337 Copley Rd · East Lansdowne, PA 19082

$159,900

3 bd · 1.0 ba · 1,152 sqft · Townhouse public records · 70 Days on market

Built 1940 3,920 sqft lot Est $209k · 23% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• 1% rule +5.2/10.0
• DSCR +4.5/10.0
• 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 MLS

Large Lot - 18 X 210 Fenced In - Move In Condition Brick Row, Large Living Room, Dining Room, Modern Kitchen, 3 Bedrooms, Full Bath, One Car Garage, Finished Basement With Powder Room, Oe To Large Fenced Yard One Of The Largest Yards In The Area. New Roof New Heater Bay Window In Lr Modern Bath New Skylight One Car Garage Laundry Area New Kitchen Floor Don't Miss This One

Key facts

• Garage
• Built 1940
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $43 ($513/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

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-, 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.
• Zoned schools: Bywood El Sch (math 5% / reading 21%, grade F, #1,358 of 1,518 statewide, top 90%, 667 students, 100% FRL); Beverly Hills Ms (math 6% / reading 25%, grade F, #469 of 512 statewide, top 92%, 1,523 students, 100% FRL); Upper Darby Shs (math 46% / reading 47%, grade D-, #176 of 437 statewide, top 40%, 4,191 students, 95% FRL) — zoned schools average 98% FRL vs 52% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 34% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $160k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; 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 $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $208,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7136 Pine St	0.04mi	3/—	1,152 (0%)	1mo	$227,000	$197	97
7266 Spruce St	0.22mi	3/1.0	1,170 (+2%)	2mo	$150,000	$128	86
309 Margate Rd	0.40mi	3/1.0	1,132 (-2%)	2mo	$165,000	$146	77
236 Hampden Rd	0.16mi	4/1.0 (+1)	1,224 (+6%)	0mo	$235,000	$192	77
225 Wingate Rd	0.31mi	4/2.0 (+1)	1,170 (+2%)	0mo	$205,000	$175	74
305 Margate Rd	0.39mi	3/2.0	1,132 (-2%)	2mo	$225,000	$199	74
7218 Radbourne Rd	0.41mi	3/2.0	1,170 (+2%)	2mo	$224,000	$191	73
54 Springton Rd	0.30mi	3/1.0	1,040 (-10%)	0mo	$180,000	$173	70
222 Barrington Rd	0.31mi	3/1.0	1,258 (+9%)	1mo	$180,000	$143	70
7056 Aberdeen Rd	0.36mi	2/1.0 (-1)	1,068 (-7%)	2mo	$150,000	$140	65
232 Le Carra Dr	0.43mi	3/1.5	1,278 (+11%)	0mo	$231,000	$181	60
6866 Clover Ln	0.58mi	3/2.0	1,278 (+11%)	1mo	$240,000	$188	50

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-25,304
• Equity at exit: $23,842

10-year hold

• IRR: -10.6%
• Equity multiple: 0.40×
• Total profit: $-26,973
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$839
• Tax from tax record: −$336 /mo · $4,036/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $43

Break-even live

Break-even rent $1,571

Max offer price $159,900

Occupancy floor 92%

Sensitivity live

Price	-10% $133	-5% $88	+0% $43	+5% $-2	+10% $-48
Rent	-10% $-86	-5% $-21	+0% $43	+5% $107	+10% $171
Rate	-1.0pp $123	-0.5pp $83	base $43	+0.5pp $1	+1.0pp $-41

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
430 Glendale Rd Upper Darby, PA	3.0	1.0	1090	$1,650	$1.51	23d	1	0.11mi
411 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	22d	1	0.19mi
444 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	7d	1	0.20mi
31 Lamport Rd Upper Darby, PA	3.0	1.0	1244	$1,800	$1.45	7d	1	0.30mi
259 Heather Rd Upper Darby, PA	2.0	1.0	1120	$1,395	$1.25	0d	1	0.34mi
671 Long Ln Unit B Upper Darby Township, PA	2.0	1.5	850	$1,300	$1.53	26d	1	0.35mi
7216 Clinton Rd Upper Darby, PA	3.0	1.0	1170	$1,815	$1.55	3d	1	0.38mi
217 Sansom St Upper Darby, PA	2.0	1.0	1342	$1,000	$0.75	26d	1	0.38mi
7050 Clinton Rd Upper Darby, PA	2.0	1.0	977	$1,550	$1.59	45d	1	0.40mi
130 Garrett Rd Upper Darby, PA	2.0	1.0	675	$999	$1.48	7d	2	0.41mi
7026 Clinton Rd Upper Darby, PA	2.0	1.5	902	$1,650	$1.83	45d	1	0.42mi
702 Copley Rd Upper Darby, PA	3.0	1.0	1044	$1,750	$1.68	26d	1	0.43mi
6965 Clinton Rd Upper Darby, PA	2.0	1.0	986	$1,675	$1.70	45d	1	0.44mi
6927 Guilford Rd Upper Darby, PA	2.0	1.0	1182	$1,495	$1.26	4d	1	0.45mi
292 N Wycombe Ave Lansdowne, PA	2.0	1.0	1162	$1,600	$1.38	45d	1	0.46mi
7139 Greenwood Ave Upper Darby, PA	3.0	1.0	1064	$1,600	$1.50	26d	1	0.50mi
7111 Greenwood Ave Upper Darby, PA	3.0	1.5	1064	$1,800	$1.69	45d	1	0.51mi
293 Wabash Ave Lansdowne, PA	3.0	1.0	1377	$1,900	$1.38	20d	1	0.53mi
624 Briarcliff Rd Unit MAIN UNIT Upper Darby Township, PA	3.0	1.0	1307	$1,700	$1.30	26d	1	0.55mi
624 Briarcliff Rd Upper Darby, PA	3.0	1.0	1307	$1,700	$1.30	45d	1	0.55mi
177 Wellington Rd Upper Darby, PA	3.0	2.0	1236	$2,000	$1.62	26d	1	0.55mi
6839 Radbourne Rd Upper Darby, PA	3.0	1.5	1242	$1,750	$1.41	26d	1	0.57mi
7100 W Chester Pike Upper Darby Township, PA	1.0–2.0	1.0	770	$1,315	$1.71	26d	5	0.59mi
7116 Seaford Rd Upper Darby, PA	2.0	1.0	996	$1,600	$1.61	45d	1	0.60mi
7147 Radbourne Rd Upper Darby, PA	3.0	1.0	1096	$1,850	$1.69	14d	1	0.62mi
55 N Keystone Ave Upper Darby, PA	3.0	1.0	1258	$1,700	$1.35	45d	1	0.66mi
124 Lexington Ave Unit 2 Lansdowne, PA	2.0	1.0	1000	$1,500	$1.50	4d	1	0.71mi
83 S State Rd Unit B502 Upper Darby Township, PA	2.0	1.0	800	$1,289	$1.61	3d	1	0.80mi
44 Sunshine Rd Upper Darby, PA	4.0	1.0	1481	$1,795	$1.21	23d	1	0.82mi
51 N State Rd Upper Darby, PA	3.0	1.0	1244	$1,595	$1.28	45d	1	0.83mi
89 S State Rd Upper Darby, PA	2.0	1.0	865	$1,404	$1.62	0d	2	0.85mi
139 S State Rd Apt B2 Upper Darby Township, PA	2.0	1.0	800	$1,300	$1.62	6d	1	0.95mi
5 W Plumstead Ave Unit 1 Lansdowne, PA	2.0	1.0	1100	$1,550	$1.41	26d	1	0.96mi
10 Oakley Rd Upper Darby, PA	3.0	1.0	1476	$1,895	$1.28	26d	1	1.00mi
233 S State Rd Unit 2ND Upper Darby Township, PA	3.0	2.0	950	$2,000	$2.11	45d	1	1.05mi
7801 Westview Ave Upper Darby, PA	3.0	1.0	1152	$2,100	$1.82	0d	1	1.20mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	26d	1	1.24mi
113 Saint Laurence Rd Upper Darby, PA	2.0	1.0	1360	$1,350	$0.99	18d	1	1.26mi
619 Baily Rd Lansdowne, PA	3.0	1.0	1288	$1,850	$1.44	20d	1	1.30mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	14d	1	1.33mi

Listing history 12 events

1. 2026-04-09
   status Pending
2. 2026-03-25
   price $159,900
3. 2026-01-31
   status Active
4. 2025-09-30
   historical
5. 2025-09-28
   listed $169,900 Active
6. 2001-03-27
   soldstatus $59,000
7. 2001-03-22
   soldstatus $59,000 374-char remark

   Show marketing remark (374 chars)

   Large Lot - 18 X 210 Fenced In - Move In Condition Brick Row, Large Living Room, Dining Room, Modern Kitchen, 3 Bedrooms, Full Bath, One Car Garage, Finished Basement With Powder Room, Oe To Large Fenced Yard One Of The Largest Yards In The Area. New Roof New Heater Bay Window In Lr Modern Bath New Skylight One Car Garage Laundry Area New Kitchen Floor Don't Miss This One

8. 2000-10-17
   historical 374-char remark

   Show marketing remark (374 chars)

   Large Lot - 18 X 210 Fenced In - Move In Condition Brick Row, Large Living Room, Dining Room, Modern Kitchen, 3 Bedrooms, Full Bath, One Car Garage, Finished Basement With Powder Room, Oe To Large Fenced Yard One Of The Largest Yards In The Area. New Roof New Heater Bay Window In Lr Modern Bath New Skylight One Car Garage Laundry Area New Kitchen Floor Don't Miss This One

9. 1999-10-14
   listed $59,000 374-char remark

   Show marketing remark (374 chars)

   Large Lot - 18 X 210 Fenced In - Move In Condition Brick Row, Large Living Room, Dining Room, Modern Kitchen, 3 Bedrooms, Full Bath, One Car Garage, Finished Basement With Powder Room, Oe To Large Fenced Yard One Of The Largest Yards In The Area. New Roof New Heater Bay Window In Lr Modern Bath New Skylight One Car Garage Laundry Area New Kitchen Floor Don't Miss This One

10. 1999-06-30
    historical
11. 1999-03-28
    listed $64,900
12. 1991-08-28
    soldstatus $74,000

ⓘ 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: $4,036 · $336/mo
• Projected year-2 tax: $4,036 · $336/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 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: $19,508
• − Mortgage interest: −$8,957
• − Property taxes: −$4,036
• − Insurance: −$800
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$4,652
• Taxable loss: −$2,057
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $1,007/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

+116.1% since first listed

12 events — show timeline

• 2026-04-09 Pending — BRIGHT MLS
• 2026-03-25 Price Changed $159,900 BRIGHT MLS
• 2026-01-31 Relisted — BRIGHT MLS
• 2025-09-30 Listing Removed — BRIGHT MLS
• 2025-09-28 Listed $169,900 BRIGHT MLS
• 2001-03-27 Sold (Public Records) $59,000 Public Records
• 2001-03-22 Sold (MLS) $59,000 BRIGHT MLS
• 2000-10-17 Listing Removed — BRIGHT MLS
• 1999-10-14 Listed $59,000 BRIGHT MLS
• 1999-06-30 Listing Removed — BRIGHT MLS
• 1999-03-28 Listed $64,900 BRIGHT MLS
• 1991-08-28 Sold (Public Records) $74,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $4,036 · +7.7% YoY. Source: county tax records.