813 Arbor Rd · Yeadon, PA 19050

$189,000

3 bd · 1.5 ba · 1,344 sqft · Townhouse public records · 4 Days on market

Built 1945 2,178 sqft lot Est $242k · 22% 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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Rent growth +4.7/5.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Built in 1945, this townhome offers approximately 1344 finished square feet, three bedrooms, one full and one half bath, unfinished basement, covered front porch and built-in one car garage. This home sits on an approximate 2178 sqft lot. Some repairs are needed.

Key facts

• Covered front porch
• Unfinished basement
• Garage

Tags

• COVERED FRONT PORCH
• UNFINISHED BASEMENT

Property features AI

Finance

• Other: Ownership: Fee simple

Exterior

• Parking: Attached garage (1 space)
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse
• Construction: Brick construction; Shingle roof; Other foundation; Other above- and below-grade structures
• Exterior features: Lot approx. 33 x 76; No tidal water

Interior

• Bedrooms: Two bedrooms on the main level; One bedroom on the upper level
• Bathrooms: One full bathroom on the main level; One half bathroom on an upper level
• Heating & cooling: Hot water and steam heating; Natural gas fuel; Central air conditioning
• Interior features: Unfinished basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $189k.

Deal economics

• At list price, monthly cash flow is $70 ($835/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (7.9% below list).
• Recommended offer: $174k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.5% in Yeadon — 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 77/100 on livability (#364 in PA, #3,181 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A; Watch: amenities D+.
• 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.
• Zoned schools: W B Evans Magnet Sch (math 8% / reading 42%, grade F, #1,176 of 1,518 statewide, top 78%, 319 students, 100% FRL); Penn Wood Ms (math 5% / reading 28%, grade F, #463 of 512 statewide, top 91%, 683 students, 100% FRL); Penn Wood Hs (math 25% / reading 15%, grade F, #387 of 437 statewide, top 89%, 1,170 students, 95% FRL) — zoned schools average 98% FRL vs 69% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.9%/yr); 96 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 ($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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $83k; list at $189k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $174,143 (7.9% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $241,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 Laurel Rd	0.05mi	3/1.5	1,280 (-5%)	1mo	$275,000	$215	89
734 Bullock Ave	0.19mi	3/1.0	1,346 (+0%)	1mo	$175,000	$130	88
711 Yeadon Ave	0.24mi	3/1.5	1,290 (-4%)	4mo	$279,000	$216	79
911 W Cobbs Creek Pkwy	0.32mi	3/2.5	1,376 (+2%)	2mo	$335,000	$243	75
6535 Windsor	0.38mi	3/2.0	1,248 (-7%)	2mo	$154,900	$124	67
537 Fern St	0.47mi	3/1.5	1,436 (+7%)	1mo	$259,000	$180	66
524 Orchard Ave	0.55mi	3/2.5	1,288 (-4%)	0mo	$275,000	$214	63
530 Orchard Ave	0.54mi	4/1.5 (+1)	1,288 (-4%)	1mo	$290,000	$225	62
6618 Greenway Ave	0.73mi	3/2.0	1,320 (-2%)	0mo	$237,000	$180	61
1200 Angora Dr	0.33mi	3/1.0	1,530 (+14%)	1mo	$265,000	$173	59
6528 Windsor St	0.40mi	3/1.5	1,536 (+14%)	2mo	$209,900	$137	56
6356 Kingsessing Ave	0.66mi	3/1.0	1,206 (-10%)	3mo	$150,000	$124	48

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: -8.3%
• Equity multiple: 0.68×
• Total profit: $-16,964
• Equity at exit: $28,181

10-year hold

• IRR: 6.8%
• Equity multiple: 1.62×
• Total profit: $32,929
• Equity at exit: $16,341

Cash invested: $52,920 (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: 96
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $70

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 91%

Sensitivity live

Price	-10% $200	-5% $135	+0% $70	+5% $4	+10% $-61
Rent	-10% $-68	-5% $1	+0% $70	+5% $138	+10% $207
Rate	-1.0pp $165	-0.5pp $118	base $70	+0.5pp $21	+1.0pp $-29

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	26d	1	0.16mi
1200 Angora Dr Lansdowne, PA	3.0	1.0	1530	$2,300	$1.50	7d	1	0.33mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	14d	1	0.47mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	20d	1	0.47mi
619 Baily Rd Lansdowne, PA	3.0	1.0	1288	$1,850	$1.44	20d	1	0.53mi
106 N 6th St Darby, PA	2.0	1.0	1200	$1,550	$1.29	45d	1	0.98mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	7d	1	0.98mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	13d	1	0.98mi
924 Maple Ter Darby, PA	3.0	1.5	1190	$2,000	$1.68	7d	1	1.00mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	45d	1	1.11mi
7116 Seaford Rd Upper Darby, PA	2.0	1.0	996	$1,600	$1.61	45d	1	1.12mi
124 Lexington Ave Unit 2 Lansdowne, PA	2.0	1.0	1000	$1,500	$1.50	4d	1	1.14mi
94 S 6th St Darby, PA	3.0	1.5	1666	$2,000	$1.20	26d	1	1.16mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	1000	$1,450	$1.45	26d	1	1.18mi
69 S 7th St Darby, PA	3.0	2.0	1446	$1,700	$1.18	45d	1	1.20mi
7111 Greenwood Ave Upper Darby, PA	3.0	1.5	1064	$1,800	$1.69	45d	1	1.20mi
7139 Greenwood Ave Upper Darby, PA	3.0	1.0	1064	$1,600	$1.50	26d	1	1.22mi
6839 Radbourne Rd Upper Darby, PA	3.0	1.5	1242	$1,750	$1.41	26d	1	1.22mi
624 Briarcliff Rd Unit MAIN UNIT Upper Darby Township, PA	3.0	1.0	1307	$1,700	$1.30	26d	1	1.26mi
624 Briarcliff Rd Upper Darby, PA	3.0	1.0	1307	$1,700	$1.30	45d	1	1.26mi
909 Springfield Rd Unit D Darby, PA	4.0	1.0	900	$1,600	$1.78	45d	1	1.29mi
6965 Clinton Rd Upper Darby, PA	2.0	1.0	986	$1,675	$1.70	45d	1	1.29mi
7026 Clinton Rd Upper Darby, PA	2.0	1.5	902	$1,650	$1.83	45d	1	1.30mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	26d	1	1.30mi
702 Copley Rd Upper Darby, PA	3.0	1.0	1044	$1,750	$1.68	26d	1	1.30mi
146 S Lansdowne Ave Apt A9 Lansdowne, PA	2.0	1.0	950	$1,469	$1.55	0d	1	1.30mi
6927 Guilford Rd Upper Darby, PA	2.0	1.0	1182	$1,495	$1.26	4d	1	1.30mi
7050 Clinton Rd Upper Darby, PA	2.0	1.0	977	$1,550	$1.59	45d	1	1.31mi
304 S 3rd St Darby, PA	3.0	1.0	1602	$1,595	$1.00	22d	1	1.31mi
304 S 3rd St Darby, PA	3.0	1.0	1602	$1,695	$1.06	45d	1	1.31mi
209 Hamilton Ave Darby, PA	4.0	1.0	1400	$1,595	$1.14	17d	1	1.33mi
110 N Union Ave Lansdowne, PA	4.0	1.5	1678	$2,345	$1.40	22d	1	1.34mi
7147 Radbourne Rd Upper Darby, PA	3.0	1.0	1096	$1,850	$1.69	14d	1	1.36mi
7216 Clinton Rd Upper Darby, PA	3.0	1.0	1170	$1,815	$1.55	4d	1	1.37mi
700 Pine St Unit 2F Darby, PA	2.0	1.0	1100	$1,250	$1.14	20d	1	1.41mi
412 S 2nd St Darby, PA	3.0	1.0	1190	$1,100	$0.92	7d	1	1.43mi
417 S 2nd St Darby, PA	3.0	1.0	1190	$1,020	$0.86	7d	1	1.46mi
2 Winthrop Rd Darby, PA	3.0	1.5	1224	$1,900	$1.55	24d	1	1.46mi

Listing history 3 events

1. 2026-06-21
   days on market $189,000 Active 4 DOM
2. 2026-06-17
   remarks 263-char remark
3. 2026-06-17
   listed $189,000 Active 1 DOM

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

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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,897
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$5,498
• Taxable loss: −$2,312
• Est. tax savings @ 24.0%: +$555
• After-tax cash flow: $1,390/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 — Yeadon

• Score: 77/100
• State rank: #364
• US rank: #3181

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yeadon, PA
• County: Delaware County · 399,863 people
• 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

+127.7% since first listed

5 events — show timeline

• 2026-06-17 Listed $189,000 BRIGHT MLS
• 2026-04-22 Listing Removed — BRIGHT MLS
• 2025-11-17 Listed $200,000 BRIGHT MLS
• 2025-11-17 Coming Soon — BRIGHT MLS
• 1990-02-27 Sold (Public Records) $83,000 Public Records

Property tax history

+6.6%/yr

Latest (2026): $9,882 · +92.4% YoY. Source: county tax records.