7123 Seaford Rd · East Lansdowne, PA 19082

$120,000

2 bd · 1.5 ba · 1,002 sqft · Townhouse public records · 11 Days on market

Built 1928 871 sqft lot Est $173k · 31% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.9/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 7123 Seaford Road, your next opportunity in the Upper Darby section of Delaware County. This property is perfect for first time homebuyers looking to add some sweat equity into a property or investors alike. This property is being sold as is/where is and is priced to sell. Contact the listing agent with any questions.

Key facts

• Built 1928
• Listed 10 days

Property features AI

Finance

• Other: Year built (per assessor); Improvement and land assessed values listed by assessor

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 60+ gallon hot water tank
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Finished above-grade area approximately 1,002 (assessor)
• Construction: Frame and masonry construction; Slab foundation
• Exterior features: Lot roughly 15 x 65; No tidal water

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Hot water heating; Natural gas heating fuel; Window air conditioning units (electric)
• Interior features: Partially finished above-grade living area (assessor); Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 9.2% vs local median 5.8% in East Lansdowne — 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 77/100 on livability (#340 in PA, #2,990 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools D-, crime F.
• 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); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $62k; list at $120k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $120,000

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.29% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $173,346
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7056 Aberdeen Rd	0.21mi	2/1.0	1,068 (+7%)	2mo	$150,000	$140	76
7043 Radbourne Rd	0.17mi	3/2.0 (+1)	1,060 (+6%)	2mo	$227,500	$215	73
7042 Clinton Rd	0.17mi	2/1.0	902 (-10%)	2mo	$135,000	$150	72
7010 Atlantic Ave	0.11mi	3/1.0 (+1)	1,128 (+13%)	3mo	$165,000	$146	64
54 Springton Rd	0.50mi	3/1.0 (+1)	1,040 (+4%)	0mo	$180,000	$173	63
7023 Guilford Rd	0.25mi	2/1.0	868 (-13%)	2mo	$100,000	$115	63
7273 Guilford Rd	0.41mi	2/1.0	876 (-13%)	3mo	$131,000	$150	55
43 Springton Rd	0.48mi	3/2.0 (+1)	1,080 (+8%)	4mo	$205,000	$190	54
312 Wiltshire Rd	0.60mi	2/1.0	896 (-11%)	2mo	$155,000	$173	51
86 Houston Rd	0.46mi	3/1.0 (+1)	1,142 (+14%)	3mo	$230,000	$201	46
7136 Pine St	0.59mi	3/— (+1)	1,152 (+15%)	1mo	$227,000	$197	42
345 Copley Rd	0.55mi	3/2.0 (+1)	1,152 (+15%)	2mo	$220,000	$191	41

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-6,378
• Equity at exit: $17,892

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $5,881
• Equity at exit: $10,375

Cash invested: $33,600 (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: 133
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$629
• Tax from tax record: −$249 /mo · $2,983/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $237

Break-even live

Break-even rent $1,245

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $304	-5% $270	+0% $237	+5% $203	+10% $169
Rent	-10% $115	-5% $176	+0% $237	+5% $298	+10% $359
Rate	-1.0pp $297	-0.5pp $267	base $237	+0.5pp $205	+1.0pp $174

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7116 Seaford Rd Upper Darby, PA	2.0	1.0	996	$1,600	$1.61	44d	1	0.04mi
7139 Greenwood Ave Upper Darby, PA	3.0	1.0	1064	$1,600	$1.50	25d	1	0.10mi
7111 Greenwood Ave Upper Darby, PA	3.0	1.5	1064	$1,800	$1.69	44d	1	0.11mi
702 Copley Rd Upper Darby, PA	3.0	1.0	1044	$1,750	$1.68	25d	1	0.17mi
7026 Clinton Rd Upper Darby, PA	2.0	1.5	902	$1,650	$1.83	44d	1	0.19mi
7050 Clinton Rd Upper Darby, PA	2.0	1.0	977	$1,550	$1.59	44d	1	0.19mi
6965 Clinton Rd Upper Darby, PA	2.0	1.0	986	$1,675	$1.70	44d	1	0.23mi
644 Littlecroft Rd Upper Darby, PA	1.0	1.0	818	$1,575	$1.93	44d	1	0.23mi
7216 Clinton Rd Upper Darby, PA	3.0	1.0	1170	$1,815	$1.55	3d	1	0.25mi
671 Long Ln Unit B Upper Darby Township, PA	2.0	1.5	850	$1,300	$1.53	25d	1	0.26mi
124 Lexington Ave Unit 2 Lansdowne, PA	2.0	1.0	1000	$1,500	$1.50	3d	1	0.26mi
6927 Guilford Rd Upper Darby, PA	2.0	1.0	1182	$1,495	$1.26	3d	1	0.29mi
6839 Radbourne Rd Upper Darby, PA	3.0	1.5	1242	$1,750	$1.41	25d	1	0.31mi
624 Briarcliff Rd Unit MAIN UNIT Upper Darby Township, PA	3.0	1.0	1307	$1,700	$1.30	25d	1	0.34mi
624 Briarcliff Rd Upper Darby, PA	3.0	1.0	1307	$1,700	$1.30	44d	1	0.34mi
7147 Radbourne Rd Upper Darby, PA	3.0	1.0	1096	$1,850	$1.69	13d	1	0.41mi
31 Lamport Rd Upper Darby, PA	3.0	1.0	1244	$1,800	$1.45	6d	1	0.45mi
444 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	6d	1	0.46mi
430 Glendale Rd Upper Darby, PA	3.0	1.0	1090	$1,650	$1.51	23d	1	0.48mi
411 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	21d	1	0.50mi
271 N Wycombe Ave Unit 1 Lansdowne, PA	1.0	1.0	725	$1,095	$1.51	44d	1	0.56mi
292 N Wycombe Ave Lansdowne, PA	2.0	1.0	1162	$1,600	$1.38	44d	1	0.59mi
259 Heather Rd Upper Darby, PA	2.0	1.0	1120	$1,395	$1.25	0d	1	0.60mi
293 Wabash Ave Lansdowne, PA	3.0	1.0	1377	$1,900	$1.38	19d	1	0.69mi
619 Baily Rd Lansdowne, PA	3.0	1.0	1288	$1,850	$1.44	19d	1	0.72mi
7201 Bradford Rd Upper Darby, PA	1.0	1.0	720	$1,189	$1.65	44d	1	0.72mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	19d	1	0.74mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	13d	1	0.74mi
313 Hampden Rd Unit B--2ND FLOOR Upper Darby Township, PA	1.0	1.0	1386	$1,200	$0.87	44d	1	0.80mi
55 Sayers Ave Unit A LEASE Lansdowne, PA	1.0	1.0	800	$1,200	$1.50	19d	1	0.83mi
177 Wellington Rd Upper Darby, PA	3.0	2.0	1236	$2,000	$1.62	25d	1	0.84mi
58 N Lansdowne Ave Unit W101 Lansdowne, PA	1.0	1.0	750	$1,189	$1.59	25d	1	0.89mi
58 N Lansdowne Ave Unit N205 Lansdowne, PA	1.0	1.0	750	$1,189	$1.59	44d	1	0.89mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	25d	1	0.90mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	25d	1	0.97mi
217 Sansom St Upper Darby, PA	2.0	1.0	1342	$1,000	$0.75	25d	1	0.97mi
130 Garrett Rd Upper Darby, PA	2.0	1.0	675	$999	$1.48	6d	2	1.00mi
5 W Plumstead Ave Unit 1 Lansdowne, PA	2.0	1.0	1100	$1,550	$1.41	25d	1	1.04mi
810 Rundale Ave Lansdowne, PA	2.0	1.0	868	$1,500	$1.73	25d	1	1.07mi
7100 W Chester Pike Upper Darby Township, PA	1.0–2.0	1.0	770	$1,315	$1.71	25d	5	1.17mi

Listing history 8 events

1. 2026-06-21
   days on market $120,000 Active 11 DOM
2. 2026-06-18
   days on market $120,000 Active 8 DOM
3. 2026-06-17
   days on market $120,000 Active 7 DOM
4. 2026-06-16
   days on market $120,000 Active 6 DOM
5. 2026-06-15
   days on market $120,000 Active 5 DOM
6. 2026-06-13
   days on market $120,000 Active 3 DOM
7. 2026-06-13
   remarks 330-char remark
8. 2026-06-13
   listed $120,000 Active 2 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: $2,983 · $249/mo
• Projected year-2 tax: $2,983 · $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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $18,531
• − Mortgage interest: −$6,722
• − Property taxes: −$2,983
• − Insurance: −$1,266
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$3,491
• Taxable income: $1,103
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $2,573/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 — East Lansdowne

• Score: 77/100
• State rank: #340
• US rank: #2990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Delaware County · 399,863 people
• 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

+144.9% since first listed

10 events — show timeline

• 2026-06-10 Listed $120,000 BRIGHT MLS
• 2026-03-25 Listing Removed — BRIGHT MLS
• 2025-10-18 Listed $135,000 BRIGHT MLS
• 2025-07-02 Listing Removed — BRIGHT MLS
• 2025-04-26 Price Changed $167,000 BRIGHT MLS
• 2025-04-18 Listed $175,000 BRIGHT MLS
• 2025-04-15 Coming Soon — BRIGHT MLS
• 2006-11-09 Sold (Public Records) $62,000 Public Records
• 2003-09-02 Sold (Public Records) $55,000 Public Records
• 1991-10-04 Sold (Public Records) $49,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $2,983 · +7.7% YoY. Source: county tax records.