209 Willow St · Philadelphia, PA 08075

$235,000

3 bd · 1.0 ba · 1,420 sqft · SingleFamily public records · 258 Days on market

Built 1900 1,921 sqft lot $165/sqft · 8% below area Est $255k · 8% 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 +19.2/30.0
• ARV discount +11.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is being sold in "as is" condition. Welcome to cozy living in the heart of Delanco. This three bedroom, one bath interior row townhouse/rowhome offers a comfortable layout with 1,420 sq ft of interior space. The living area is well-sized for entertaining. The kitchen awaits your favorite recipes and features plenty of room for meal prep. Upstairs you will find 2 large bedrooms, one is the primary and the second perfect for an office or spare bedroom. The second level also has a very large full bathroom. The third floor has a large closet great for storage and still has plenty of room for the bedroom it is attached to. This home is a couple blocks aware from the Delaware river for those long peaceful walks or just chasing a sunset. This home is also located near Hawk Island Marina which holds fun summer concerts. With a little bit of TLC, this home is a great size in a great community. The home is being sold "as is". Inspections are for Buyer information only.

Key facts

• Near delaware river
• Large closet
• Large full bathroom

Tags

• INTERIOR ROW TOWNHOUSE
• LARGE FULL BATHROOM
• LARGE CLOSET
• NEAR DELAWARE RIVER
• NEAR HAWK ISLAND MARINA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.5% in Philadelphia — 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 (#348 in PA, #3,054 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-, schools D+, crime F.
• Delanco Township School District (suburban): math 8% / reading 26% proficiency, ranked #431 of 472 in NJ (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).
• This rent runs 31% of the median local income ($94k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Burlington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $64k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $146k; list at $235k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 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 1900 — 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 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?
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: 1.04% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 8.0

CMA / ARV

• ARV (median comp): $255,087
• List price: $235,000
• Delta: -7.87%
• 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
635 Laurel St	0.37mi	3/1.0	1,425 (+0%)	4mo	$345,000	$242	79
214 Vine St	0.15mi	3/1.0	1,299 (-8%)	0mo	$350,000	$269	79
511 Ash St	0.21mi	3/1.5	1,350 (-5%)	8mo	$327,000	$242	73
209 Vine St	0.18mi	3/1.0	1,248 (-12%)	1mo	$329,999	$264	70
512 Spruce St	0.40mi	4/2.0 (+1)	1,429 (+1%)	3mo	$362,000	$253	69
323 Walnut	0.20mi	3/2.0	1,296 (-9%)	6mo	$320,000	$247	67
323 Maple Ave	0.56mi	3/1.0	1,488 (+5%)	0mo	$348,000	$234	66
400 Buttonwood St	0.25mi	4/1.5 (+1)	1,248 (-12%)	1mo	$319,900	$256	60
315 Walter Ave	0.22mi	3/2.0	1,513 (+6%)	19mo	$270,000	$178	59
317 Maple Ave	0.56mi	2/2.0 (-1)	1,406 (-1%)	10mo	$360,000	$256	55
318 Center Ave	0.45mi	4/1.0 (+1)	1,312 (-8%)	12mo	$345,000	$263	52
615 Hickory St	0.30mi	2/1.0 (-1)	1,222 (-14%)	19mo	$200,000	$164	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-21,932
• Equity at exit: $35,039

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,880
• Equity at exit: $20,319

Cash invested: $65,800 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $2,437 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$342 /mo · $4,107/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $252

Break-even live

Break-even rent $2,117

Max offer price $235,000

Occupancy floor 85%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Union Ave Delanco, NJ	4.0	2.0	1444	$2,750	$1.90	1d	1	0.20mi
427 Buttonwood St Delanco, NJ	3.0	2.5	1213	$2,200	$1.81	24d	1	0.23mi
420 Ash St Delanco, NJ	4.0	1.5	1267	$2,600	$2.05	1d	1	0.25mi
300 Washington St Unit 300B Delanco, NJ	2.0	1.0	1000	$1,750	$1.75	43d	1	0.27mi
13 Polk St Riverside, NJ	2.0	2.0	1080	$2,000	$1.85	21d	1	0.61mi
319 Taylor St Riverside, NJ	3.0	1.0	1722	$2,600	$1.51	10d	1	0.85mi
136 Webster St Riverside, NJ	4.0	1.0	1280	$2,700	$2.11	19d	1	0.95mi
424 Kossuth St Riverside, NJ	3.0	1.0	1175	$2,250	$1.91	43d	1	0.98mi

Listing history 27 events

1. 2026-06-18
   days on market $235,000 Active 258 DOM
2. 2026-06-17
   days on market $235,000 Active 257 DOM
3. 2026-06-16
   days on market $235,000 Active 256 DOM
4. 2026-06-15
   days on market $235,000 Active 255 DOM
5. 2026-06-13
   days on market $235,000 Active 253 DOM
6. 2026-06-09
   days on market $235,000 Active 249 DOM
7. 2026-06-08
   days on market $235,000 Active 248 DOM
8. 2026-06-07
   days on market $235,000 Active 247 DOM
9. 2026-06-04
   days on market $235,000 Active 244 DOM
10. 2026-06-03
    pricedays on market $235,000 Active 243 DOM
11. 2026-06-02
    days on market $245,000 Active 242 DOM
12. 2026-06-01
    days on market $245,000 Active 241 DOM
13. 2026-05-31
    days on market $245,000 Active 240 DOM
14. 2025-11-11
    price $245,000 1008-char remark

    Show marketing remark (1008 chars)

    This property is being sold in "as is" condition. Welcome to cozy living in the heart of Delanco. This three bedroom, one bath interior row townhouse/rowhome offers a comfortable layout with 1,420 sq ft of interior space. The living area is well-sized for entertaining. The kitchen awaits your favorite recipes and features plenty of room for meal prep. Upstairs you will find 2 large bedrooms, one is the primary and the second perfect for an office or spare bedroom. The second level also has a very large full bathroom. The third floor has a large closet great for storage and still has plenty of room for the bedroom it is attached to. This home is a couple blocks aware from the Delaware river for those long peaceful walks or just chasing a sunset. This home is also located near Hawk Island Marina which holds fun summer concerts. With a little bit of TLC, this home is a great size in a great community. The home is being sold "as is". Inspections are for Buyer information only.

15. 2025-11-04
    price $255,000 1008-char remark

    Show marketing remark (1008 chars)

    This property is being sold in "as is" condition. Welcome to cozy living in the heart of Delanco. This three bedroom, one bath interior row townhouse/rowhome offers a comfortable layout with 1,420 sq ft of interior space. The living area is well-sized for entertaining. The kitchen awaits your favorite recipes and features plenty of room for meal prep. Upstairs you will find 2 large bedrooms, one is the primary and the second perfect for an office or spare bedroom. The second level also has a very large full bathroom. The third floor has a large closet great for storage and still has plenty of room for the bedroom it is attached to. This home is a couple blocks aware from the Delaware river for those long peaceful walks or just chasing a sunset. This home is also located near Hawk Island Marina which holds fun summer concerts. With a little bit of TLC, this home is a great size in a great community. The home is being sold "as is". Inspections are for Buyer information only.

16. 2025-10-27
    price $265,000 1008-char remark

    Show marketing remark (1008 chars)

    This property is being sold in "as is" condition. Welcome to cozy living in the heart of Delanco. This three bedroom, one bath interior row townhouse/rowhome offers a comfortable layout with 1,420 sq ft of interior space. The living area is well-sized for entertaining. The kitchen awaits your favorite recipes and features plenty of room for meal prep. Upstairs you will find 2 large bedrooms, one is the primary and the second perfect for an office or spare bedroom. The second level also has a very large full bathroom. The third floor has a large closet great for storage and still has plenty of room for the bedroom it is attached to. This home is a couple blocks aware from the Delaware river for those long peaceful walks or just chasing a sunset. This home is also located near Hawk Island Marina which holds fun summer concerts. With a little bit of TLC, this home is a great size in a great community. The home is being sold "as is". Inspections are for Buyer information only.

17. 2025-10-21
    price $275,000 1008-char remark

    Show marketing remark (1008 chars)

    This property is being sold in "as is" condition. Welcome to cozy living in the heart of Delanco. This three bedroom, one bath interior row townhouse/rowhome offers a comfortable layout with 1,420 sq ft of interior space. The living area is well-sized for entertaining. The kitchen awaits your favorite recipes and features plenty of room for meal prep. Upstairs you will find 2 large bedrooms, one is the primary and the second perfect for an office or spare bedroom. The second level also has a very large full bathroom. The third floor has a large closet great for storage and still has plenty of room for the bedroom it is attached to. This home is a couple blocks aware from the Delaware river for those long peaceful walks or just chasing a sunset. This home is also located near Hawk Island Marina which holds fun summer concerts. With a little bit of TLC, this home is a great size in a great community. The home is being sold "as is". Inspections are for Buyer information only.

18. 2025-10-14
    price $289,000 1008-char remark

    Show marketing remark (1008 chars)

    This property is being sold in "as is" condition. Welcome to cozy living in the heart of Delanco. This three bedroom, one bath interior row townhouse/rowhome offers a comfortable layout with 1,420 sq ft of interior space. The living area is well-sized for entertaining. The kitchen awaits your favorite recipes and features plenty of room for meal prep. Upstairs you will find 2 large bedrooms, one is the primary and the second perfect for an office or spare bedroom. The second level also has a very large full bathroom. The third floor has a large closet great for storage and still has plenty of room for the bedroom it is attached to. This home is a couple blocks aware from the Delaware river for those long peaceful walks or just chasing a sunset. This home is also located near Hawk Island Marina which holds fun summer concerts. With a little bit of TLC, this home is a great size in a great community. The home is being sold "as is". Inspections are for Buyer information only.

19. 2025-10-03
    listed $299,000 Active 1008-char remark

    Show marketing remark (1008 chars)

    This property is being sold in "as is" condition. Welcome to cozy living in the heart of Delanco. This three bedroom, one bath interior row townhouse/rowhome offers a comfortable layout with 1,420 sq ft of interior space. The living area is well-sized for entertaining. The kitchen awaits your favorite recipes and features plenty of room for meal prep. Upstairs you will find 2 large bedrooms, one is the primary and the second perfect for an office or spare bedroom. The second level also has a very large full bathroom. The third floor has a large closet great for storage and still has plenty of room for the bedroom it is attached to. This home is a couple blocks aware from the Delaware river for those long peaceful walks or just chasing a sunset. This home is also located near Hawk Island Marina which holds fun summer concerts. With a little bit of TLC, this home is a great size in a great community. The home is being sold "as is". Inspections are for Buyer information only.

20. 2013-08-27
    historical
21. 2013-05-24
    listed $154,900
22. 2006-08-17
    soldstatus $146,000
23. 2006-06-30
    soldstatus $146,000
24. 2006-04-07
    listed $146,000
25. 2002-10-25
    soldstatus $73,900
26. 2001-06-30
    historical
27. 2000-12-29
    listed $64,995

ⓘ 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: $4,107 · $342/mo
• Projected year-2 tax: $4,107 · $342/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 3/10 Moderate FEMA zone X (unshaded) · 9% 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,241
• − Mortgage interest: −$13,164
• − Property taxes: −$4,107
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,339
• − Management: −$2,339
• − Depreciation: −$6,836
• Taxable loss: −$720
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $3,203/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: Delanco Township School District
• NCES district ID: 3403690
• Math proficiency: 8% ▼ -25.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $73,723
• Composite: 17.62/100
• National rank: #9035
• State rank: #431 of 472 in NJ

Livability — Philadelphia

• Score: 77/100
• State rank: #348
• US rank: #3054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Burlington County
• City population: 1,559,001
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 30,615
• Household income: $94,407
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 1103.0

Population outlook (Burlington County) Hauer SSP2

• Today (2025): 453,425 people
• By 2030: 452,359 · -0.2%
• By 2040: 445,033 · -1.9%
• By 2050: 431,760 · -4.8%
• By 2075: 406,277 · -10.4%
• By 2100: 364,732 · -19.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 10% Hispanic / Latino 9% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 8% Estonian 3% Russian 2%
• Foreign-born: 13% · Canada, China
• Languages at home: 82% English-only · Other Indo-European 8% Spanish 6% Other Asian/Pacific 2%

Political lean MEDSL · Burlington

• 2024 margin: D (+16.6) · D 57.6% · R 41.0% · Other 1.3%
• 2008→2024 swing: -2.0pp toward R · 2008: 18.6pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+19.5 2016: D+14.8 2012: D+18.7 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -396.76%
• Current HPI: 281.8091
• Rent YoY: —
• 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

+277.0% since first listed

14 events — show timeline

• 2025-11-11 Price Changed $245,000 BRIGHT MLS
• 2025-11-04 Price Changed $255,000 BRIGHT MLS
• 2025-10-27 Price Changed $265,000 BRIGHT MLS
• 2025-10-21 Price Changed $275,000 BRIGHT MLS
• 2025-10-14 Price Changed $289,000 BRIGHT MLS
• 2025-10-03 Listed $299,000 BRIGHT MLS
• 2013-08-27 Listing Removed — BRIGHT MLS
• 2013-05-24 Listed $154,900 BRIGHT MLS
• 2006-08-17 Sold (Public Records) $146,000 Public Records
• 2006-06-30 Sold (MLS) $146,000 BRIGHT MLS
• 2006-04-07 Listed $146,000 BRIGHT MLS
• 2002-10-25 Sold (Public Records) $73,900 Public Records
• 2001-06-30 Listing Removed — BRIGHT MLS
• 2000-12-29 Listed $64,995 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2025): $4,107 · +4.9% YoY. Source: county tax records.