128 St Charles St · Upper Darby, PA 19026

$149,900

3 bd · 1.5 ba · 1,245 sqft · Townhouse public records · 56 Days on market

Built 1930 2,178 sqft lot $120/sqft · 43% below area Est $231k · 35% 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 +20.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +6.3/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale buyer is responsible for all township U & O and inspection need to close transaction.

Key facts

• Built 1930
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Upper Darby SD (suburban): math 18% / reading 36% proficiency, ranked #453 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.6%/yr); 106 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 31y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1930 — 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.21% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 6.9

CMA / ARV

• ARV (median comp): $230,753
• List price: $149,900
• Delta: -35.04%
• 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
252 W Greenwood Ave	0.28mi	3/1.5	1,245 (0%)	1mo	$316,500	$254	86
3947 Mary St	0.27mi	2/1.0 (-1)	1,236 (-1%)	0mo	$225,000	$182	79
3858 Berkley Ave	0.23mi	3/1.0	1,152 (-8%)	0mo	$232,000	$201	75
257 W Greenwood Ave	0.27mi	3/1.0	1,165 (-6%)	1mo	$255,000	$219	74
85 Bridge St	0.19mi	3/1.0	1,116 (-10%)	1mo	$230,000	$206	71
221 W Albemarle Ave	0.45mi	3/1.0	1,206 (-3%)	1mo	$245,000	$203	71
341 Blanchard Rd	0.47mi	3/1.0	1,290 (+4%)	0mo	$254,000	$197	70
171 Blanchard Rd	0.30mi	3/1.0	1,120 (-10%)	1mo	$260,000	$232	67
230 N Diamond St	0.59mi	3/2.0	1,280 (+3%)	1mo	$200,000	$156	65
309 Cheswold Rd	0.46mi	3/1.5	1,374 (+10%)	1mo	$256,000	$186	61
2517 Marshall Rd	0.64mi	3/1.5	1,334 (+7%)	0mo	$275,000	$206	58
4049 Ellendale Rd	0.57mi	3/1.0	1,366 (+10%)	1mo	$269,000	$197	54

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 · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-11,238
• Equity at exit: $22,351

10-year hold

• IRR: 3.4%
• Equity multiple: 1.26×
• Total profit: $10,871
• Equity at exit: $12,961

Cash invested: $41,972 (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 19026

• Rents YoY: 3.6%
• Active inventory: 106
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$786
• Tax from tax record: −$397 /mo · $4,763/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $184

Break-even live

Break-even rent $1,577

Max offer price $149,900

Occupancy floor 85%

Sensitivity live

Price	-10% $269	-5% $226	+0% $184	+5% $141	+10% $99
Rent	-10% $41	-5% $112	+0% $184	+5% $255	+10% $327
Rate	-1.0pp $259	-0.5pp $222	base $184	+0.5pp $145	+1.0pp $105

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3941 James St Drexel Hill, PA	2.0	1.0	800	$1,400	$1.75	19d	1	0.26mi
68 Blanchard Rd Drexel Hill, PA	3.0	2.0	1088	$1,950	$1.79	15d	1	0.30mi
413 E Baltimore Ave Clifton Heights, PA	3.0	1.0	1152	$1,595	$1.38	25d	1	0.34mi
312 E Baltimore Ave Clifton Heights, PA	1.0–2.0	1.0	812	$1,649	$2.03	3d	3	0.43mi
3423 Verner St Drexel Hill, PA	3.0	1.0	1152	$2,100	$1.82	25d	1	0.54mi
137 W Maryland Ave Unit 2nd Flr Aldan, PA	2.0	1.0	800	$1,400	$1.75	6d	1	0.56mi
96 E Berkley Ave Clifton Heights, PA	2.0	1.5	1352	$1,850	$1.37	19d	1	0.62mi
101 W Baltimore Ave Unit H4 Lansdowne, PA	2.0	1.0	925	$1,449	$1.57	22d	1	0.62mi
101 W Baltimore Ave Unit B04 Lansdowne, PA	2.0	1.0	925	$1,469	$1.59	25d	1	0.62mi
426 S Springfield Rd Clifton Heights, PA	1.0–2.0	1.0	775	$1,599	$2.06	25d	1	0.66mi
1 Jefferson St Unit 413D Clifton Heights, PA	3.0	1.0	800	$1,529	$1.91	44d	1	0.70mi
60 W Broadway Ave Clifton Heights, PA	3.0	1.0	1160	$2,200	$1.90	44d	1	0.78mi
5099 Palmers Mill Rd #2 Clifton Heights, PA	2.0	1.0	720	$1,550	$2.15	25d	1	0.78mi
5 W Plumstead Ave Unit 1 Lansdowne, PA	2.0	1.0	1100	$1,550	$1.41	25d	1	0.91mi
271 W Wyncliffe Ave Clifton Heights, PA	3.0	1.0	1152	$2,250	$1.95	44d	1	0.91mi
319 S Church St Clifton Heights, PA	3.0	1.0	1152	$1,900	$1.65	44d	1	0.91mi
525 Harper Ave Apt C Drexel Hill, PA	2.0	1.0	900	$1,750	$1.94	12d	1	0.93mi
216 W Washington Ave Clifton Heights, PA	3.0	1.5	1152	$1,875	$1.63	5d	1	0.93mi
225 W Washington Ave Clifton Heights, PA	3.0	1.5	1152	$1,950	$1.69	44d	1	0.94mi
329 N Oak Ave Clifton Heights, PA	3.0	1.0	1152	$2,300	$2.00	44d	1	0.94mi
4407 Rosemont Ave Drexel Hill, PA	2.0	1.0	900	$1,800	$2.00	44d	1	0.95mi
4407 Rosemont Ave Unit 1 Drexel Hill, PA	2.0	1.0	900	$1,800	$2.00	25d	1	0.95mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	25d	1	0.98mi
216 Borough Rd Unit A Primos, PA	2.0	2.0	800	$1,500	$1.88	25d	1	0.98mi
100 S Oak Ave Unit B6 Clifton Heights, PA	2.0	2.0	1000	$1,500	$1.50	25d	1	1.02mi
504 S Lansdowne Ave Lansdowne, PA	2.0	1.0	815	$1,555	$1.91	2d	4	1.12mi
5238 Fairhaven Rd Clifton Heights, PA	3.0	1.0	1152	$2,000	$1.74	44d	1	1.18mi
4424 Bloomfield Ave Unit A Drexel Hill, PA	2.0	1.0	900	$1,550	$1.72	6d	1	1.19mi
304 Christopher Pl Unit 1st Floor Primos, PA	2.0	1.0	875	$1,400	$1.60	4d	1	1.19mi
151 S Bishop Ave Clifton Heights, PA	1.0–2.0	1.0–2.0	875	$1,989	$2.27	2d	3	1.30mi
293 Wabash Ave Lansdowne, PA	3.0	1.0	1377	$1,900	$1.38	19d	1	1.33mi
7147 Radbourne Rd Upper Darby, PA	3.0	1.0	1096	$1,850	$1.69	13d	1	1.37mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	44d	1	1.40mi
292 N Wycombe Ave Lansdowne, PA	2.0	1.0	1162	$1,600	$1.38	44d	1	1.40mi
100 S Oak Ave Glenolden, PA	1.0–2.0	1.0–2.0	830	$1,500	$1.81	24d	3	1.47mi
304 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	44d	1	1.48mi
306 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	5d	1	1.48mi

Listing history 42 events

1. 2026-06-18
   days on market $149,900 Active 56 DOM
2. 2026-06-17
   days on market $149,900 Active 55 DOM
3. 2026-06-16
   days on market $149,900 Active 54 DOM
4. 2026-06-15
   days on market $149,900 Active 53 DOM
5. 2026-06-13
   days on market $149,900 Active 51 DOM
6. 2026-06-13
   days on market $149,900 Active 50 DOM
7. 2026-06-09
   days on market $149,900 Active 47 DOM
8. 2026-06-08
   days on market $149,900 Active 46 DOM
9. 2026-06-07
   days on market $149,900 Active 45 DOM
10. 2026-06-04
    days on market $149,900 Active 42 DOM
11. 2026-06-03
    days on market $149,900 Active 41 DOM
12. 2026-06-02
    days on market $149,900 Active 40 DOM
13. 2026-06-01
    days on market $149,900 Active 39 DOM
14. 2026-05-31
    days on market $149,900 Active 38 DOM
15. 2026-04-24
    listed $174,900 Active 100-char remark

    Show marketing remark (100 chars)

    Short Sale buyer is responsible for all township U & O and inspection need to close transaction.

16. 2026-04-16
    historical $174,900 100-char remark

    Show marketing remark (100 chars)

    Short Sale buyer is responsible for all township U & O and inspection need to close transaction.

17. 2024-09-16
    historical
18. 2024-08-10
    price $199,000
19. 2024-08-06
    listed $209,000 Active
20. 2020-01-27
    soldstatus $122,000 Closed
21. 2019-12-07
    status Pending
22. 2019-12-07
    price $122,000
23. 2019-12-07
    price $115,000
24. 2019-11-15
    price $109,900
25. 2019-10-31
    price $114,900
26. 2019-10-18
    price $119,900
27. 2019-10-04
    listed $127,900 Active
28. 2008-05-06
    soldstatus $123,000
29. 2008-05-02
    soldstatus $123,000
30. 2008-03-26
    historical
31. 2008-01-09
    listed $129,900
32. 2008-01-09
    historical
33. 2007-11-05
    listed $139,900
34. 2004-12-20
    soldstatus $99,000
35. 2004-11-23
    soldstatus $99,000
36. 2004-10-18
    historical
37. 2004-06-25
    listed $99,000
38. 1996-01-04
    soldstatus $75,000
39. 1995-12-28
    soldstatus $75,000
40. 1995-10-30
    historical
41. 1995-10-03
    listed $75,000
42. 1986-05-02
    soldstatus $600

ⓘ 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: $4,763 · $397/mo
• Projected year-2 tax: $4,763 · $397/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: $21,710
• − Mortgage interest: −$8,397
• − Property taxes: −$4,763
• − Insurance: −$750
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$4,361
• Taxable loss: −$34
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $2,213/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: Upper Darby SD
• NCES district ID: 4224320
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 36% ▼ -10.00%
• Median HH income: $50,341
• Composite: 23.68/100
• National rank: #7837
• State rank: #453 of 539 in PA

Livability — Upper Darby

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Drexel Hill, PA
• County: Delaware County · 399,863 people
• City population: 41,541
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 32,725
• Household income: $89,234
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 854.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 20% Two or more races 7% Asian 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 85% English-only · Other Indo-European 3% Spanish 3% Arabic 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: ▼ -232.86%
• Current HPI: 274.4485
• Rent YoY: ▲ 3.65%
• 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

+133.2% since first listed

28 events — show timeline

• 2026-04-24 Listed $174,900 BRIGHT MLS
• 2026-04-16 Coming Soon $174,900 BRIGHT MLS
• 2024-09-16 Listing Removed — BRIGHT MLS
• 2024-08-10 Price Changed $199,000 BRIGHT MLS
• 2024-08-06 Listed $209,000 BRIGHT MLS
• 2020-01-27 Sold (MLS) $122,000 BRIGHT MLS
• 2019-12-07 Pending — BRIGHT MLS
• 2019-12-07 Price Changed $115,000 BRIGHT MLS
• 2019-12-07 Price Changed $122,000 BRIGHT MLS
• 2019-11-15 Price Changed $109,900 BRIGHT MLS
• 2019-10-31 Price Changed $114,900 BRIGHT MLS
• 2019-10-18 Price Changed $119,900 BRIGHT MLS
• 2019-10-04 Listed $127,900 BRIGHT MLS
• 2008-05-06 Sold (Public Records) $123,000 Public Records
• 2008-05-02 Sold (MLS) $123,000 BRIGHT MLS
• 2008-03-26 Listing Removed — BRIGHT MLS
• 2008-01-09 Listing Removed — BRIGHT MLS
• 2008-01-09 Listed $129,900 BRIGHT MLS
• 2007-11-05 Listed $139,900 BRIGHT MLS
• 2004-12-20 Sold (Public Records) $99,000 Public Records
• 2004-11-23 Sold (MLS) $99,000 BRIGHT MLS
• 2004-10-18 Listing Removed — BRIGHT MLS
• 2004-06-25 Listed $99,000 BRIGHT MLS
• 1996-01-04 Sold (Public Records) $75,000 Public Records
• 1995-12-28 Sold (MLS) $75,000 BRIGHT MLS
• 1995-10-30 Listing Removed — BRIGHT MLS
• 1995-10-03 Listed $75,000 BRIGHT MLS
• 1986-05-02 Sold (Public Records) $600 Public Records

Property tax history

+1.6%/yr

Latest (2026): $4,763 · +7.7% YoY. Source: county tax records.