing remark (382 chars)

    Great opportunity to add value! This 2-bedroom, 1-bath home offers 902 sq ft of living space and is ready for your vision. Vacant and in need of TLC, this property is ideal for investors or buyers looking to customize their next home. Solid layout with spacious rooms and plenty of potential. Bring your contractor and imagination—this is a chance to create something special.

18. 2026-01-20
    price $84,900 382-char remark

    Show marketing remark (382 chars)

    Great opportunity to add value! This 2-bedroom, 1-bath home offers 902 sq ft of living space and is ready for your vision. Vacant and in need of TLC, this property is ideal for investors or buyers looking to customize their next home. Solid layout with spacious rooms and plenty of potential. Bring your contractor and imagination—this is a chance to create something special.

19. 2026-01-15
    listed $89,900 Active 382-char remark

    Show marketing remark (382 chars)

    Great opportunity to add value! This 2-bedroom, 1-bath home offers 902 sq ft of living space and is ready for your vision. Vacant and in need of TLC, this property is ideal for investors or buyers looking to customize their next home. Solid layout with spacious rooms and plenty of potential. Bring your contractor and imagination—this is a chance to create something special.

20. 2025-12-30
    historical
21. 2025-12-23
    price $85,000
22. 2025-12-10
    listed $90,000 Active
23. 2020-04-13
    historical
24. 2020-01-28
    price $25,000
25. 2019-12-03
    price $27,500
26. 2019-11-20
    price $28,500
27. 2019-11-16
    price $28,999
28. 2019-11-01
    price $29,999
29. 2019-10-25
    price $34,999
30. 2019-10-23
    price $39,999
31. 2019-10-14
    listed $42,000 Active
32. 2019-09-03
    historical
33. 2019-03-08
    historical Active Under Contract
34. 2018-10-17
    listed $35,000 Active
35. 2012-01-18
    historical
36. 2011-10-24
    soldstatus $39,920
37. 2011-01-19
    listed $56,200
38. 2009-12-05
    historical
39. 2009-01-23
    listed $54,900
40. 1989-02-09
    soldstatus $12,000
41. 1983-11-01
    soldstatus $20,000

ⓘ 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: $2,985 · $249/mo
• Projected year-2 tax: $2,985 · $249/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 ≥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: $17,294
• − Mortgage interest: −$3,915
• − Property taxes: −$2,985
• − Insurance: −$5,874
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$2,033
• Taxable loss: −$282
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $471/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: Southeast Delco SD
• NCES district ID: 4222400
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 33% ▼ -9.00%
• Median HH income: $49,309
• Composite: 20.25/100
• National rank: #8623
• State rank: #478 of 539 in PA

Livability — Collingdale

• Score: 84/100
• State rank: #105
• US rank: #781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collingdale, PA
• County: Delaware County · 399,863 people
• City population: 22,247
• 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

+249.5% since first listed

27 events — show timeline

• 2026-02-18 Price Changed $69,900 BRIGHT MLS
• 2026-02-10 Price Changed $74,900 BRIGHT MLS
• 2026-01-25 Price Changed $79,900 BRIGHT MLS
• 2026-01-20 Price Changed $84,900 BRIGHT MLS
• 2026-01-15 Listed $89,900 BRIGHT MLS
• 2025-12-30 Listing Removed — BRIGHT MLS
• 2025-12-23 Price Changed $85,000 BRIGHT MLS
• 2025-12-10 Listed $90,000 BRIGHT MLS
• 2020-04-13 Listing Removed — BRIGHT MLS
• 2020-01-28 Price Changed $25,000 BRIGHT MLS
• 2019-12-03 Price Changed $27,500 BRIGHT MLS
• 2019-11-20 Price Changed $28,500 BRIGHT MLS
• 2019-11-16 Price Changed $28,999 BRIGHT MLS
• 2019-11-01 Price Changed $29,999 BRIGHT MLS
• 2019-10-25 Price Changed $34,999 BRIGHT MLS
• 2019-10-23 Price Changed $39,999 BRIGHT MLS
• 2019-10-14 Listed $42,000 BRIGHT MLS
• 2019-09-03 Listing Removed — BRIGHT MLS
• 2019-03-08 Contingent — BRIGHT MLS
• 2018-10-17 Listed $35,000 BRIGHT MLS
• 2012-01-18 Listing Removed — BRIGHT MLS
• 2011-10-24 Sold (Public Records) $39,920 Public Records
• 2011-01-19 Listed $56,200 BRIGHT MLS
• 2009-12-05 Listing Removed — BRIGHT MLS
• 2009-01-23 Listed $54,900 BRIGHT MLS
• 1989-02-09 Sold (Public Records) $12,000 Public Records
• 1983-11-01 Sold (Public Records) $20,000 Public Records

Property tax history

+4.2%/yr

Latest (2026): $2,985 · -5.9% YoY. Source: county tax records.