3 S 6th St · Darby, PA 19023

$115,000

2 bd · 1.0 ba · 830 sqft · Townhouse public records · 386 Days on market

Built 1940 1,307 sqft lot $139/sqft · at area comps Est $117k · at est.

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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 +24.1/30.0
• ARV discount +8.4/15.0
• DSCR +7.8/10.0
• 1% rule +6.6/10.0
• 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 beautifully renovated 2-bedroom, 1.5-bath home combines modern updates with classic charm. Step inside to discover a bright and inviting living space with fresh finishes throughout. The stunning kitchen features sleek stainless steel appliances, a tiled backsplash, perfect for everyday cooking or entertaining. Upstairs, the full bathroom is a standout with its luxurious jacuzzi tub and separate standing shower, offering both relaxation and convenience. The bedrooms provide comfortable retreats with ample natural light, while the additional half bath adds everyday practicality. Located on a quiet residential block, this home is just minutes from local shops, schools, and public transportation for easy access to Center City Philadelphia. With its thoughtful renovations and move-in ready condition, 3 S 6th St offers a wonderful opportunity to own a stylish and affordable home in Darby.

Key facts

• Built 1940
• Listed 385 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 6.3% in Darby — 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 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; 26 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 34% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 386 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $115k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 386 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 1940 — 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. 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?
6. 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?
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: 1.16% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

• ARV (median comp): $117,480
• List price: $115,000
• Delta: -2.11%
• 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
606 Colwyn	0.34mi	2/1.5	896 (+8%)	1mo	$120,000	$134	68
318 Fern St	0.23mi	2/1.0	952 (+15%)	2mo	$105,000	$110	63
2120 S Lloyd St	0.52mi	2/1.0	896 (+8%)	1mo	$70,000	$78	61
7115 Yocum St	0.62mi	2/1.0	840 (+1%)	15mo	$82,000	$98	57
542 Keystone Ave	0.34mi	2/1.0	728 (-12%)	10mo	$65,000	$89	55
611 Colwyn Ave	0.32mi	2/2.0	896 (+8%)	15mo	$167,000	$186	55
601 Colwyn Ave	0.32mi	2/1.0	896 (+8%)	21mo	$154,000	$172	55
17 Florence Ave	0.55mi	2/1.0	902 (+9%)	7mo	$50,000	$55	54
7522 Wheeler St	0.59mi	2/1.0	740 (-11%)	1mo	$240,000	$324	53
7124 Yocum St	0.62mi	3/1.0 (+1)	882 (+6%)	9mo	$129,900	$147	49
630 Colwyn Ave	0.35mi	2/2.0	952 (+15%)	11mo	$168,000	$176	46
224-A Marks Ave	0.38mi	2/1.5	952 (+15%)	20mo	$169,900	$178	40

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,939
• Equity at exit: $17,147

10-year hold

• IRR: 16.3%
• Equity multiple: 2.66×
• Total profit: $53,489
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$603
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $227

Break-even live

Break-even rent $1,048

Max offer price $115,000

Occupancy floor 78%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Pine St Unit 2F Darby, PA	2.0	1.0	1100	$1,250	$1.14	18d	1	0.27mi
1607 Patricia Dr Lansdowne, PA	1.0	1.0	757	$925	$1.22	44d	1	0.32mi
109 Main St Unit B Darby, PA	1.0	1.0	800	$1,100	$1.38	20d	1	0.35mi
109 Main St Unit A Darby, PA	1.0	3.0	800	$1,100	$1.38	20d	1	0.35mi
109 Main St Unit A Darby, PA	1.0	3.0	800	$1,100	$1.38	18d	1	0.35mi
109 Main St Unit B Darby, PA	1.0	1.0	800	$1,100	$1.38	18d	1	0.35mi
909 Springfield Rd Unit B Darby, PA	1.0	1.0	700	$1,000	$1.43	44d	1	0.42mi
300 N Front St Darby, PA	2.0	1.0	850	$1,395	$1.64	44d	1	0.45mi
957 Springfield Rd Unit 1 Darby, PA	2.0	1.0	600	$1,400	$2.33	18d	1	0.54mi
601 Poplar St Sharon Hill, PA	1.0–2.0	1.0	787	$1,599	$2.03	15d	5	0.61mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	1000	$1,450	$1.45	24d	1	0.69mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	800	$1,450	$1.81	11d	1	0.69mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	44d	1	0.86mi
810 Rundale Ave Lansdowne, PA	2.0	1.0	868	$1,500	$1.73	24d	1	1.02mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,450	$2.40	24d	1	1.07mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,350	$2.30	44d	1	1.07mi
772 E Providence Rd Aldan, PA	1.0	1.0	725	$1,497	$2.06	44d	1	1.17mi
504 S Lansdowne Ave Lansdowne, PA	2.0	1.0	815	$1,555	$1.91	1d	4	1.18mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	24d	1	1.21mi
1037 Laurel Rd Sharon Hill, PA	2.0	1.0	655	$1,195	$1.82	44d	1	1.24mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	13d	1	1.29mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	18d	1	1.29mi
1012 Burnside Rd Sharon Hill, PA	2.0	1.0	655	$1,295	$1.98	44d	1	1.29mi
416 E Providence Rd Unit B, 2ND FLOOR Aldan, PA	1.0	1.0	710	$1,300	$1.83	24d	1	1.43mi
412 E Providence Rd Unit B, 2ND FLOOR Aldan, PA	1.0	1.0	700	$1,300	$1.86	24d	1	1.43mi
1001 Clifton Ave Unit 2R Collingdale, PA	1.0	1.0	600	$1,000	$1.67	24d	1	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $115,000 Active 386 DOM
2. 2026-06-17
   days on market $115,000 Active 385 DOM
3. 2026-06-16
   days on market $115,000 Active 384 DOM
4. 2026-06-15
   days on market $115,000 Active 383 DOM
5. 2026-06-13
   days on market $115,000 Active 381 DOM
6. 2026-06-13
   days on market $115,000 Active 380 DOM
7. 2026-06-09
   days on market $115,000 Active 377 DOM
8. 2026-06-08
   days on market $115,000 Active 376 DOM
9. 2026-06-07
   days on market $115,000 Active 375 DOM
10. 2026-06-04
    days on market $115,000 Active 372 DOM
11. 2026-06-03
    days on market $115,000 Active 371 DOM
12. 2026-06-02
    days on market $115,000 Active 370 DOM
13. 2026-06-01
    days on market $115,000 Active 369 DOM
14. 2026-05-31
    days on market $115,000 Active 368 DOM
15. 2025-09-24
    price $115,000 900-char remark

    Show marketing remark (900 chars)

    This beautifully renovated 2-bedroom, 1.5-bath home combines modern updates with classic charm. Step inside to discover a bright and inviting living space with fresh finishes throughout. The stunning kitchen features sleek stainless steel appliances, a tiled backsplash, perfect for everyday cooking or entertaining. Upstairs, the full bathroom is a standout with its luxurious jacuzzi tub and separate standing shower, offering both relaxation and convenience. The bedrooms provide comfortable retreats with ample natural light, while the additional half bath adds everyday practicality. Located on a quiet residential block, this home is just minutes from local shops, schools, and public transportation for easy access to Center City Philadelphia. With its thoughtful renovations and move-in ready condition, 3 S 6th St offers a wonderful opportunity to own a stylish and affordable home in Darby.

16. 2025-05-30
    price $122,000 900-char remark

    Show marketing remark (900 chars)

    This beautifully renovated 2-bedroom, 1.5-bath home combines modern updates with classic charm. Step inside to discover a bright and inviting living space with fresh finishes throughout. The stunning kitchen features sleek stainless steel appliances, a tiled backsplash, perfect for everyday cooking or entertaining. Upstairs, the full bathroom is a standout with its luxurious jacuzzi tub and separate standing shower, offering both relaxation and convenience. The bedrooms provide comfortable retreats with ample natural light, while the additional half bath adds everyday practicality. Located on a quiet residential block, this home is just minutes from local shops, schools, and public transportation for easy access to Center City Philadelphia. With its thoughtful renovations and move-in ready condition, 3 S 6th St offers a wonderful opportunity to own a stylish and affordable home in Darby.

17. 2025-05-29
    listed $130,000 Active 900-char remark

    Show marketing remark (900 chars)

    This beautifully renovated 2-bedroom, 1.5-bath home combines modern updates with classic charm. Step inside to discover a bright and inviting living space with fresh finishes throughout. The stunning kitchen features sleek stainless steel appliances, a tiled backsplash, perfect for everyday cooking or entertaining. Upstairs, the full bathroom is a standout with its luxurious jacuzzi tub and separate standing shower, offering both relaxation and convenience. The bedrooms provide comfortable retreats with ample natural light, while the additional half bath adds everyday practicality. Located on a quiet residential block, this home is just minutes from local shops, schools, and public transportation for easy access to Center City Philadelphia. With its thoughtful renovations and move-in ready condition, 3 S 6th St offers a wonderful opportunity to own a stylish and affordable home in Darby.

18. 2025-05-02
    historical $130,000 900-char remark

    Show marketing remark (900 chars)

    This beautifully renovated 2-bedroom, 1.5-bath home combines modern updates with classic charm. Step inside to discover a bright and inviting living space with fresh finishes throughout. The stunning kitchen features sleek stainless steel appliances, a tiled backsplash, perfect for everyday cooking or entertaining. Upstairs, the full bathroom is a standout with its luxurious jacuzzi tub and separate standing shower, offering both relaxation and convenience. The bedrooms provide comfortable retreats with ample natural light, while the additional half bath adds everyday practicality. Located on a quiet residential block, this home is just minutes from local shops, schools, and public transportation for easy access to Center City Philadelphia. With its thoughtful renovations and move-in ready condition, 3 S 6th St offers a wonderful opportunity to own a stylish and affordable home in Darby.

19. 2021-10-19
    soldstatus $46,500
20. 2001-08-13
    soldstatus $25,000

ⓘ 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: $2,122 · $177/mo
• Projected year-2 tax: $2,122 · $177/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: $16,027
• − Mortgage interest: −$6,442
• − Property taxes: −$2,122
• − Insurance: −$575
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$3,345
• Taxable income: $978
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $2,493/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

+360.0% since first listed

6 events — show timeline

• 2025-09-24 Price Changed $115,000 BRIGHT MLS
• 2025-05-30 Price Changed $122,000 BRIGHT MLS
• 2025-05-29 Listed $130,000 BRIGHT MLS
• 2025-05-02 Coming Soon $130,000 BRIGHT MLS
• 2021-10-19 Sold (Public Records) $46,500 Public Records
• 2001-08-13 Sold (Public Records) $25,000 Public Records

Property tax history

-0.5%/yr

Latest (2026): $2,122 · -0.5% YoY. Source: county tax records.