620 Macdade Blvd · Collingdale, PA 19023

$185,000

3 bd · 1.0 ba · 1,024 sqft · Townhouse public records · 8 Days on market

Built 1940 871 sqft lot Est $193k · at est.

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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 +19.2/30.0
• ARV discount +9.3/15.0
• DSCR +6.1/10.0
• 1% rule +5.5/10.0
• 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

Welcome to 620 MacDade Blvd in Darby — a newly updated, move-in ready row home offering fresh finishes, practical living space, and important recent improvements already completed. Step inside to find a bright and comfortable main level with fresh paint and new flooring, creating a clean, welcoming feel from the moment you enter. The home features an updated kitchen completed in 2026, offering a modernized space for everyday cooking, dining, and entertaining. Upstairs, you’ll find three bedrooms and one full bathroom, making this a great option for a first-time buyer, investor, or anyone looking for a low-maintenance home that is ready to enjoy right away. The partially finished

Key facts

• Newer roof
• Updated kitchen
• Central a c

Tags

• UPDATED KITCHEN
• PARTIALLY FINISHED BASEMENT
• NEWER ROOF
• CENTRAL A C

Property features AI

Finance

• Other: Pets allowed on a case-by-case basis

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric cooling
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Property condition described as Excellent to Average
• Construction: Brick construction; Concrete perimeter foundation; Double-pane windows
• Exterior features: Rear fencing; Porch(es)

Interior

• Kitchen: Built-in range; Stove; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Hot water heating; Natural gas heating and hot water; Central air conditioning (electric)
• Interior features: Drywall walls and ceilings; Partially finished basement; Basement laundry
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 7.6% 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.
• 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• At $1,944/mo this rent would consume 50% 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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 $104k; list at $185k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $185,000

Questions for the listing agent

1. Built in 1940 — 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. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $192,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Juliana Ter	0.02mi	3/1.0	1,020 (-0%)	2mo	$145,000	$142	97
205 Brainerd Blvd	0.51mi	3/1.0	914 (-11%)	1mo	$212,000	$232	58
219 Laurel Rd	0.66mi	2/1.0 (-1)	1,068 (+4%)	2mo	$160,000	$150	56
17 Folcroft Ave	0.48mi	3/1.0	1,152 (+12%)	4mo	$230,000	$200	53
420 Rively Ave	0.68mi	3/1.5	1,120 (+9%)	1mo	$240,000	$214	50
414 Rively Ave	0.67mi	3/1.5	1,120 (+9%)	1mo	$230,000	$205	50
220 Brainerd Blvd	0.56mi	3/1.5	914 (-11%)	5mo	$217,000	$237	50
422 Rively Ave	0.68mi	3/1.5	1,120 (+9%)	2mo	$210,000	$188	49
8 Clarendon Dr	0.61mi	3/1.0	1,152 (+12%)	2mo	$115,000	$100	49
145 Greenwood Rd	0.64mi	3/1.0	1,138 (+11%)	4mo	$100,000	$88	48
457 Westmont Dr	0.68mi	3/2.0	1,120 (+9%)	3mo	$190,000	$170	46
1213 Crestview Rd	0.67mi	3/1.0	1,152 (+12%)	4mo	$120,000	$104	45

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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-6,849
• Equity at exit: $27,584

10-year hold

• IRR: 11.4%
• Equity multiple: 2.11×
• Total profit: $57,518
• Equity at exit: $15,995

Cash invested: $51,800 (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: 99
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,944 high
• Mortgage (P&I): −$970
• Tax from tax record: −$287 /mo · $3,448/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $201

Break-even live

Break-even rent $1,689

Max offer price $185,000

Occupancy floor 85%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,450	$2.40	24d	1	0.05mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,350	$2.30	44d	1	0.05mi
118 Felton Ave Darby, PA	3.0	1.0	1152	$1,750	$1.52	21d	1	0.08mi
66 Folcroft Ave Folcroft, PA	3.0	1.0	1224	$1,895	$1.55	3d	1	0.51mi
2 Winthrop Rd Darby, PA	3.0	1.5	1224	$1,900	$1.55	21d	1	0.64mi
132 Folcroft Ave Folcroft, PA	2.0	1.0	725	$1,679	$2.32	2d	3	0.66mi
601 Poplar St Sharon Hill, PA	1.0–2.0	1.0	787	$1,599	$2.03	14d	5	0.70mi
304 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	43d	1	0.77mi
1201 Bartram Ave Darby, PA	2.0	1.0	700	$1,350	$1.93	10d	1	0.78mi
306 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	4d	1	0.78mi
1512 Elmwood Ave Folcroft, PA	2.0	1.0	850	$1,499	$1.76	24d	1	0.79mi
909 Springfield Rd Unit D Darby, PA	4.0	1.0	900	$1,600	$1.78	43d	1	0.79mi
1503 Elmwood Ave Folcroft, PA	3.0	1.0	850	$1,799	$2.12	43d	1	0.80mi
1503 Elmwood Ave Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	24d	1	0.80mi
1505 Elmwood Ave Unit 5 Folcroft, PA	2.0	1.0	850	$1,499	$1.76	24d	1	0.80mi
1513 Elmwood Ave Unit 4 Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	24d	1	0.81mi
1513 Elmwood Ave Unit 5 Folcroft, PA	3.0	1.0	850	$1,799	$2.12	43d	1	0.81mi
1511 Elmwood Ave Folcroft, PA	1.0–3.0	1.0	725	$1,649	$2.27	23d	3	0.81mi
209 Hamilton Ave Darby, PA	4.0	1.0	1400	$1,595	$1.14	14d	1	0.81mi
145 Isabel Ave Unit 145B Glenolden, PA	2.0	1.0	890	$1,525	$1.71	43d	1	0.91mi
700 Pine St Unit 2F Darby, PA	2.0	1.0	1100	$1,250	$1.14	18d	1	0.93mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	1000	$1,450	$1.45	24d	1	0.93mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	800	$1,450	$1.81	10d	1	0.93mi
1074 N Academy Ave Glenolden, PA	3.0	1.0	1152	$1,850	$1.61	5d	1	0.97mi
820 Greenhill Rd Sharon Hill, PA	4.0	2.0	1184	$2,600	$2.20	5d	1	0.97mi
69 S 7th St Darby, PA	3.0	2.0	1446	$1,700	$1.18	43d	1	0.99mi
100 S Oak Ave Glenolden, PA	1.0–2.0	1.0–2.0	830	$1,500	$1.81	23d	3	1.01mi
924 Maple Ter Darby, PA	3.0	1.5	1190	$2,000	$1.68	5d	1	1.07mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	10d	1	1.09mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	5d	1	1.09mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	43d	1	1.11mi
29 Logan Ave Unit 11 Glenolden, PA	2.0	1.0	850	$1,350	$1.59	24d	1	1.12mi
902 Maple Ave Glenolden, PA	3.0	1.0	1152	$1,745	$1.51	43d	1	1.15mi
925 Maple Ave Glenolden, PA	3.0	2.0	1152	$2,800	$2.43	21d	1	1.17mi
106 N 6th St Darby, PA	2.0	1.0	1200	$1,550	$1.29	43d	1	1.21mi
412 S 2nd St Darby, PA	3.0	1.0	1190	$1,100	$0.92	5d	1	1.25mi
417 S 2nd St Darby, PA	3.0	1.0	1190	$1,020	$0.86	5d	1	1.26mi
926 Green Ln Secane, PA	2.0	1.0	862	$2,185	$2.53	43d	1	1.30mi
201 Westbridge Rd Glenolden, PA	3.0	1.5	1224	$2,350	$1.92	24d	1	1.30mi
137 W Maryland Ave Unit 2nd Flr Aldan, PA	2.0	1.0	800	$1,400	$1.75	5d	1	1.30mi

Listing history 13 events

1. 2026-05-19
   listed $185,000 Active
2. 2025-10-08
   historical $1,900
3. 2025-08-02
   price $1,900
4. 2025-07-02
   listed $2,000
5. 2025-01-27
   historical
6. 2024-10-22
   price $169,999
7. 2024-09-27
   price $175,000
8. 2024-07-15
   listed $180,000 Active
9. 2023-11-20
   historical $1,700
10. 2023-11-10
    listed $1,700
11. 2023-10-04
    soldstatus $104,000
12. 1987-05-29
    soldstatus $47,900
13. 1981-04-01
    soldstatus $18,000

ⓘ 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: $3,448 · $287/mo
• Projected year-2 tax: $3,448 · $287/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: $23,323
• − Mortgage interest: −$10,363
• − Property taxes: −$3,448
• − Insurance: −$925
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$5,382
• Taxable loss: −$526
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $2,537/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

+927.8% since first listed

13 events — show timeline

• 2026-05-19 Listed $185,000 BRIGHT MLS
• 2025-10-08 Rental Removed $1,900 BRIGHTMLS
• 2025-08-02 Price Changed $1,900 BRIGHTMLS
• 2025-07-02 Listed for Rent $2,000 BRIGHTMLS
• 2025-01-27 Listing Removed — BRIGHT MLS
• 2024-10-22 Price Changed $169,999 BRIGHT MLS
• 2024-09-27 Price Changed $175,000 BRIGHT MLS
• 2024-07-15 Listed $180,000 BRIGHT MLS
• 2023-11-20 Rental Removed $1,700 BRIGHTMLS
• 2023-11-10 Listed for Rent $1,700 BRIGHTMLS
• 2023-10-04 Sold (Public Records) $104,000 Public Records
• 1987-05-29 Sold (Public Records) $47,900 Public Records
• 1981-04-01 Sold (Public Records) $18,000 Public Records

Property tax history

+2.7%/yr

Latest (2026): $3,448 · -5.9% YoY. Source: county tax records.