45-47 Blanchard Rd · Drexel Hill, PA 19026

$250,000

4 bd · 3.6 ba · 2,550 sqft · MultiFamily · 43 Days on market

Built 1925 3,049 sqft lot $98/sqft · 26% below area Est $336k · 26% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Prime Value-Add Investment Opportunity in Drexel Hill! This spacious duplex features one 2-bed / 2-bath unit and one 2-bed / 1.5-bath unit, each offering a generous living area. The building is designed with separate utilities for gas, electric, and water, all paid by the tenants, making it ideal for an investor or house hack opportunity. The property offers immediate stability with a reliable long-term tenant in one unit who has maintained a consistent payment history since 2022 and currently pays $1,340 per month. The vacant unit was most recently rented at approximately $1,400 per month, and there may be additional upside for a buyer willing to make further improvements. 24-hour notice required for showings to accommodate tenants. Don’t miss the chance to see this solid investment opportunity. Seller is motivated. Schedule your showing today!

Key facts

• 3,049 sq ft lot
• Built 1925
• Listed 43 days

🏷️ Possibly a rental listed for sale. The $250,000 price doesn't fit this home's estimated sale value (~$335,876) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1×2bd/1.8ba + 1×2bd/1.5ba units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $539/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.7% in Drexel Hill — 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 83/100 on livability (#115 in PA, #887 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities 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.
• Market conditions: Rents rising (+3.6%/yr); 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• At $3,551/mo this rent would consume 48% of the median local household income ($89k/yr) (locally 854% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $65k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $250k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.47%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $335,876
• List price: $250,000
• Delta: -25.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 N Sycamore Ave	0.49mi	5/— (+1)	2,583 (+1%)	5mo	$332,000	$129	66
3819-3821 Garrett Rd	0.66mi	4/4.0	2,655 (+4%)	8mo	$500,000	$188	54
129 N Church St	0.53mi	4/—	2,406 (-6%)	19mo	$290,000	$121	50
203 Springfield Rd	0.49mi	4/—	2,345 (-8%)	18mo	$315,000	$134	49
20 Maple Ter	0.31mi	4/4.0	2,248 (-12%)	21mo	$360,000	$160	46

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 · 3.65% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.44×
• Total profit: $30,513
• Equity at exit: $37,276

10-year hold

• IRR: 20.5%
• Equity multiple: 2.78×
• Total profit: $124,882
• Equity at exit: $21,615

Cash invested: $70,000 (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 19026

• Rents YoY: 3.6%
• Active inventory: 107
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $3,551 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$746
• Net cashflow: $1,078

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,250	-5% $1,164	+0% $1,078	+5% $991	+10% $905
Rent	-10% $797	-5% $937	+0% $1,078	+5% $1,218	+10% $1,358
Rate	-1.0pp $1,203	-0.5pp $1,141	base $1,078	+0.5pp $1,013	+1.0pp $947

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1.8	$1,775
1× unit	2	1.5	$1,775
Total (2 units)			$3,551

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 S Springfield Rd Clifton Heights, PA	4.0	1.5	2345	$2,200	$0.94	22d	1	0.48mi

Listing history 20 events

1. 2026-06-21
   statusdays on market $250,000 Active Under Contract 43 DOM
2. 2026-06-18
   days on market $250,000 Active 41 DOM
3. 2026-06-17
   days on market $250,000 Active 40 DOM
4. 2026-06-16
   days on market $250,000 Active 39 DOM
5. 2026-06-15
   days on market $250,000 Active 38 DOM
6. 2026-06-13
   days on market $250,000 Active 36 DOM
7. 2026-06-13
   days on market $250,000 Active 35 DOM
8. 2026-06-09
   days on market $250,000 Active 32 DOM
9. 2026-06-08
   pricestatus $250,000 Active 31 DOM
10. 2026-05-04
    price $280,000 863-char remark

    Show marketing remark (863 chars)

    Prime Value-Add Investment Opportunity in Drexel Hill! This spacious duplex features one 2-bed / 2-bath unit and one 2-bed / 1.5-bath unit, each offering a generous living area. The building is designed with separate utilities for gas, electric, and water, all paid by the tenants, making it ideal for an investor or house hack opportunity. The property offers immediate stability with a reliable long-term tenant in one unit who has maintained a consistent payment history since 2022 and currently pays $1,340 per month. The vacant unit was most recently rented at approximately $1,400 per month, and there may be additional upside for a buyer willing to make further improvements. 24-hour notice required for showings to accommodate tenants. Don’t miss the chance to see this solid investment opportunity. Seller is motivated. Schedule your showing today!

11. 2026-04-30
    price $295,000 863-char remark

    Show marketing remark (863 chars)

    Prime Value-Add Investment Opportunity in Drexel Hill! This spacious duplex features one 2-bed / 2-bath unit and one 2-bed / 1.5-bath unit, each offering a generous living area. The building is designed with separate utilities for gas, electric, and water, all paid by the tenants, making it ideal for an investor or house hack opportunity. The property offers immediate stability with a reliable long-term tenant in one unit who has maintained a consistent payment history since 2022 and currently pays $1,340 per month. The vacant unit was most recently rented at approximately $1,400 per month, and there may be additional upside for a buyer willing to make further improvements. 24-hour notice required for showings to accommodate tenants. Don’t miss the chance to see this solid investment opportunity. Seller is motivated. Schedule your showing today!

12. 2026-04-23
    listed $315,000 Active 863-char remark

    Show marketing remark (863 chars)

    Prime Value-Add Investment Opportunity in Drexel Hill! This spacious duplex features one 2-bed / 2-bath unit and one 2-bed / 1.5-bath unit, each offering a generous living area. The building is designed with separate utilities for gas, electric, and water, all paid by the tenants, making it ideal for an investor or house hack opportunity. The property offers immediate stability with a reliable long-term tenant in one unit who has maintained a consistent payment history since 2022 and currently pays $1,340 per month. The vacant unit was most recently rented at approximately $1,400 per month, and there may be additional upside for a buyer willing to make further improvements. 24-hour notice required for showings to accommodate tenants. Don’t miss the chance to see this solid investment opportunity. Seller is motivated. Schedule your showing today!

13. 2026-04-22
    historical $315,000 863-char remark

    Show marketing remark (863 chars)

    Prime Value-Add Investment Opportunity in Drexel Hill! This spacious duplex features one 2-bed / 2-bath unit and one 2-bed / 1.5-bath unit, each offering a generous living area. The building is designed with separate utilities for gas, electric, and water, all paid by the tenants, making it ideal for an investor or house hack opportunity. The property offers immediate stability with a reliable long-term tenant in one unit who has maintained a consistent payment history since 2022 and currently pays $1,340 per month. The vacant unit was most recently rented at approximately $1,400 per month, and there may be additional upside for a buyer willing to make further improvements. 24-hour notice required for showings to accommodate tenants. Don’t miss the chance to see this solid investment opportunity. Seller is motivated. Schedule your showing today!

14. 2019-05-06
    historical
15. 2019-03-21
    historical Active Under Contract
16. 2019-02-25
    price $134,900
17. 2019-01-23
    listed $139,900 Active
18. 2000-03-24
    soldstatus $60,000
19. 1999-11-15
    historical
20. 1997-06-04
    listed $60,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $42,612
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,409
• − Management: −$3,409
• − Depreciation: −$7,273
• Taxable income: $9,517
• Est. tax owed @ 24.0%: −$2,284
• After-tax cash flow: $10,647/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 — Drexel Hill

• Score: 83/100
• State rank: #115
• US rank: #887

Category grades

Amenities F Commute A+ Cost of living A+ Crime B+ Employment A- Housing A+ Health & safety B+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Drexel Hill, PA
• County: Delaware County · 399,863 people
• City population: 32,725
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 32,725
• Household income: $89,234
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 854.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 20% Two or more races 7% Asian 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 85% English-only · Other Indo-European 3% Spanish 3% Arabic 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: ▼ -232.86%
• Current HPI: 274.4485
• Rent YoY: ▲ 3.65%
• 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

+366.7% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $280,000 BRIGHT MLS
• 2026-04-30 Price Changed $295,000 BRIGHT MLS
• 2026-04-23 Listed $315,000 BRIGHT MLS
• 2026-04-22 Coming Soon $315,000 BRIGHT MLS
• 2019-05-06 Listing Removed — BRIGHT MLS
• 2019-03-21 Contingent — BRIGHT MLS
• 2019-02-25 Price Changed $134,900 BRIGHT MLS
• 2019-01-23 Listed $139,900 BRIGHT MLS
• 2000-03-24 Sold (MLS) $60,000 BRIGHT MLS
• 1999-11-15 Listing Removed — BRIGHT MLS
• 1997-06-04 Listed $60,000 BRIGHT MLS