26 N 10th St · Darby, PA 19023

$124,900

2 bd · 1.0 ba · 1,095 sqft · Townhouse public records · 98 Days on market

Built 1910 1,307 sqft lot $114/sqft · 8% below area Est $135k · 8% 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 +25.5/30.0
• ARV discount +11.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.2/10.0
• 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

26 N. 10th Street I Darby, PA 19023 Welcome home to this beautifully renovated interior row-home in the heart of Darby— where classic 1910 charm meets modern, move-in-ready comfort. From the moment you step inside, you'll feel the warmth of a home thoughtfully upgraded from top to bottom. The inviting living room offers the perfect space to unwind after a long day, host friends, or gather with family. Just beyond, dining room that will lead you into newly renovated eat-in kitchen serving as the true heart of the home — bright, refreshed, and ready for everything from quick weekday breakfasts to weekend meals shared around the table. Upstairs, you'll find two comfortable bedrooms and a completely new full bathroom, designed with today's style and functionality in mind. Every upgrade throughout the home adds to the sense of ease and peace of mind that buyers are looking for. Step outside to discover a fully enclosed backyard — a rare and valuable feature — perfect for pets, outdoor entertaining, gardening, or summer cookouts. In addition, this property gives you everyday convenience that's hard to find at this price point. Located within the William Penn School District, this home is ideally positioned for commuters and travelers alike. Enjoy quick access to Route 476, 1-95, Center City Philadelphia, the Philadelphia International Airport, and the city's renowned sports complexes — while still benefiting from a neighborhood setting close to shopping, dining, and everyday essentials. With 1 , 095 square feet of thoughtfully updated living space, no HOA, and a layout perfectly suited for first-time buyers, small families, or retirees seeking comfort without compromise, this home tells a story of fresh beginnings and simple living done right. If you're looking for a place that feels like home the moment you walk through the door— this just might be it.

Key facts

• Close to shopping
• Built 1910
• Listed 97 days

Tags

• RENOVATED INTERIOR ROW-HOME
• NEWLY RENOVATED EAT-IN KITCHEN
• FULLY ENCLOSED BACKYARD
• QUICK ACCESS TO ROUTE 476
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 39% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.22% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 6.9

CMA / ARV

• ARV (median comp): $135,497
• List price: $124,900
• Delta: -7.82%
• 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
123 Spring Valley Rd	0.28mi	3/1.0 (+1)	1,120 (+2%)	1mo	$180,000	$161	78
1232 Edgehill Rd	0.34mi	3/1.0 (+1)	1,120 (+2%)	1mo	$214,000	$191	75
33 Mermont Cir	0.39mi	3/1.0 (+1)	1,120 (+2%)	0mo	$200,000	$179	73
219 Laurel Rd	0.49mi	2/1.0	1,068 (-2%)	2mo	$160,000	$150	72
1339 Park Ln	0.41mi	3/1.0 (+1)	1,120 (+2%)	2mo	$230,000	$205	71
902 Maple Ter	0.14mi	3/1.0 (+1)	1,234 (+13%)	0mo	$114,000	$92	67
1300 Wycombe Ave	0.40mi	3/1.0 (+1)	1,190 (+9%)	1mo	$129,000	$108	61
217 N 7th St	0.36mi	3/2.0 (+1)	1,188 (+8%)	1mo	$140,000	$118	59
422 Darby Ter	0.51mi	3/1.0 (+1)	1,006 (-8%)	0mo	$185,000	$184	57
4 S 6th St	0.40mi	3/1.5 (+1)	1,210 (+10%)	2mo	$209,000	$173	55
412 Pusey Ave	0.64mi	3/1.0 (+1)	1,202 (+10%)	1mo	$245,000	$204	48
224 N 2nd St	0.69mi	3/1.0 (+1)	992 (-9%)	2mo	$190,000	$192	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.18×
• Total profit: $6,407
• Equity at exit: $18,623

10-year hold

• IRR: 18.3%
• Equity multiple: 2.89×
• Total profit: $66,208
• Equity at exit: $10,799

Cash invested: $34,972 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$655
• Tax from tax record: −$200 /mo · $2,404/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $292

Break-even live

Break-even rent $1,149

Max offer price $124,900

Occupancy floor 76%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Springfield Rd Unit B Darby, PA	1.0	1.0	700	$1,000	$1.43	43d	1	0.14mi
924 Maple Ter Darby, PA	3.0	1.5	1190	$2,000	$1.68	5d	1	0.15mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	11d	1	0.17mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	5d	1	0.17mi
69 S 7th St Darby, PA	3.0	2.0	1446	$1,700	$1.18	43d	1	0.26mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	800	$1,450	$1.81	11d	1	0.31mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	1000	$1,450	$1.45	24d	1	0.31mi
106 N 6th St Darby, PA	2.0	1.0	1200	$1,550	$1.29	43d	1	0.36mi
2 Winthrop Rd Darby, PA	3.0	1.5	1224	$1,900	$1.55	22d	1	0.40mi
1607 Patricia Dr Lansdowne, PA	1.0	1.0	757	$925	$1.22	43d	1	0.47mi
700 Pine St Unit 2F Darby, PA	2.0	1.0	1100	$1,250	$1.14	18d	1	0.48mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	43d	1	0.50mi
601 Poplar St Sharon Hill, PA	1.0–2.0	1.0	787	$1,599	$2.03	15d	5	0.69mi
109 Main St Unit B Darby, PA	1.0	1.0	1480	$1,100	$0.74	15d	1	0.71mi
109 Main St Unit A Darby, PA	1.0	3.0	1480	$1,100	$0.74	18d	1	0.71mi
109 Main St Unit A Darby, PA	1.0	3.0	800	$1,100	$1.38	20d	1	0.71mi
109 Main St Unit A Darby, PA	1.0	3.0	800	$1,100	$1.38	18d	1	0.71mi
109 Main St Unit B Darby, PA	1.0	1.0	800	$1,100	$1.38	20d	1	0.71mi
109 Main St Unit B Darby, PA	1.0	1.0	800	$1,100	$1.38	18d	1	0.71mi
300 N Front St Darby, PA	2.0	1.0	850	$1,395	$1.64	43d	1	0.73mi
412 S 2nd St Darby, PA	3.0	1.0	1190	$1,100	$0.92	5d	1	0.76mi
417 S 2nd St Darby, PA	3.0	1.0	1190	$1,020	$0.86	5d	1	0.79mi
772 E Providence Rd Aldan, PA	1.0	1.0	725	$1,497	$2.06	43d	1	0.80mi
504 S Lansdowne Ave Lansdowne, PA	2.0	1.0	815	$1,555	$1.91	1d	4	0.83mi
118 Felton Ave Darby, PA	3.0	1.0	1152	$1,750	$1.52	22d	1	0.85mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,350	$2.30	44d	1	0.89mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,450	$2.40	24d	1	0.89mi
810 Rundale Ave Lansdowne, PA	2.0	1.0	868	$1,500	$1.73	24d	1	0.96mi
416 E Providence Rd Unit B, 2ND FLOOR Aldan, PA	1.0	1.0	710	$1,300	$1.83	24d	1	1.06mi
412 E Providence Rd Unit B, 2ND FLOOR Aldan, PA	1.0	1.0	700	$1,300	$1.86	24d	1	1.06mi
619 Baily Rd Lansdowne, PA	3.0	1.0	1288	$1,850	$1.44	18d	1	1.14mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	12d	1	1.15mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	18d	1	1.15mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	24d	1	1.16mi
55 Sayers Ave Unit A LEASE Lansdowne, PA	1.0	1.0	800	$1,200	$1.50	18d	1	1.26mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	24d	1	1.27mi
66 Folcroft Ave Folcroft, PA	3.0	1.0	1224	$1,895	$1.55	3d	1	1.41mi
137 W Maryland Ave Unit 2nd Flr Aldan, PA	2.0	1.0	800	$1,400	$1.75	5d	1	1.44mi
101 W Baltimore Ave Unit H4 Lansdowne, PA	2.0	1.0	925	$1,449	$1.57	22d	1	1.45mi
101 W Baltimore Ave Unit B04 Lansdowne, PA	2.0	1.0	925	$1,469	$1.59	24d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $124,900 Active 98 DOM
2. 2026-06-17
   days on market $124,900 Active 97 DOM
3. 2026-06-16
   days on market $124,900 Active 96 DOM
4. 2026-06-15
   days on market $124,900 Active 95 DOM
5. 2026-06-13
   days on market $124,900 Active 93 DOM
6. 2026-06-13
   days on market $124,900 Active 92 DOM
7. 2026-06-10
   price $124,900 Active 89 DOM
8. 2026-06-09
   days on market $129,900 Active 89 DOM
9. 2026-06-08
   days on market $129,900 Active 88 DOM
10. 2026-06-07
    days on market $129,900 Active 87 DOM
11. 2026-06-04
    days on market $129,900 Active 84 DOM
12. 2026-06-03
    days on market $129,900 Active 83 DOM
13. 2026-06-02
    days on market $129,900 Active 82 DOM
14. 2026-06-01
    days on market $129,900 Active 81 DOM
15. 2026-05-31
    days on market $129,900 Active 80 DOM
16. 2026-05-12
    price $129,900 1915-char remark

    Show marketing remark (1915 chars)

    26 N. 10th Street I Darby, PA 19023 Welcome home to this beautifully renovated interior row-home in the heart of Darby— where classic 1910 charm meets modern, move-in-ready comfort. From the moment you step inside, you'll feel the warmth of a home thoughtfully upgraded from top to bottom. The inviting living room offers the perfect space to unwind after a long day, host friends, or gather with family. Just beyond, dining room that will lead you into newly renovated eat-in kitchen serving as the true heart of the home — bright, refreshed, and ready for everything from quick weekday breakfasts to weekend meals shared around the table. Upstairs, you'll find two comfortable bedrooms and a completely new full bathroom, designed with today's style and functionality in mind. Every upgrade throughout the home adds to the sense of ease and peace of mind that buyers are looking for. Step outside to discover a fully enclosed backyard — a rare and valuable feature — perfect for pets, outdoor entertaining, gardening, or summer cookouts. In addition, this property gives you everyday convenience that's hard to find at this price point. Located within the William Penn School District, this home is ideally positioned for commuters and travelers alike. Enjoy quick access to Route 476, 1-95, Center City Philadelphia, the Philadelphia International Airport, and the city's renowned sports complexes — while still benefiting from a neighborhood setting close to shopping, dining, and everyday essentials. With 1 , 095 square feet of thoughtfully updated living space, no HOA, and a layout perfectly suited for first-time buyers, small families, or retirees seeking comfort without compromise, this home tells a story of fresh beginnings and simple living done right. If you're looking for a place that feels like home the moment you walk through the door— this just might be it.

17. 2026-03-12
    listed $139,000 Active 1915-char remark

    Show marketing remark (1915 chars)

    26 N. 10th Street I Darby, PA 19023 Welcome home to this beautifully renovated interior row-home in the heart of Darby— where classic 1910 charm meets modern, move-in-ready comfort. From the moment you step inside, you'll feel the warmth of a home thoughtfully upgraded from top to bottom. The inviting living room offers the perfect space to unwind after a long day, host friends, or gather with family. Just beyond, dining room that will lead you into newly renovated eat-in kitchen serving as the true heart of the home — bright, refreshed, and ready for everything from quick weekday breakfasts to weekend meals shared around the table. Upstairs, you'll find two comfortable bedrooms and a completely new full bathroom, designed with today's style and functionality in mind. Every upgrade throughout the home adds to the sense of ease and peace of mind that buyers are looking for. Step outside to discover a fully enclosed backyard — a rare and valuable feature — perfect for pets, outdoor entertaining, gardening, or summer cookouts. In addition, this property gives you everyday convenience that's hard to find at this price point. Located within the William Penn School District, this home is ideally positioned for commuters and travelers alike. Enjoy quick access to Route 476, 1-95, Center City Philadelphia, the Philadelphia International Airport, and the city's renowned sports complexes — while still benefiting from a neighborhood setting close to shopping, dining, and everyday essentials. With 1 , 095 square feet of thoughtfully updated living space, no HOA, and a layout perfectly suited for first-time buyers, small families, or retirees seeking comfort without compromise, this home tells a story of fresh beginnings and simple living done right. If you're looking for a place that feels like home the moment you walk through the door— this just might be it.

18. 2014-04-20
    historical
19. 2012-04-12
    listed $30,000
20. 2006-12-19
    historical
21. 2006-06-20
    listed $68,000

ⓘ 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: $2,404 · $200/mo
• Projected year-2 tax: $2,404 · $200/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: $18,213
• − Mortgage interest: −$6,996
• − Property taxes: −$2,404
• − Insurance: −$624
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$3,633
• Taxable income: $1,641
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $3,106/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

+91.0% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $129,900 BRIGHT MLS
• 2026-03-12 Listed $139,000 BRIGHT MLS
• 2014-04-20 Listing Removed — BRIGHT MLS
• 2012-04-12 Listed $30,000 BRIGHT MLS
• 2006-12-19 Listing Removed — BRIGHT MLS
• 2006-06-20 Listed $68,000 BRIGHT MLS

Property tax history

+0.6%/yr

Latest (2026): $2,404 · -0.5% YoY. Source: county tax records.