1509 Main St · Delta, PA 21160

$172,900

5 bd · 1.0 ba · 1,567 sqft · SingleFamily public records · 531 Days on market

Built 1920 0.68 ac lot $110/sqft · 56% below area

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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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity to own this single-family home built in 1920 featuring 5 bedrooms and 1 bathroom. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * This is a Bank Owned /REO property being sold thru an Auction.

Key facts

• 0.68 acre lot
• Built 1920
• Listed 531 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $152k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,335 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, amenities F.
• Harford County Public Schools (suburban): math 22% / reading 39% proficiency, ranked #9 of 24 in MD (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 803 units permitted in Harford County in 2024 (26 in 5+ unit buildings).

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 531 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 531 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 1920 — 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. 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.
7. 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.
8. 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: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (median comp): $389,031
• List price: $172,900
• Delta: -55.56%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-12,660
• Equity at exit: $25,780

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $8,743
• Equity at exit: $14,949

Cash invested: $48,412 (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 21160

• Home prices YoY: -13.1%
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,757 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$168 /mo · $2,013/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $241

Break-even live

Break-even rent $1,451

Max offer price $172,900

Occupancy floor 81%

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: $43,225
• Closing costs: $5,187
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $172,900 Active 531 DOM
2. 2026-06-17
   days on market $172,900 Active 530 DOM
3. 2026-06-16
   days on market $172,900 Active 529 DOM
4. 2026-06-15
   days on market $172,900 Active 528 DOM
5. 2026-06-13
   days on market $172,900 Active 526 DOM
6. 2026-06-09
   days on market $172,900 Active 522 DOM
7. 2026-06-08
   days on market $172,900 Active 521 DOM
8. 2026-06-07
   days on market $172,900 Active 520 DOM
9. 2026-06-04
   days on market $172,900 Active 517 DOM
10. 2026-06-03
    days on market $172,900 Active 516 DOM
11. 2026-06-02
    days on market $172,900 Active 515 DOM
12. 2026-06-01
    days on market $172,900 Active 514 DOM
13. 2026-05-31
    days on market $172,900 Active 513 DOM
14. 2026-05-11
    price $172,900 384-char remark

    Show marketing remark (384 chars)

    Great Opportunity to own this single-family home built in 1920 featuring 5 bedrooms and 1 bathroom. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * This is a Bank Owned /REO property being sold thru an Auction.

15. 2025-01-03
    listed $193,900 Active 384-char remark

    Show marketing remark (384 chars)

    Great Opportunity to own this single-family home built in 1920 featuring 5 bedrooms and 1 bathroom. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * This is a Bank Owned /REO property being sold thru an Auction.

16. 1989-04-14
    soldstatus $320,000
17. 1989-04-12
    soldstatus $65,000

ⓘ 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: $2,013 · $168/mo
• Projected year-2 tax: $2,372 · $198/mo
• Expected delta: +$360/yr (+$30/mo · 17.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,078
• − Mortgage interest: −$9,685
• − Property taxes: −$2,013
• − Insurance: −$864
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$5,030
• Taxable income: $114
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,867/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: Harford County Public Schools
• NCES district ID: 2400390
• Math proficiency: 22% ▼ -23.00%
• Reading proficiency: 39% ▼ -12.00%
• Median HH income: $79,569
• Composite: 29.38/100
• National rank: #6527
• State rank: #9 of 24 in MD

Livability — Delta

• Score: 62/100
• State rank: #1335
• US rank: #16534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,543

Population outlook (Harford County) Hauer SSP2

• Today (2025): 262,292 people
• By 2030: 266,437 · +1.6%
• By 2040: 269,954 · +2.9%
• By 2050: 265,659 · +1.3%
• By 2075: 252,886 · -3.6%
• By 2100: 224,014 · -14.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 6% Asian 3%
• Common ancestry: Romanian 7% Lithuanian 6% Italian 1%
• Foreign-born: 3% · Vietnam
• Languages at home: 98% English-only · Vietnamese 2% German/W. Germanic 1%

Political lean MEDSL · Harford

• 2024 margin: R (+13.8) · D 41.9% · R 55.7% · Other 2.4%
• 2008→2024 swing: +5.0pp toward D · 2008: -18.8pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+12.0 2016: R+24.5 2012: R+19.5 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.17%
• Current HPI: 252.3662
• Rent YoY: —
• Metro: —
• 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

+166.0% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $172,900 BRIGHT MLS
• 2025-01-03 Listed $193,900 BRIGHT MLS
• 1989-04-14 Sold (Public Records) $320,000 Public Records
• 1989-04-12 Sold (Public Records) $65,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,013 · +7.8% YoY. Source: county tax records.