208-505 Marks Ave · Darby, PA 19023

$99,000

2 bd · 1.5 ba · 1,088 sqft · Townhouse public records · 92 Days on market

Built 1951 1,307 sqft lot $91/sqft · 16% below area Est $118k · 16% 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 +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This home offers comfort, efficiency, and low maintenance for years to come. Seller is motivated to sale Even better, the property includes a stable tenant in place for over four years, providing immediate and reliable rental income from day one — a major advantage for investors seeking consistent cash flow. Ideal for: • Investors looking for a turnkey, income-producing property • Buyers interested in a rent-to-own pathway • Future owner-occupants who want income now and flexibility later Start by collecting rent and build equity while the property continues to appreciate. Serious inquiries welcome.

Key facts

• Built 1951
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $99k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 22d 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 40% 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1951 — 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 $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.55% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.27%
• DSCR: 1.77
• GRM: 5.4

CMA / ARV

• ARV (median comp): $118,241
• List price: $99,000
• Delta: -16.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1232 Edgehill Rd	0.25mi	3/1.0 (+1)	1,120 (+3%)	1mo	$214,000	$191	76
123 Spring Valley Rd	0.27mi	3/1.0 (+1)	1,120 (+3%)	1mo	$180,000	$161	75
1339 Park Ln	0.36mi	3/1.0 (+1)	1,120 (+3%)	2mo	$230,000	$205	70
33 Mermont Cir	0.43mi	3/1.0 (+1)	1,120 (+3%)	0mo	$200,000	$179	68
217 N 7th St	0.21mi	3/2.0 (+1)	1,188 (+9%)	1mo	$140,000	$118	67
902 Maple Ter	0.08mi	3/1.0 (+1)	1,234 (+13%)	0mo	$114,000	$92	67
219 Laurel Rd	0.65mi	2/1.0	1,068 (-2%)	2mo	$160,000	$150	64
1300 Wycombe Ave	0.30mi	3/1.0 (+1)	1,190 (+9%)	1mo	$129,000	$108	62
422 Darby Ter	0.43mi	3/1.0 (+1)	1,006 (-8%)	0mo	$185,000	$184	60
4 S 6th St	0.36mi	3/1.5 (+1)	1,210 (+11%)	2mo	$209,000	$173	58
318 Fern St	0.44mi	2/1.0	952 (-12%)	2mo	$105,000	$110	55
224 N 2nd St	0.54mi	3/1.0 (+1)	992 (-9%)	2mo	$190,000	$192	52

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: 14.8%
• Equity multiple: 1.63×
• Total profit: $17,586
• Equity at exit: $14,761

10-year hold

• IRR: 27.4%
• Equity multiple: 4.08×
• Total profit: $85,383
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,535 high
• Mortgage (P&I): −$519
• Tax from tax record: −$253 /mo · $3,042/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $399

Break-even live

Break-even rent $1,030

Max offer price $99,000

Occupancy floor 69%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	10d	1	0.05mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	5d	1	0.05mi
924 Maple Ter Darby, PA	3.0	1.5	1190	$2,000	$1.68	5d	1	0.06mi
106 N 6th St Darby, PA	2.0	1.0	1200	$1,550	$1.29	43d	1	0.27mi
1607 Patricia Dr Lansdowne, PA	1.0	1.0	757	$925	$1.22	43d	1	0.31mi
69 S 7th St Darby, PA	3.0	2.0	1446	$1,700	$1.18	43d	1	0.34mi
909 Springfield Rd Unit B Darby, PA	1.0	1.0	700	$1,000	$1.43	43d	1	0.35mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	800	$1,450	$1.81	10d	1	0.39mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	1000	$1,450	$1.45	24d	1	0.39mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	43d	1	0.50mi
2 Winthrop Rd Darby, PA	3.0	1.5	1224	$1,900	$1.55	21d	1	0.58mi
700 Pine St Unit 2F Darby, PA	2.0	1.0	1100	$1,250	$1.14	18d	1	0.58mi
300 N Front St Darby, PA	2.0	1.0	850	$1,395	$1.64	43d	1	0.59mi
109 Main St Unit B Darby, PA	1.0	1.0	800	$1,100	$1.38	18d	1	0.63mi
109 Main St Unit A Darby, PA	1.0	3.0	800	$1,100	$1.38	20d	1	0.63mi
109 Main St Unit A Darby, PA	1.0	3.0	800	$1,100	$1.38	18d	1	0.63mi
109 Main St Unit A Darby, PA	1.0	3.0	1480	$1,100	$0.74	18d	1	0.63mi
109 Main St Unit B Darby, PA	1.0	1.0	1480	$1,100	$0.74	15d	1	0.63mi
109 Main St Unit B Darby, PA	1.0	1.0	800	$1,100	$1.38	20d	1	0.63mi
810 Rundale Ave Lansdowne, PA	2.0	1.0	868	$1,500	$1.73	24d	1	0.76mi
412 S 2nd St Darby, PA	3.0	1.0	1190	$1,100	$0.92	5d	1	0.79mi
504 S Lansdowne Ave Lansdowne, PA	2.0	1.0	815	$1,555	$1.91	1d	4	0.82mi
417 S 2nd St Darby, PA	3.0	1.0	1190	$1,020	$0.86	5d	1	0.82mi
601 Poplar St Sharon Hill, PA	1.0–2.0	1.0	787	$1,599	$2.03	15d	5	0.85mi
772 E Providence Rd Aldan, PA	1.0	1.0	725	$1,497	$2.06	43d	1	0.85mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	24d	1	0.96mi
619 Baily Rd Lansdowne, PA	3.0	1.0	1288	$1,850	$1.44	18d	1	0.97mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	18d	1	0.97mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	12d	1	0.97mi
118 Felton Ave Darby, PA	3.0	1.0	1152	$1,750	$1.52	21d	1	1.06mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,350	$2.30	44d	1	1.10mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,450	$2.40	24d	1	1.10mi
416 E Providence Rd Unit B, 2ND FLOOR Aldan, PA	1.0	1.0	710	$1,300	$1.83	24d	1	1.18mi
412 E Providence Rd Unit B, 2ND FLOOR Aldan, PA	1.0	1.0	700	$1,300	$1.86	24d	1	1.18mi
55 Sayers Ave Unit A LEASE Lansdowne, PA	1.0	1.0	800	$1,200	$1.50	18d	1	1.19mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	24d	1	1.21mi
101 W Baltimore Ave Unit H4 Lansdowne, PA	2.0	1.0	925	$1,449	$1.57	21d	1	1.44mi
101 W Baltimore Ave Unit B04 Lansdowne, PA	2.0	1.0	925	$1,469	$1.59	24d	1	1.44mi
58 N Lansdowne Ave Unit W101 Lansdowne, PA	1.0	1.0	750	$1,189	$1.59	24d	1	1.48mi
58 N Lansdowne Ave Unit N205 Lansdowne, PA	1.0	1.0	750	$1,189	$1.59	43d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $99,000 Active 92 DOM
2. 2026-06-17
   days on market $99,000 Active 91 DOM
3. 2026-06-16
   days on market $99,000 Active 90 DOM
4. 2026-06-15
   days on market $99,000 Active 89 DOM
5. 2026-06-13
   days on market $99,000 Active 87 DOM
6. 2026-06-13
   days on market $99,000 Active 86 DOM
7. 2026-06-09
   days on market $99,000 Active 83 DOM
8. 2026-06-08
   days on market $99,000 Active 82 DOM
9. 2026-06-07
   days on market $99,000 Active 81 DOM
10. 2026-06-04
    days on market $99,000 Active 78 DOM
11. 2026-06-03
    days on market $99,000 Active 77 DOM
12. 2026-06-02
    days on market $99,000 Active 76 DOM
13. 2026-06-01
    days on market $99,000 Active 75 DOM
14. 2026-05-31
    days on market $99,000 Active 74 DOM
15. 2026-05-04
    historical Active Under Contract 628-char remark

    Show marketing remark (628 chars)

    This home offers comfort, efficiency, and low maintenance for years to come. Seller is motivated to sale Even better, the property includes a stable tenant in place for over four years, providing immediate and reliable rental income from day one — a major advantage for investors seeking consistent cash flow. Ideal for: • Investors looking for a turnkey, income-producing property • Buyers interested in a rent-to-own pathway • Future owner-occupants who want income now and flexibility later Start by collecting rent and build equity while the property continues to appreciate. Serious inquiries welcome.

16. 2026-05-04
    status Pending 628-char remark

    Show marketing remark (628 chars)

    This home offers comfort, efficiency, and low maintenance for years to come. Seller is motivated to sale Even better, the property includes a stable tenant in place for over four years, providing immediate and reliable rental income from day one — a major advantage for investors seeking consistent cash flow. Ideal for: • Investors looking for a turnkey, income-producing property • Buyers interested in a rent-to-own pathway • Future owner-occupants who want income now and flexibility later Start by collecting rent and build equity while the property continues to appreciate. Serious inquiries welcome.

17. 2026-02-28
    listed $99,000 Active 628-char remark

    Show marketing remark (628 chars)

    This home offers comfort, efficiency, and low maintenance for years to come. Seller is motivated to sale Even better, the property includes a stable tenant in place for over four years, providing immediate and reliable rental income from day one — a major advantage for investors seeking consistent cash flow. Ideal for: • Investors looking for a turnkey, income-producing property • Buyers interested in a rent-to-own pathway • Future owner-occupants who want income now and flexibility later Start by collecting rent and build equity while the property continues to appreciate. Serious inquiries welcome.

18. 2022-04-07
    historical
19. 2022-02-02
    listed $110,000 Active
20. 2021-11-26
    soldstatus $95,000 Closed
21. 2021-11-02
    historical Active Under Contract
22. 2021-09-30
    listed $95,000 Active
23. 1988-11-02
    soldstatus $42,000

ⓘ 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: $3,042 · $253/mo
• Projected year-2 tax: $3,042 · $253/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: $18,424
• − Mortgage interest: −$5,546
• − Property taxes: −$3,042
• − Insurance: −$495
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$2,880
• Taxable income: $3,514
• Est. tax owed @ 24.0%: −$843
• After-tax cash flow: $3,945/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

+135.7% since first listed

9 events — show timeline

• 2026-05-04 Contingent — BRIGHT MLS
• 2026-05-04 Pending — BRIGHT MLS
• 2026-02-28 Listed $99,000 BRIGHT MLS
• 2022-04-07 Listing Removed — BRIGHT MLS
• 2022-02-02 Listed $110,000 BRIGHT MLS
• 2021-11-26 Sold (MLS) $95,000 BRIGHT MLS
• 2021-11-02 Contingent — BRIGHT MLS
• 2021-09-30 Listed $95,000 BRIGHT MLS
• 1988-11-02 Sold (Public Records) $42,000 Public Records

Property tax history

+0.5%/yr

Latest (2026): $3,042 · -0.5% YoY. Source: county tax records.