452 Westmont Dr · Collingdale, PA 19023

$160,000

3 bd · 1.5 ba · 1,120 sqft · Townhouse public records · 3 Days on market

Built 1949 2,178 sqft lot Est $207k · 23% 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 +18.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +5.8/10.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1St-Covered Patio, Liv Rm, Din Rm/Eat-In Kit. 2Nd 3Brs/Bath Bsmt:Fin. (Panel & Carpet), Pr Rmks:Well Maintained W/ Many Upgrades, New Roof, Doors And Windows, $3000 Seller Assist For Buyer Closing Costs .

Key facts

• Asphalt driveway
• Attached garage
• Garage

Tags

• COLONIAL STYLE TOWNHOUSE
• POURED CONCRETE BASEMENT
• ATTACHED GARAGE
• ASPHALT DRIVEWAY
• PUBLIC TRANSPORTATION OPTIONS
• CLOSE PROXIMITY TO AIRPORT

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: Ground rent paid annually

Exterior

• Parking: Built-in attached garage (1 car); Asphalt driveway; Shared driveway; On-street parking available; Alley access
• Utilities: Public water; Public sewer; 100 amp electric service with circuit breakers; Natural gas available (heating and hot water); Cable TV and phone available; Municipal trash service
• Home design: Interior townhouse/rowhouse; Two stories; Entry at level 1; Suburban location
• Construction: Brick construction; Concrete perimeter foundation; Slate, pitched and flat roof; Replacement and double-hung windows; Building not winterized; Estimated year built
• Exterior features: Patio; Awnings; Sidewalks; Common rear alley maintained by property owner

Interior

• Kitchen: Kitchen
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Hardwood; Ceramic tile; Vinyl
• Bathrooms: One full bathroom (upper level); One half bathroom (lower level)
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Plaster walls; Living room, dining room and recreation room
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.5% vs local median 6.0% in Collingdale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 84/100 on livability (#105 in PA, #781 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, amenities D.
• Southeast Delco SD (suburban): math 13% / reading 33% proficiency, ranked #478 of 539 in PA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harris Sch (math 2% / reading 27%, grade F, #1,323 of 1,518 statewide, top 89%, 658 students, 100% FRL); Academy Park Hs (math 31% / reading 39%, grade F, #311 of 437 statewide, top 71%, 1,355 students, 95% FRL) — zoned schools average 98% FRL vs 63% district-wide (35 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• At $1,787/mo this rent would consume 46% of the median local household income ($46k/yr) (locally 1468% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 30y 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.
• Current owner paid $76k; list at $160k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1949 — 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 $160,000

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $207,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Rively Ave	0.08mi	3/1.5	1,120 (0%)	1mo	$240,000	$214	96
414 Rively Ave	0.08mi	3/1.5	1,120 (0%)	1mo	$230,000	$205	95
422 Rively Ave	0.07mi	3/1.5	1,120 (0%)	2mo	$210,000	$188	95
457 Westmont Dr	0.03mi	3/2.0	1,120 (0%)	3mo	$190,000	$170	94
8 Clarendon Dr	0.40mi	3/1.0	1,152 (+3%)	2mo	$115,000	$100	73
33 Mermont Cir	0.57mi	3/1.0	1,120 (0%)	0mo	$200,000	$179	71
27 Concord Rd	0.56mi	3/1.0	1,120 (0%)	2mo	$148,000	$132	70
29 Concord Rd	0.56mi	3/2.0	1,120 (0%)	3mo	$225,000	$201	70
123 Spring Valley Rd	0.68mi	3/1.0	1,120 (0%)	1mo	$180,000	$161	65
1210 Berkley Rd	0.65mi	4/2.0 (+1)	1,120 (0%)	3mo	$207,000	$185	60
412 Pusey Ave	0.65mi	3/1.0	1,202 (+7%)	2mo	$245,000	$204	54
118 Juliana Ter	0.66mi	3/1.0	1,020 (-9%)	2mo	$145,000	$142	50

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: -3.7%
• Equity multiple: 0.85×
• Total profit: $-6,531
• Equity at exit: $23,857

10-year hold

• IRR: 11.4%
• Equity multiple: 2.13×
• Total profit: $50,448
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$839
• Tax from tax record: −$352 /mo · $4,222/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $154

Break-even live

Break-even rent $1,592

Max offer price $160,000

Occupancy floor 86%

Sensitivity live

Price	-10% $245	-5% $200	+0% $154	+5% $109	+10% $64
Rent	-10% $13	-5% $84	+0% $154	+5% $225	+10% $296
Rate	-1.0pp $235	-0.5pp $195	base $154	+0.5pp $113	+1.0pp $71

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Winthrop Rd Darby, PA	3.0	1.5	1224	$1,900	$1.55	23d	1	0.37mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	1000	$1,450	$1.45	26d	1	0.53mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	800	$1,450	$1.81	12d	1	0.53mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	45d	1	0.58mi
118 Felton Ave Darby, PA	3.0	1.0	1152	$1,750	$1.52	23d	1	0.66mi
504 S Lansdowne Ave Lansdowne, PA	2.0	1.0	815	$1,545	$1.90	0d	4	0.67mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,350	$2.30	46d	1	0.69mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,450	$2.40	26d	1	0.69mi
909 Springfield Rd Unit D Darby, PA	4.0	1.0	900	$1,600	$1.78	45d	1	0.70mi
137 W Maryland Ave Unit 2nd Flr Aldan, PA	2.0	1.0	800	$1,400	$1.75	7d	1	0.74mi
146 S Lansdowne Ave Apt A9 Lansdowne, PA	2.0	1.0	950	$1,469	$1.55	0d	1	0.76mi
924 Maple Ter Darby, PA	3.0	1.5	1190	$2,000	$1.68	7d	1	0.85mi
209 Hamilton Ave Darby, PA	4.0	1.0	1400	$1,595	$1.14	16d	1	0.85mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	7d	1	0.85mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	12d	1	0.85mi
304 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	45d	1	0.86mi
306 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	5d	1	0.86mi
1 Jefferson St Unit 413D Clifton Heights, PA	3.0	1.0	800	$1,529	$1.91	45d	1	0.87mi
1201 Bartram Ave Darby, PA	2.0	1.0	700	$1,350	$1.93	12d	1	0.94mi
96 E Berkley Ave Clifton Heights, PA	2.0	1.5	1352	$1,850	$1.37	20d	1	0.94mi
69 S 7th St Darby, PA	3.0	2.0	1446	$1,700	$1.18	45d	1	0.98mi
312 E Baltimore Ave Clifton Heights, PA	1.0–2.0	1.0	812	$1,649	$2.03	4d	3	1.03mi
413 E Baltimore Ave Clifton Heights, PA	3.0	1.0	1152	$1,595	$1.38	26d	1	1.05mi
100 S Oak Ave Glenolden, PA	1.0–2.0	1.0–2.0	830	$1,500	$1.81	0d	3	1.05mi
101 W Baltimore Ave Unit H4 Lansdowne, PA	2.0	1.0	925	$1,449	$1.57	23d	1	1.06mi
101 W Baltimore Ave Unit B04 Lansdowne, PA	2.0	1.0	925	$1,469	$1.59	26d	1	1.06mi
601 Poplar St Sharon Hill, PA	1.0–2.0	1.0	787	$1,599	$2.03	16d	5	1.07mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	26d	1	1.09mi
700 Pine St Unit 2F Darby, PA	2.0	1.0	1100	$1,250	$1.14	19d	1	1.09mi
106 N 6th St Darby, PA	2.0	1.0	1200	$1,550	$1.29	45d	1	1.12mi
60 W Broadway Ave Clifton Heights, PA	3.0	1.0	1160	$2,200	$1.90	45d	1	1.12mi
319 S Church St Clifton Heights, PA	3.0	1.0	1152	$1,900	$1.65	45d	1	1.14mi
66 Folcroft Ave Folcroft, PA	3.0	1.0	1224	$1,895	$1.55	5d	1	1.16mi
426 S Springfield Rd Clifton Heights, PA	1.0–2.0	1.0	775	$1,599	$2.06	26d	1	1.19mi
216 Borough Rd Unit A Primos, PA	2.0	2.0	800	$1,500	$1.88	26d	1	1.23mi
3941 James St Drexel Hill, PA	2.0	1.0	800	$1,400	$1.75	20d	1	1.29mi
902 Maple Ave Glenolden, PA	3.0	1.0	1152	$1,745	$1.51	45d	1	1.30mi
216 W Washington Ave Clifton Heights, PA	3.0	1.5	1152	$1,875	$1.63	6d	1	1.32mi
132 Folcroft Ave Folcroft, PA	2.0	1.0	725	$1,679	$2.32	4d	3	1.32mi
925 Maple Ave Glenolden, PA	3.0	2.0	1152	$2,800	$2.43	23d	1	1.34mi

Listing history 4 events

1. 2026-06-16
   status $160,000 Pending 3 DOM
2. 2026-06-15
   days on market $160,000 Active 3 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $160,000 Active 1 DOM

ⓘ 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: $4,222 · $352/mo
• Projected year-2 tax: $4,222 · $352/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: $21,446
• − Mortgage interest: −$8,962
• − Property taxes: −$4,222
• − Insurance: −$800
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$4,655
• Taxable loss: −$624
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $2,002/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: Southeast Delco SD
• NCES district ID: 4222400
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 33% ▼ -9.00%
• Median HH income: $49,309
• Composite: 20.25/100
• National rank: #8623
• State rank: #478 of 539 in PA

Livability — Collingdale

• Score: 84/100
• State rank: #105
• US rank: #781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collingdale, PA
• County: Delaware County · 399,863 people
• City population: 22,247
• 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

+175.9% since first listed

6 events — show timeline

• 2026-06-12 Listed $160,000 BRIGHT MLS
• 1996-09-27 Sold (Public Records) $75,900 Public Records
• 1996-09-20 Sold (MLS) $75,900 BRIGHT MLS
• 1996-06-29 Listing Removed — BRIGHT MLS
• 1996-02-07 Listed $75,900 BRIGHT MLS
• 1987-07-06 Sold (Public Records) $58,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $4,222 · -5.9% YoY. Source: county tax records.