82 Hartley Rd · Upper Darby, PA 19050

$165,000

3 bd · 1.0 ba · 1,142 sqft · Townhouse public records · 83 Days on market

Built 1927 1,307 sqft lot $144/sqft · 11% below area Est $185k · 11% under

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Why this score? — see what drove the C- 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 +15.9/30.0
• ARV discount +12.5/15.0
• 1% rule +5.2/10.0
• DSCR +4.9/10.0
• Rent growth +4.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

;; A great opportunity awaits! Welcome to 82 Hartley Rd! This home is in the Lansdowne area of Upper Darby Township with convenient access to shopping, public transportation, parks, and major commuting routes. This property presents a great opportunity for a buyer or investor looking to add their own updates and improvements. Schedule a showing to see the possibilities. ( Tenant occupied – 24 hour notice for showing) . (Note - Seller is a Pennsylvania licensed broker/agent) ; ;

Key facts

• Lansdowne area
• Parks
• Built 1927

Tags

• LANSDOWNE AREA
• CONVENIENT ACCESS TO SHOPPING
• PUBLIC TRANSPORTATION
• PARKS
• MAJOR COMMUTING ROUTES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $80 ($956/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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 fast (+8.9%/yr); 94 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 33% of the median local income ($61k/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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $165k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 8.1

CMA / ARV

• ARV (median comp): $185,401
• List price: $165,000
• Delta: -11.00%
• 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
81 Hartley Rd	0.02mi	3/2.0	1,202 (+5%)	2mo	$185,000	$154	84
7218 Radbourne Rd	0.43mi	3/2.0	1,170 (+2%)	2mo	$224,000	$191	70
408 S Union Ave	0.55mi	3/1.5	1,179 (+3%)	3mo	$250,000	$212	65
54 Springton Rd	0.50mi	3/1.0	1,040 (-9%)	0mo	$180,000	$173	62
7266 Spruce St	0.71mi	3/1.0	1,170 (+2%)	2mo	$150,000	$128	61
232 Le Carra Dr	0.37mi	3/1.5	1,278 (+12%)	0mo	$231,000	$181	61
22 Lexington Ave	0.27mi	4/1.0 (+1)	1,308 (+14%)	1mo	$280,000	$214	57
7056 Aberdeen Rd	0.56mi	2/1.0 (-1)	1,068 (-6%)	1mo	$150,000	$140	57
7043 Radbourne Rd	0.65mi	3/2.0	1,060 (-7%)	2mo	$227,500	$215	52
418 Hampden Rd	0.72mi	3/2.0	1,248 (+9%)	3mo	$224,000	$179	45
6866 Clover Ln	0.71mi	3/2.0	1,278 (+12%)	1mo	$240,000	$188	42
530 Orchard Ave	0.69mi	4/1.5 (+1)	1,288 (+13%)	1mo	$290,000	$225	38

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: -7.0%
• Equity multiple: 0.73×
• Total profit: $-12,644
• Equity at exit: $24,602

10-year hold

• IRR: 8.3%
• Equity multiple: 1.79×
• Total profit: $36,530
• Equity at exit: $14,266

Cash invested: $46,200 (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 19050

• Rents YoY: 8.9%
• Active inventory: 94
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$865
• Tax from tax record: −$320 /mo · $3,846/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $80

Break-even live

Break-even rent $1,588

Max offer price $165,000

Occupancy floor 90%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7147 Radbourne Rd Upper Darby, PA	3.0	1.0	1096	$1,850	$1.69	12d	1	0.17mi
124 Lexington Ave Unit 2 Lansdowne, PA	2.0	1.0	1000	$1,500	$1.50	2d	1	0.22mi
7216 Clinton Rd Upper Darby, PA	3.0	1.0	1170	$1,815	$1.55	1d	1	0.45mi
292 N Wycombe Ave Lansdowne, PA	2.0	1.0	1162	$1,600	$1.38	43d	1	0.46mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	24d	1	0.47mi
702 Copley Rd Upper Darby, PA	3.0	1.0	1044	$1,750	$1.68	24d	1	0.48mi
671 Long Ln Unit B Upper Darby Township, PA	2.0	1.5	850	$1,300	$1.53	24d	1	0.49mi
31 Lamport Rd Upper Darby, PA	3.0	1.0	1244	$1,800	$1.45	5d	1	0.50mi
7116 Seaford Rd Upper Darby, PA	2.0	1.0	996	$1,600	$1.61	43d	1	0.51mi
7139 Greenwood Ave Upper Darby, PA	3.0	1.0	1064	$1,600	$1.50	24d	1	0.51mi
293 Wabash Ave Lansdowne, PA	3.0	1.0	1377	$1,900	$1.38	18d	1	0.51mi
7050 Clinton Rd Upper Darby, PA	2.0	1.0	977	$1,550	$1.59	43d	1	0.55mi
7111 Greenwood Ave Upper Darby, PA	3.0	1.5	1064	$1,800	$1.69	43d	1	0.55mi
7026 Clinton Rd Upper Darby, PA	2.0	1.5	902	$1,650	$1.83	43d	1	0.58mi
6965 Clinton Rd Upper Darby, PA	2.0	1.0	986	$1,675	$1.70	43d	1	0.65mi
5 W Plumstead Ave Unit 1 Lansdowne, PA	2.0	1.0	1100	$1,550	$1.41	24d	1	0.66mi
430 Glendale Rd Upper Darby, PA	3.0	1.0	1090	$1,650	$1.51	21d	1	0.69mi
101 W Baltimore Ave Unit H4 Lansdowne, PA	2.0	1.0	925	$1,449	$1.57	21d	1	0.72mi
101 W Baltimore Ave Unit B04 Lansdowne, PA	2.0	1.0	925	$1,469	$1.59	24d	1	0.72mi
6927 Guilford Rd Upper Darby, PA	2.0	1.0	1182	$1,495	$1.26	2d	1	0.72mi
619 Baily Rd Lansdowne, PA	3.0	1.0	1288	$1,850	$1.44	18d	1	0.74mi
6839 Radbourne Rd Upper Darby, PA	3.0	1.5	1242	$1,750	$1.41	24d	1	0.77mi
444 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	5d	1	0.77mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	17d	1	0.80mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	12d	1	0.80mi
624 Briarcliff Rd Upper Darby, PA	3.0	1.0	1307	$1,700	$1.30	43d	1	0.81mi
624 Briarcliff Rd Unit MAIN UNIT Upper Darby Township, PA	3.0	1.0	1307	$1,700	$1.30	24d	1	0.81mi
411 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	20d	1	0.81mi
504 S Lansdowne Ave Lansdowne, PA	2.0	1.0	815	$1,555	$1.91	1d	4	0.88mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	24d	1	1.10mi
810 Rundale Ave Lansdowne, PA	2.0	1.0	868	$1,500	$1.73	24d	1	1.11mi
217 Sansom St Upper Darby, PA	2.0	1.0	1342	$1,000	$0.75	24d	1	1.12mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	43d	1	1.15mi
130 Garrett Rd Upper Darby, PA	2.0	1.0	675	$999	$1.48	5d	2	1.17mi
177 Wellington Rd Upper Darby, PA	3.0	2.0	1236	$2,000	$1.62	24d	1	1.22mi
83 S State Rd Unit B502 Upper Darby Township, PA	2.0	1.0	800	$1,289	$1.61	1d	1	1.33mi
7100 W Chester Pike Upper Darby Township, PA	1.0–2.0	1.0	770	$1,315	$1.71	24d	5	1.34mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	1000	$1,450	$1.45	24d	1	1.37mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	800	$1,450	$1.81	10d	1	1.37mi
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 24 events

1. 2026-06-18
   days on market $165,000 Active 83 DOM
2. 2026-06-17
   days on market $165,000 Active 82 DOM
3. 2026-06-16
   days on market $165,000 Active 81 DOM
4. 2026-06-15
   days on market $165,000 Active 80 DOM
5. 2026-06-13
   days on market $165,000 Active 78 DOM
6. 2026-06-13
   days on market $165,000 Active 77 DOM
7. 2026-06-09
   days on market $165,000 Active 74 DOM
8. 2026-06-08
   days on market $165,000 Active 73 DOM
9. 2026-06-07
   days on market $165,000 Active 72 DOM
10. 2026-06-04
    days on market $165,000 Active 69 DOM
11. 2026-06-03
    days on market $165,000 Active 68 DOM
12. 2026-06-02
    days on market $165,000 Active 67 DOM
13. 2026-06-01
    days on market $165,000 Active 66 DOM
14. 2026-05-31
    days on market $165,000 Active 65 DOM
15. 2026-04-28
    price $165,000 492-char remark

    Show marketing remark (492 chars)

    ;; A great opportunity awaits! Welcome to 82 Hartley Rd! This home is in the Lansdowne area of Upper Darby Township with convenient access to shopping, public transportation, parks, and major commuting routes. This property presents a great opportunity for a buyer or investor looking to add their own updates and improvements. Schedule a showing to see the possibilities. ( Tenant occupied – 24 hour notice for showing) . (Note - Seller is a Pennsylvania licensed broker/agent) ; ;

16. 2026-04-28
    price $165,500 492-char remark

    Show marketing remark (492 chars)

    ;; A great opportunity awaits! Welcome to 82 Hartley Rd! This home is in the Lansdowne area of Upper Darby Township with convenient access to shopping, public transportation, parks, and major commuting routes. This property presents a great opportunity for a buyer or investor looking to add their own updates and improvements. Schedule a showing to see the possibilities. ( Tenant occupied – 24 hour notice for showing) . (Note - Seller is a Pennsylvania licensed broker/agent) ; ;

17. 2026-04-09
    price $170,000 492-char remark

    Show marketing remark (492 chars)

    ;; A great opportunity awaits! Welcome to 82 Hartley Rd! This home is in the Lansdowne area of Upper Darby Township with convenient access to shopping, public transportation, parks, and major commuting routes. This property presents a great opportunity for a buyer or investor looking to add their own updates and improvements. Schedule a showing to see the possibilities. ( Tenant occupied – 24 hour notice for showing) . (Note - Seller is a Pennsylvania licensed broker/agent) ; ;

18. 2026-03-27
    listed $180,000 Active 492-char remark

    Show marketing remark (492 chars)

    ;; A great opportunity awaits! Welcome to 82 Hartley Rd! This home is in the Lansdowne area of Upper Darby Township with convenient access to shopping, public transportation, parks, and major commuting routes. This property presents a great opportunity for a buyer or investor looking to add their own updates and improvements. Schedule a showing to see the possibilities. ( Tenant occupied – 24 hour notice for showing) . (Note - Seller is a Pennsylvania licensed broker/agent) ; ;

19. 2021-11-12
    soldstatus $80,000
20. 2008-10-06
    soldstatus $68,090
21. 2008-10-03
    soldstatus $68,090 201-char remark

    Show marketing remark (201 chars)

    Excellent opportunity for investor or first time Buyer. For the investor, stable tenant in place. Convenient location-walk to shopping and transportation. Spacious floorplan. Upper Darby School System.

22. 2008-08-18
    historical 201-char remark

    Show marketing remark (201 chars)

    Excellent opportunity for investor or first time Buyer. For the investor, stable tenant in place. Convenient location-walk to shopping and transportation. Spacious floorplan. Upper Darby School System.

23. 2008-04-15
    listed $79,900 201-char remark

    Show marketing remark (201 chars)

    Excellent opportunity for investor or first time Buyer. For the investor, stable tenant in place. Convenient location-walk to shopping and transportation. Spacious floorplan. Upper Darby School System.

24. 1997-02-26
    soldstatus $1

ⓘ 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: $3,846 · $320/mo
• Projected year-2 tax: $3,846 · $320/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: $20,266
• − Mortgage interest: −$9,243
• − Property taxes: −$3,846
• − Insurance: −$825
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$4,800
• Taxable loss: −$1,690
• Est. tax savings @ 24.0%: +$406
• After-tax cash flow: $1,361/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): 29,373
• Household income: $60,859
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1738.0

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 (67%)
• Race & ethnicity: Black 67% White 22% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Swiss 4% Hispanic 3% Lithuanian 1%
• Foreign-born: 17% · Canada, United Kingdom, Vietnam
• Languages at home: 84% English-only · French/Haitian/Cajun 5% Spanish 3% Other Indo-European 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: ▼ -202.83%
• Current HPI: 287.6419
• Rent YoY: ▲ 8.87%
• 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

+106.5% since first listed

10 events — show timeline

• 2026-04-28 Price Changed $165,000 BRIGHT MLS
• 2026-04-28 Price Changed $165,500 BRIGHT MLS
• 2026-04-09 Price Changed $170,000 BRIGHT MLS
• 2026-03-27 Listed $180,000 BRIGHT MLS
• 2021-11-12 Sold (Public Records) $80,000 Public Records
• 2008-10-06 Sold (Public Records) $68,090 Public Records
• 2008-10-03 Sold (MLS) $68,090 BRIGHT MLS
• 2008-08-18 Listing Removed — BRIGHT MLS
• 2008-04-15 Listed $79,900 BRIGHT MLS
• 1997-02-26 Sold (Public Records) $1 Public Records

Property tax history

+1.7%/yr

Latest (2026): $3,846 · +7.7% YoY. Source: county tax records.