304 S 3rd · Colwyn, PA 19023

$180,000

3 bd · 1.0 ba · 1,602 sqft · Townhouse public records · 3 Days on market

Built 1912 2,614 sqft lot Est $202k · 11% under

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Why this score? — see what drove the D+ 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 +13.4/30.0
• ARV discount +12.4/15.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing 304 S 3rd St. an expertly renovated 3 bedroom, 1 bathroom home located in Darby, PA! This sun drenched home offers an extremely spacious layout coupled with gorgeous finishes. Upon entry, you are greeted by a spacious living area. Just past the living room, you will find a well lit dining room that can easily seat a full family. The kitchen is equipped with a gas range and stainless steel refrigerator. Up on the second floor, you will find 3 spacious bedrooms sporting hardwood flooring throughout. The full bathroom offers brand new finishes as well as a sit-in tub! The front porch is a great space to enjoy that coveted morning cup of coffee! All systems are updated and well main

Key facts

• Hardwood flooring
• Well lit dining room
• Renovated home

Tags

• RENOVATED HOME
• SPACIOUS LAYOUT
• WELL LIT DINING ROOM
• GAS RANGE
• STAINLESS STEEL REFRIGERATOR
• HARDWOOD FLOORING

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Semi-detached property; Single-family style layout
• Construction: Brick construction; Other foundation type; Above-grade and below-grade structures; Built (year source: Assessor)
• Exterior features: Lot approximately 25 x 100; No tidal water

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms on the first upper level; Master bedroom; Bedroom 2; Bedroom 1
• Bathrooms: One full bathroom (total)
• Heating & cooling: Hot water heating; Natural gas heating and hot water
• Interior features: Eat-in kitchen; Living room; Dining room
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $4 ($53/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (9.3% below list).
• Recommended offer: $163k (9.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 83/100 on livability (#119 in PA, #943 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: schools D.
• 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 42% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 28y 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 $24k; list at $180k implies a 653% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $163,311 (9.3% below list)

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $201,852
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 S 6th St	0.27mi	3/1.0	1,568 (-2%)	3mo	$87,000	$55	81
15 S Front St	0.26mi	3/1.0	1,516 (-5%)	1mo	$202,000	$133	78
106 N 2nd St	0.35mi	3/1.0	1,556 (-3%)	2mo	$89,000	$57	77
205 N Front St	0.44mi	3/1.0	1,600 (-0%)	5mo	$200,000	$125	75
25 S Front St	0.24mi	3/2.0	1,548 (-3%)	5mo	$194,900	$126	75
207 S 5th St	0.15mi	4/1.0 (+1)	1,456 (-9%)	5mo	$169,500	$116	69
121 N Front St	0.41mi	3/1.0	1,731 (+8%)	2mo	$169,875	$98	66
314 S 6th St	0.23mi	3/1.5	1,394 (-13%)	4mo	$95,000	$68	62
11 Mill St	0.45mi	4/1.0 (+1)	1,472 (-8%)	4mo	$185,000	$126	57
421 Poplar St	0.50mi	3/3.0	1,724 (+8%)	2mo	$300,000	$174	54
228 Bartlett Ave	0.61mi	4/2.0 (+1)	1,459 (-9%)	3mo	$289,900	$199	45
2413 S 73rd St	0.57mi	4/1.5 (+1)	1,380 (-14%)	6mo	$184,000	$133	39

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: -10.5%
• Equity multiple: 0.60×
• Total profit: $-20,208
• Equity at exit: $26,839

10-year hold

• IRR: 4.9%
• Equity multiple: 1.44×
• Total profit: $22,248
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,633 high
• Mortgage (P&I): −$944
• Tax from tax record: −$267 /mo · $3,202/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $4

Break-even live

Break-even rent $1,628

Max offer price $180,000

Occupancy floor 95%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 S 3rd St Darby, PA	3.0	1.0	1602	$1,595	$1.00	20d	1	0.03mi
304 S 3rd St Darby, PA	3.0	1.0	1602	$1,695	$1.06	43d	1	0.03mi
412 S 2nd St Darby, PA	3.0	1.0	1190	$1,100	$0.92	5d	1	0.16mi
417 S 2nd St Darby, PA	3.0	1.0	1190	$1,020	$0.86	5d	1	0.19mi
94 S 6th St Darby, PA	3.0	1.5	1666	$2,000	$1.20	24d	1	0.26mi
700 Pine St Unit 2F Darby, PA	2.0	1.0	1100	$1,250	$1.14	18d	1	0.30mi
69 S 7th St Darby, PA	3.0	2.0	1446	$1,700	$1.18	43d	1	0.37mi
106 N 6th St Darby, PA	2.0	1.0	1200	$1,550	$1.29	43d	1	0.38mi
209 Hamilton Ave Darby, PA	4.0	1.0	1400	$1,595	$1.14	15d	1	0.49mi
924 Maple Ter Darby, PA	3.0	1.5	1190	$2,000	$1.68	5d	1	0.64mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	11d	1	0.66mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	5d	1	0.66mi
2 Winthrop Rd Darby, PA	3.0	1.5	1224	$1,900	$1.55	22d	1	0.97mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	43d	1	1.12mi
526 Macdade Blvd Darby, PA	2.0	1.0	2148	$1,250	$0.58	43d	1	1.13mi
526 Macdade Blvd Darby, PA	2.0	1.0	2148	$1,250	$0.58	16d	1	1.13mi
118 Felton Ave Darby, PA	3.0	1.0	1152	$1,750	$1.52	22d	1	1.15mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	24d	1	1.37mi
820 Greenhill Rd Sharon Hill, PA	4.0	2.0	1184	$2,600	$2.20	5d	1	1.50mi

Listing history 4 events

1. 2026-06-18
   days on market $180,000 Active 3 DOM
2. 2026-06-17
   days on market $180,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $180,000 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: $3,202 · $267/mo
• Projected year-2 tax: $3,202 · $267/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: $19,597
• − Mortgage interest: −$10,083
• − Property taxes: −$3,202
• − Insurance: −$900
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$5,236
• Taxable loss: −$2,959
• Est. tax savings @ 24.0%: +$710
• After-tax cash flow: $763/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 — Colwyn

• Score: 83/100
• State rank: #119
• US rank: #943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colwyn, 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

-95.9% since first listed

16 events — show timeline

• 2026-06-15 Rental Removed $1,595 BRIGHTMLS
• 2026-06-15 Listed $180,000 BRIGHT MLS
• 2026-05-30 Price Changed $1,595 BRIGHTMLS
• 2026-05-20 Listed for Rent $1,695 BRIGHTMLS
• 2026-05-19 Rental Removed $1,695 SHOWMOJO
• 2026-04-30 Listed for Rent $1,695 SHOWMOJO
• 2009-12-31 Listing Removed — BRIGHT MLS
• 2009-02-09 Listed $69,900 BRIGHT MLS
• 2009-01-31 Listing Removed — BRIGHT MLS
• 2008-08-27 Listed $89,000 BRIGHT MLS
• 2001-01-17 Sold (Public Records) $23,900 Public Records
• 2000-03-09 Listing Removed — BRIGHT MLS
• 1999-12-09 Listed $30,500 BRIGHT MLS
• 1999-09-30 Listing Removed — BRIGHT MLS
• 1998-08-20 Listed $39,900 BRIGHT MLS
• 1987-08-12 Sold (Public Records) $39,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $3,202 · +5.4% YoY. Source: county tax records.