320 Mulberry St · Darby, PA 19023

$125,000

3 bd · 1.0 ba · 1,088 sqft · Townhouse public records · 96 Days on market

Built 1945 1,307 sqft lot $115/sqft · 12% below area Est $142k · 12% 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 +27.8/30.0
• ARV discount +13.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.4/10.0
• 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

Welcome to this Darby 3BR/1BA rowhome offering a value-add opportunity. Property features a full basement and major systems in place including roof and heat. Home needs cosmetic and finishing work and is being sold strictly As-Is. Seller will make no repairs. Inspections welcome for informational purposes only. Occupied—showings by appointment only. Proof of funds or lender pre-approval required with all offers.

Key facts

• Roof
• Heat
• Full basement

Tags

• FULL BASEMENT
• MAJOR SYSTEMS
• ROOF
• HEAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/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 10.0% 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, crime 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.
• Zoned schools: Park Lane El Sch (math 2% / reading 27%, grade F, #1,323 of 1,518 statewide, top 89%, 312 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 (+13.1%/yr); 98 active listings in the ZIP; 31 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 43% 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $125k implies a 279% 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1945 — 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: 1.34% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.09%
• DSCR: 1.58
• GRM: 6.2

CMA / ARV

• ARV (median comp): $142,348
• List price: $125,000
• Delta: -12.19%
• 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
234 Spring Valley Rd	0.20mi	3/1.0	1,120 (+3%)	0mo	$130,000	$116	85
1232 Edgehill Rd	0.21mi	3/1.0	1,120 (+3%)	1mo	$214,000	$191	84
123 Spring Valley Rd	0.28mi	3/1.0	1,120 (+3%)	1mo	$180,000	$161	81
1339 Park Ln	0.31mi	3/1.0	1,120 (+3%)	2mo	$230,000	$205	79
33 Mermont Cir	0.43mi	3/1.0	1,120 (+3%)	0mo	$200,000	$179	74
1300 Wycombe Ave	0.25mi	3/1.0	1,190 (+9%)	1mo	$129,000	$108	72
902 Maple Ter	0.19mi	3/1.0	1,234 (+13%)	0mo	$114,000	$92	68
217 N 7th St	0.25mi	3/2.0	1,188 (+9%)	1mo	$140,000	$118	68
422 Darby Ter	0.48mi	3/1.0	1,006 (-8%)	1mo	$185,000	$184	64
224 N 2nd St	0.54mi	3/1.0	992 (-9%)	2mo	$190,000	$192	59
4 S 6th St	0.43mi	3/1.5	1,210 (+11%)	2mo	$209,000	$173	58
318 Fern St	0.46mi	2/1.0 (-1)	952 (-12%)	2mo	$105,000	$110	51

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: 8.9%
• Equity multiple: 1.37×
• Total profit: $12,967
• Equity at exit: $18,638

10-year hold

• IRR: 22.1%
• Equity multiple: 3.37×
• Total profit: $83,106
• Equity at exit: $10,808

Cash invested: $35,000 (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: 98
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$656
• Tax from tax record: −$231 /mo · $2,777/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $382

Break-even live

Break-even rent $1,189

Max offer price $125,000

Occupancy floor 72%

Sensitivity live

Price	-10% $453	-5% $417	+0% $382	+5% $346	+10% $311
Rent	-10% $250	-5% $316	+0% $382	+5% $448	+10% $514
Rate	-1.0pp $445	-0.5pp $414	base $382	+0.5pp $349	+1.0pp $316

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	12d	1	0.18mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	6d	1	0.18mi
924 Maple Ter Darby, PA	3.0	1.5	1190	$2,000	$1.68	6d	1	0.20mi
106 N 6th St Darby, PA	2.0	1.0	1200	$1,550	$1.29	45d	1	0.36mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	1000	$1,450	$1.45	25d	1	0.43mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	800	$1,450	$1.81	12d	1	0.43mi
69 S 7th St Darby, PA	3.0	2.0	1446	$1,700	$1.18	45d	1	0.47mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	45d	1	0.49mi
909 Springfield Rd Unit D Darby, PA	4.0	1.0	900	$1,600	$1.78	45d	1	0.49mi
209 Hamilton Ave Darby, PA	4.0	1.0	1400	$1,595	$1.14	16d	1	0.56mi
300 N Front St Darby, PA	2.0	1.0	850	$1,395	$1.64	45d	1	0.60mi
810 Rundale Ave Lansdowne, PA	2.0	1.0	868	$1,500	$1.73	25d	1	0.61mi
2 Winthrop Rd Darby, PA	3.0	1.5	1224	$1,900	$1.55	23d	1	0.68mi
700 Pine St Unit 2F Darby, PA	2.0	1.0	1100	$1,250	$1.14	19d	1	0.72mi
504 S Lansdowne Ave Lansdowne, PA	2.0	1.0	815	$1,545	$1.90	0d	4	0.77mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	25d	1	0.81mi
619 Baily Rd Lansdowne, PA	3.0	1.0	1288	$1,850	$1.44	20d	1	0.82mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	19d	1	0.83mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	14d	1	0.83mi
412 S 2nd St Darby, PA	3.0	1.0	1190	$1,100	$0.92	6d	1	0.90mi
146 S Lansdowne Ave Apt A9 Lansdowne, PA	2.0	1.0	950	$1,469	$1.55	0d	1	0.93mi
417 S 2nd St Darby, PA	3.0	1.0	1190	$1,020	$0.86	6d	1	0.93mi
601 Poplar St Sharon Hill, PA	1.0–2.0	1.0	787	$1,599	$2.03	16d	5	1.00mi
534 S 4th St Darby, PA	3.0	1.0	1500	$1,695	$1.13	0d	1	1.02mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	25d	1	1.13mi
118 Felton Ave Darby, PA	3.0	1.0	1152	$1,750	$1.52	23d	1	1.19mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,450	$2.40	25d	1	1.23mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,350	$2.30	46d	1	1.23mi
101 W Baltimore Ave Unit B04 Lansdowne, PA	2.0	1.0	925	$1,469	$1.59	25d	1	1.38mi
101 W Baltimore Ave Unit H4 Lansdowne, PA	2.0	1.0	925	$1,449	$1.57	23d	1	1.38mi
124 Lexington Ave Unit 2 Lansdowne, PA	2.0	1.0	1000	$1,500	$1.50	4d	1	1.38mi

Listing history 17 events

1. 2026-06-21
   days on market $125,000 Active 96 DOM
2. 2026-06-18
   days on market $125,000 Active 93 DOM
3. 2026-06-17
   days on market $125,000 Active 92 DOM
4. 2026-06-16
   days on market $125,000 Active 91 DOM
5. 2026-06-15
   days on market $125,000 Active 90 DOM
6. 2026-06-13
   days on market $125,000 Active 88 DOM
7. 2026-06-13
   days on market $125,000 Active 87 DOM
8. 2026-06-09
   days on market $125,000 Active 84 DOM
9. 2026-06-08
   days on market $125,000 Active 83 DOM
10. 2026-06-07
    days on market $125,000 Active 82 DOM
11. 2026-06-04
    days on market $125,000 Active 79 DOM
12. 2026-06-03
    days on market $125,000 Active 78 DOM
13. 2026-06-02
    days on market $125,000 Active 77 DOM
14. 2026-06-01
    days on market $125,000 Active 76 DOM
15. 2026-05-31
    days on market $125,000 Active 75 DOM
16. 2026-03-17
    listed $125,000 Active 421-char remark

    Show marketing remark (421 chars)

    Welcome to this Darby 3BR/1BA rowhome offering a value-add opportunity. Property features a full basement and major systems in place including roof and heat. Home needs cosmetic and finishing work and is being sold strictly As-Is. Seller will make no repairs. Inspections welcome for informational purposes only. Occupied—showings by appointment only. Proof of funds or lender pre-approval required with all offers.

17. 1984-07-19
    soldstatus $33,000

ⓘ 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: $2,777 · $231/mo
• Projected year-2 tax: $2,777 · $231/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 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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,063
• − Mortgage interest: −$7,002
• − Property taxes: −$2,777
• − Insurance: −$625
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$3,636
• Taxable income: $2,812
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $3,906/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

+278.8% since first listed

2 events — show timeline

• 2026-03-17 Listed $125,000 BRIGHT MLS
• 1984-07-19 Sold (Public Records) $33,000 Public Records

Property tax history

+0.9%/yr

Latest (2026): $2,777 · -0.5% YoY. Source: county tax records.