203 Hamilton Ave · Darby, PA 19023

$190,000

3 bd · 1.0 ba · 1,200 sqft · Townhouse public records · 19 Days on market

Built 1930 2,178 sqft lot Est $180k · 6% 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 +13.7/30.0
• ARV discount +5.0/15.0
• Rent growth +5.0/5.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a two-story masonry rowhome, built in 1930 and located in the Borough of Darby, Delaware County, near the Philadelphia County line. The property features an open front porch, on-street parking, a spacious living room, dining room, kitchen, three second-floor bedrooms, a three-piece hall bathroom, and a full unfinished basement.

Key facts

• On-street parking
• Dining room
• Open front porch

Tags

• OPEN FRONT PORCH
• ON-STREET PARKING
• SPACIOUS LIVING ROOM
• DINING ROOM
• FULL UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Finished above-grade area reported by assessor
• Construction: Brick construction; Block and brick/mortar foundation; Other foundation components
• Exterior features: Lot approximately 20 x 100; No tidal water

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; 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 $190k.

Deal economics

• At list price, monthly cash flow is $15 ($185/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 $170k (10.7% below list).
• Recommended offer: $170k (10.7% 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, schools 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.
• Market conditions: Rents rising fast (+13.1%/yr); 99 active listings in the ZIP; 38 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 44% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $15k; list at $190k implies a 1174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $169,679 (10.7% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.89% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $180,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Maple Ter	0.33mi	3/1.0	1,234 (+3%)	0mo	$114,000	$92	80
412 Pusey Ave	0.50mi	3/1.0	1,202 (+0%)	1mo	$245,000	$204	75
217 N 7th St	0.43mi	3/2.0	1,188 (-1%)	1mo	$140,000	$118	74
714 Poplar St	0.52mi	3/1.5	1,216 (+1%)	1mo	$94,000	$77	70
1300 Wycombe Ave	0.67mi	3/1.0	1,190 (-1%)	1mo	$129,000	$108	67
219 Laurel Rd	0.23mi	2/1.0 (-1)	1,068 (-11%)	2mo	$160,000	$150	65
123 Spring Valley Rd	0.55mi	3/1.0	1,120 (-7%)	1mo	$180,000	$161	63
104 S 3rd St	0.50mi	3/1.0	1,312 (+9%)	1mo	$150,000	$114	60
1232 Edgehill Rd	0.60mi	3/1.0	1,120 (-7%)	1mo	$214,000	$191	60
33 Mermont Cir	0.65mi	3/1.0	1,120 (-7%)	0mo	$200,000	$179	58
216 Ridley Ave	0.73mi	3/2.0	1,248 (+4%)	1mo	$296,694	$238	54
306 Berbro St	0.55mi	3/1.5	1,342 (+12%)	2mo	$165,000	$123	51

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: -10.2%
• Equity multiple: 0.61×
• Total profit: $-20,806
• Equity at exit: $28,330

10-year hold

• IRR: 5.0%
• Equity multiple: 1.45×
• Total profit: $24,094
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$996
• Tax from tax record: −$249 /mo · $2,994/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $15

Break-even live

Break-even rent $1,677

Max offer price $190,000

Occupancy floor 94%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Hamilton Ave Darby, PA	4.0	1.0	1400	$1,595	$1.14	14d	1	0.05mi
909 Springfield Rd Unit D Darby, PA	4.0	1.0	900	$1,600	$1.78	43d	1	0.13mi
69 S 7th St Darby, PA	3.0	2.0	1446	$1,700	$1.18	43d	1	0.18mi
700 Pine St Unit 2F Darby, PA	2.0	1.0	1100	$1,250	$1.14	17d	1	0.30mi
924 Maple Ter Darby, PA	3.0	1.5	1190	$2,000	$1.68	5d	1	0.33mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	5d	1	0.35mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	10d	1	0.35mi
106 N 6th St Darby, PA	2.0	1.0	1200	$1,550	$1.29	43d	1	0.39mi
2 Winthrop Rd Darby, PA	3.0	1.5	1224	$1,900	$1.55	21d	1	0.45mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	1000	$1,450	$1.45	24d	1	0.48mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	800	$1,450	$1.81	10d	1	0.48mi
601 Poplar St Sharon Hill, PA	1.0–2.0	1.0	787	$1,599	$2.03	14d	5	0.48mi
412 S 2nd St Darby, PA	3.0	1.0	1190	$1,100	$0.92	5d	1	0.62mi
417 S 2nd St Darby, PA	3.0	1.0	1190	$1,020	$0.86	5d	1	0.65mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	43d	1	0.69mi
118 Felton Ave Darby, PA	3.0	1.0	1152	$1,750	$1.52	21d	1	0.74mi
300 N Front St Darby, PA	2.0	1.0	850	$1,395	$1.64	43d	1	0.75mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,450	$2.40	24d	1	0.78mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,350	$2.30	44d	1	0.78mi
504 S Lansdowne Ave Lansdowne, PA	2.0	1.0	815	$1,555	$1.91	1d	4	1.02mi
810 Rundale Ave Lansdowne, PA	2.0	1.0	868	$1,500	$1.73	24d	1	1.14mi
66 Folcroft Ave Folcroft, PA	3.0	1.0	1224	$1,895	$1.55	3d	1	1.27mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	24d	1	1.34mi
619 Baily Rd Lansdowne, PA	3.0	1.0	1288	$1,850	$1.44	18d	1	1.34mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	12d	1	1.35mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	17d	1	1.35mi
132 Folcroft Ave Folcroft, PA	2.0	1.0	725	$1,679	$2.32	2d	3	1.38mi
1503 Elmwood Ave Folcroft, PA	3.0	1.0	850	$1,799	$2.12	43d	1	1.39mi
1503 Elmwood Ave Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	24d	1	1.39mi
1505 Elmwood Ave Unit 5 Folcroft, PA	2.0	1.0	850	$1,499	$1.76	24d	1	1.39mi
1512 Elmwood Ave Folcroft, PA	2.0	1.0	850	$1,499	$1.76	24d	1	1.40mi
1513 Elmwood Ave Unit 5 Folcroft, PA	3.0	1.0	850	$1,799	$2.12	43d	1	1.40mi
1513 Elmwood Ave Unit 4 Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	24d	1	1.40mi
1511 Elmwood Ave Folcroft, PA	1.0–3.0	1.0	725	$1,649	$2.27	23d	3	1.41mi
820 Greenhill Rd Sharon Hill, PA	4.0	2.0	1184	$2,600	$2.20	5d	1	1.41mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	24d	1	1.46mi
304 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	43d	1	1.48mi
306 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	4d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $190,000 Active 19 DOM
2. 2026-06-17
   days on market $190,000 Active 18 DOM
3. 2026-06-16
   days on market $190,000 Active 17 DOM
4. 2026-06-15
   days on market $190,000 Active 16 DOM
5. 2026-06-13
   days on market $190,000 Active 14 DOM
6. 2026-06-13
   days on market $190,000 Active 13 DOM
7. 2026-06-09
   days on market $190,000 Active 10 DOM
8. 2026-06-08
   days on market $190,000 Active 9 DOM
9. 2026-06-07
   days on market $190,000 Active 8 DOM
10. 2026-06-04
    days on market $190,000 Active 5 DOM
11. 2026-06-03
    days on market $190,000 Active 4 DOM
12. 2026-06-02
    days on market $190,000 Active 3 DOM
13. 2026-06-01
    days on market $190,000 Active 2 DOM
14. 2026-05-31
    remarks 337-char remark
15. 2026-05-31
    listed $190,000 Active 1 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: $2,994 · $249/mo
• Projected year-2 tax: $2,998 · $250/mo
• Expected delta: +$4/yr ($0/mo · 0.1%)

ⓘ 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: $20,361
• − Mortgage interest: −$10,643
• − Property taxes: −$2,994
• − Insurance: −$950
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$5,527
• Taxable loss: −$3,011
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $908/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

+420.5% since first listed

10 events — show timeline

• 2026-05-30 Listed $190,000 BRIGHT MLS
• 2023-11-03 Listing Removed — BRIGHT MLS
• 2023-10-10 Listed $119,000 BRIGHT MLS
• 2022-09-27 Listing Removed — BRIGHT MLS
• 2022-08-28 Price Changed $104,000 BRIGHT MLS
• 2022-08-05 Listed $105,000 BRIGHT MLS
• 2022-02-07 Listing Removed — BRIGHT MLS
• 2021-12-20 Listed $99,000 BRIGHT MLS
• 1995-05-12 Sold (Public Records) $14,910 Public Records
• 1988-06-01 Sold (Public Records) $36,500 Public Records

Property tax history

+3.5%/yr

Latest (2026): $2,994 · -0.5% YoY. Source: county tax records.