18 Southridge Rd · Darby, PA 19023

$169,900

3 bd · 1.5 ba · 1,408 sqft · Townhouse public records · 38 Days on market

Built 1950 1,742 sqft lot $121/sqft · 10% below area Est $188k · 10% 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 +17.3/30.0
• ARV discount +11.9/15.0
• 1% rule +5.4/10.0
• DSCR +5.4/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has it all! Come take a look at this amazing 3 bedroom 2 full bath home with a beautiful addition added. First floor features living room, dining room, full kitchen, and family room addition. Second floor features 3 bedrooms, and one full bath. Basement is finished with a full bath and laundry facilities. Other great features include Heater has been serviced in 2009, C/A is only 8 years old, garage has been removed for extra space in basement, family room addition added, 2 full baths. This home is very nice come take a look for yourself!

Key facts

• Built 1950
• Listed 37 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric supply for cooling; Natural gas for heating and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Stone foundation; Above-grade and below-grade structures
• Exterior features: Lot roughly 16 x 108 feet; No tidal water

Interior

• Bedrooms: Three bedrooms on the main upper level
• Bathrooms: Two full bathrooms (one on upper level, one on lower level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Partially finished basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• At $1,772/mo this rent would consume 46% of the median local household income ($46k/yr) (locally 1468% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 33y 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 $60k; list at $170k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.04% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 8.0

CMA / ARV

• ARV (median comp): $188,228
• List price: $169,900
• Delta: -9.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Kenny Ave	0.61mi	3/2.0	1,432 (+2%)	1mo	$237,000	$166	66
105 Jackson Ave	0.50mi	3/2.0	1,486 (+6%)	3mo	$138,000	$93	63
90 Ridley Ave	0.65mi	3/1.5	1,362 (-3%)	2mo	$245,000	$180	62
231 Hamilton Ave	0.40mi	3/1.0	1,260 (-10%)	2mo	$106,000	$84	60
228 Bartlett Ave	0.56mi	4/2.0 (+1)	1,459 (+4%)	3mo	$289,900	$199	58
902 Maple Ter	0.45mi	3/1.0	1,234 (-12%)	0mo	$114,000	$92	56
412 Pusey Ave	0.43mi	3/1.0	1,202 (-15%)	1mo	$245,000	$204	52
712 Bartram Ave	0.69mi	3/1.5	1,554 (+10%)	3mo	$289,625	$186	48
19 S 6th St	0.67mi	3/1.0	1,568 (+11%)	3mo	$87,000	$55	45
4 S 6th St	0.66mi	3/1.5	1,210 (-14%)	2mo	$209,000	$173	45
714 Poplar St	0.69mi	3/1.5	1,216 (-14%)	1mo	$94,000	$77	44
71 Burnside Ave	0.69mi	3/1.0	1,240 (-12%)	3mo	$95,001	$77	44

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-10,195
• Equity at exit: $25,333

10-year hold

• IRR: 9.7%
• Equity multiple: 1.93×
• Total profit: $44,262
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$891
• Tax from tax record: −$315 /mo · $3,774/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $124

Break-even live

Break-even rent $1,616

Max offer price $169,900

Occupancy floor 88%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Winthrop Rd Darby, PA	3.0	1.5	1224	$1,900	$1.55	22d	1	0.10mi
909 Springfield Rd Unit D Darby, PA	4.0	1.0	900	$1,600	$1.78	43d	1	0.24mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	1000	$1,450	$1.45	24d	1	0.31mi
209 Hamilton Ave Darby, PA	4.0	1.0	1400	$1,595	$1.14	15d	1	0.38mi
924 Maple Ter Darby, PA	3.0	1.5	1190	$2,000	$1.68	5d	1	0.46mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	11d	1	0.47mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	5d	1	0.47mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	43d	1	0.51mi
69 S 7th St Darby, PA	3.0	2.0	1446	$1,700	$1.18	43d	1	0.51mi
118 Felton Ave Darby, PA	3.0	1.0	1152	$1,750	$1.52	22d	1	0.57mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,450	$2.40	24d	1	0.61mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,350	$2.30	44d	1	0.61mi
700 Pine St Unit 2F Darby, PA	2.0	1.0	1100	$1,250	$1.14	18d	1	0.62mi
94 S 6th St Darby, PA	3.0	1.5	1666	$2,000	$1.20	24d	1	0.64mi
601 Poplar St Sharon Hill, PA	1.0–2.0	1.0	787	$1,599	$2.03	15d	5	0.67mi
106 N 6th St Darby, PA	2.0	1.0	1200	$1,550	$1.29	43d	1	0.68mi
304 S 3rd St Darby, PA	3.0	1.0	1602	$1,695	$1.06	43d	1	0.88mi
304 S 3rd St Darby, PA	3.0	1.0	1602	$1,595	$1.00	20d	1	0.88mi
412 S 2nd St Darby, PA	3.0	1.0	1190	$1,100	$0.92	5d	1	0.96mi
417 S 2nd St Darby, PA	3.0	1.0	1190	$1,020	$0.86	5d	1	0.99mi
66 Folcroft Ave Folcroft, PA	3.0	1.0	1224	$1,895	$1.55	3d	1	1.15mi
304 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	43d	1	1.18mi
306 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	4d	1	1.19mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	24d	1	1.26mi
132 Folcroft Ave Folcroft, PA	2.0	1.0	725	$1,679	$2.32	2d	3	1.29mi
619 Baily Rd Lansdowne, PA	3.0	1.0	1288	$1,850	$1.44	18d	1	1.33mi
101 W Baltimore Ave Unit B04 Lansdowne, PA	2.0	1.0	925	$1,469	$1.59	24d	1	1.36mi
101 W Baltimore Ave Unit H4 Lansdowne, PA	2.0	1.0	925	$1,449	$1.57	22d	1	1.36mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	18d	1	1.36mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	12d	1	1.36mi
1503 Elmwood Ave Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	24d	1	1.36mi
1513 Elmwood Ave Unit 4 Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	24d	1	1.38mi
100 S Oak Ave Glenolden, PA	1.0–2.0	1.0–2.0	830	$1,500	$1.81	24d	3	1.41mi
96 E Berkley Ave Clifton Heights, PA	2.0	1.5	1352	$1,850	$1.37	18d	1	1.42mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	24d	1	1.42mi
820 Greenhill Rd Sharon Hill, PA	4.0	2.0	1184	$2,600	$2.20	5d	1	1.46mi
312 E Baltimore Ave Clifton Heights, PA	1.0–2.0	1.0	812	$1,649	$2.03	2d	3	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $169,900 Active 38 DOM
2. 2026-06-17
   days on market $169,900 Active 37 DOM
3. 2026-06-16
   days on market $169,900 Active 36 DOM
4. 2026-06-15
   days on market $169,900 Active 35 DOM
5. 2026-06-13
   days on market $169,900 Active 33 DOM
6. 2026-06-13
   days on market $169,900 Active 32 DOM
7. 2026-06-09
   days on market $169,900 Active 29 DOM
8. 2026-06-08
   days on market $169,900 Active 28 DOM
9. 2026-06-07
   days on market $169,900 Active 27 DOM
10. 2026-06-04
    days on market $169,900 Active 24 DOM
11. 2026-06-03
    days on market $169,900 Active 23 DOM
12. 2026-06-02
    days on market $169,900 Active 22 DOM
13. 2026-06-01
    days on market $169,900 Active 21 DOM
14. 2026-05-31
    days on market $169,900 Active 20 DOM
15. 2026-05-11
    listed $169,900 Active 512-char remark
16. 2011-03-28
    soldstatus $60,000 554-char remark

    Show marketing remark (554 chars)

    This home has it all! Come take a look at this amazing 3 bedroom 2 full bath home with a beautiful addition added. First floor features living room, dining room, full kitchen, and family room addition. Second floor features 3 bedrooms, and one full bath. Basement is finished with a full bath and laundry facilities. Other great features include Heater has been serviced in 2009, C/A is only 8 years old, garage has been removed for extra space in basement, family room addition added, 2 full baths. This home is very nice come take a look for yourself!

17. 2011-03-28
    soldstatus $60,000

    Show marketing remark (554 chars)

    This home has it all! Come take a look at this amazing 3 bedroom 2 full bath home with a beautiful addition added. First floor features living room, dining room, full kitchen, and family room addition. Second floor features 3 bedrooms, and one full bath. Basement is finished with a full bath and laundry facilities. Other great features include Heater has been serviced in 2009, C/A is only 8 years old, garage has been removed for extra space in basement, family room addition added, 2 full baths. This home is very nice come take a look for yourself!

18. 2011-03-09
    historical 554-char remark

    Show marketing remark (554 chars)

    This home has it all! Come take a look at this amazing 3 bedroom 2 full bath home with a beautiful addition added. First floor features living room, dining room, full kitchen, and family room addition. Second floor features 3 bedrooms, and one full bath. Basement is finished with a full bath and laundry facilities. Other great features include Heater has been serviced in 2009, C/A is only 8 years old, garage has been removed for extra space in basement, family room addition added, 2 full baths. This home is very nice come take a look for yourself!

19. 2010-03-15
    listed $84,900 554-char remark

    Show marketing remark (554 chars)

    This home has it all! Come take a look at this amazing 3 bedroom 2 full bath home with a beautiful addition added. First floor features living room, dining room, full kitchen, and family room addition. Second floor features 3 bedrooms, and one full bath. Basement is finished with a full bath and laundry facilities. Other great features include Heater has been serviced in 2009, C/A is only 8 years old, garage has been removed for extra space in basement, family room addition added, 2 full baths. This home is very nice come take a look for yourself!

20. 2010-03-15
    listed $84,900

    Show marketing remark (554 chars)

    This home has it all! Come take a look at this amazing 3 bedroom 2 full bath home with a beautiful addition added. First floor features living room, dining room, full kitchen, and family room addition. Second floor features 3 bedrooms, and one full bath. Basement is finished with a full bath and laundry facilities. Other great features include Heater has been serviced in 2009, C/A is only 8 years old, garage has been removed for extra space in basement, family room addition added, 2 full baths. This home is very nice come take a look for yourself!

21. 2002-01-02
    soldstatus $32,500
22. 2001-08-10
    listed $32,500
23. 1993-10-06
    soldstatus $72,000
24. 1993-09-30
    soldstatus $72,000
25. 1993-06-30
    historical
26. 1993-06-02
    listed $72,000

ⓘ 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: $3,774 · $315/mo
• Projected year-2 tax: $3,774 · $315/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: $21,266
• − Mortgage interest: −$9,517
• − Property taxes: −$3,774
• − Insurance: −$850
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$4,943
• Taxable loss: −$1,220
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $1,778/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

+136.0% since first listed

12 events — show timeline

• 2026-05-11 Listed $169,900 BRIGHT MLS
• 2011-03-28 Sold (MLS) $60,000 TREND
• 2011-03-28 Sold (MLS) $60,000 BRIGHT MLS
• 2011-03-09 Listing Removed — BRIGHT MLS
• 2010-03-15 Listed $84,900 TREND
• 2010-03-15 Listed $84,900 BRIGHT MLS
• 2002-01-02 Sold (MLS) $32,500 BRIGHT MLS
• 2001-08-10 Listed $32,500 BRIGHT MLS
• 1993-10-06 Sold (Public Records) $72,000 Public Records
• 1993-09-30 Sold (MLS) $72,000 BRIGHT MLS
• 1993-06-30 Listing Removed — BRIGHT MLS
• 1993-06-02 Listed $72,000 BRIGHT MLS

Property tax history

+0.1%/yr

Latest (2026): $3,774 · -0.5% YoY. Source: county tax records.