7242 Sansom St · Upper Darby, PA 19082

$139,000

4 bd · 2.5 ba · 1,716 sqft · Townhouse public records · 5 Days on market

Built 1925 1,742 sqft lot Est $261k · 47% 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 +25.5/30.0
• ARV discount +15.0/15.0
• 1% rule +8.9/10.0
• DSCR +8.5/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Investors special. Big End row house , with lot of possibilities . Property is being offer as -is , and needs full renovation . Bring your ideas and make it yours next project.

Key facts

• Built 1925
• Listed 5 days

Property features AI

Finance

• Other:
• Financial info: Assessed improvement value: $79,150 (per assessor); Assessed land value: $27,060; Total tax assessed value: $106,210 (tax year 2025); Annual taxes approximately $4,795
• HOA & community:

Exterior

• Parking: On-street parking
• Security:
• Utilities: Public water; Public sewer; Natural gas for heating and hot water; Electric for cooling
• Home design: End-of-row townhouse; Fee simple ownership
• Construction: Brick construction; Permanent foundation
• Exterior features: 17 x 70 lot dimensions; No tidal water

Interior

• Kitchen:
• Bedrooms: Four bedrooms on the main level
• Flooring:
• Bathrooms: Three full bathrooms (all on the main level)
• Heating & cooling: Hot water heating; Window air conditioning units (electric)
• Interior features: Finished above-grade living area of 1,716 (per assessor); Walkout-level basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $139k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).

Location & tenants

• Location reads: area grade B — 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 (+1.6%/yr); 129 active listings in the ZIP; 24 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).
• This rent runs 41% of the median local income ($57k/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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; list at $139k implies a 286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1925 — 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 $139,000

Questions for the listing agent

1. Built in 1925 — 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: 1.39% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $260,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
262 Bayard Rd	0.30mi	4/2.0	1,780 (+4%)	7mo	$225,000	$126	72
329 Sanford Rd	0.33mi	3/2.0 (-1)	1,648 (-4%)	3mo	$222,000	$135	69
7425 Rogers Ave	0.38mi	5/1.5 (+1)	1,642 (-4%)	2mo	$309,999	$189	64
200 Wembly Rd	0.28mi	3/2.5 (-1)	1,524 (-11%)	0mo	$165,000	$108	63
35 N State Rd	0.46mi	3/1.0 (-1)	1,734 (+1%)	4mo	$181,500	$105	63
432 Grace Rd	0.47mi	4/2.0	1,545 (-10%)	1mo	$235,000	$152	59
244 Wembly Rd	0.26mi	3/2.0 (-1)	1,510 (-12%)	3mo	$245,000	$162	59
7409 Miller Ave	0.36mi	5/2.5 (+1)	1,530 (-11%)	5mo	$245,000	$160	56
122 Crestview Rd	0.70mi	4/1.5	1,612 (-6%)	0mo	$325,000	$202	53
535 Glendale Rd	0.57mi	4/2.5	1,904 (+11%)	5mo	$265,000	$139	51
101 N Pennock Ave	0.69mi	3/1.5 (-1)	1,582 (-8%)	3mo	$231,000	$146	43
291 N Wycombe Ave	0.63mi	3/1.0 (-1)	1,490 (-13%)	3mo	$257,900	$173	35

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,289
• Equity at exit: $20,725

10-year hold

• IRR: 4.9%
• Equity multiple: 1.34×
• Total profit: $13,074
• Equity at exit: $12,018

Cash invested: $38,920 (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 19082

• Home prices YoY: -32.1%
• Rents YoY: 1.6%
• Active inventory: 129
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,936 high
• Mortgage (P&I): −$729
• Tax from tax record: −$417 /mo · $5,006/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $325

Break-even live

Break-even rent $1,524

Max offer price $139,000

Occupancy floor 78%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Bayard Rd Upper Darby, PA	3.0	2.5	1600	$2,095	$1.31	5d	1	0.29mi
55 N Keystone Ave Upper Darby, PA	3.0	1.0	1258	$1,700	$1.35	43d	1	0.33mi
44 Sunshine Rd Upper Darby, PA	4.0	1.0	1481	$1,795	$1.21	21d	1	0.44mi
51 N State Rd Upper Darby, PA	3.0	1.0	1244	$1,595	$1.28	43d	1	0.45mi
430 Glendale Rd Upper Darby, PA	3.0	1.0	1090	$1,650	$1.51	21d	1	0.49mi
317 Barker Ave Lansdowne, PA	3.0	2.0	1596	$2,700	$1.69	23d	1	0.61mi
31 Lamport Rd Upper Darby, PA	3.0	1.0	1244	$1,800	$1.45	5d	1	0.61mi
10 Oakley Rd Upper Darby, PA	3.0	1.0	1476	$1,895	$1.28	24d	1	0.63mi
177 Wellington Rd Upper Darby, PA	3.0	2.0	1236	$2,000	$1.62	24d	1	0.66mi
293 Wabash Ave Lansdowne, PA	3.0	1.0	1377	$1,900	$1.38	18d	1	0.70mi
7216 Clinton Rd Upper Darby, PA	3.0	1.0	1170	$1,815	$1.55	1d	1	0.75mi
7139 Greenwood Ave Upper Darby, PA	3.0	1.0	1064	$1,600	$1.50	24d	1	0.88mi
624 Briarcliff Rd Unit MAIN UNIT Upper Darby Township, PA	3.0	1.0	1307	$1,700	$1.30	24d	1	0.89mi
624 Briarcliff Rd Upper Darby, PA	3.0	1.0	1307	$1,700	$1.30	43d	1	0.89mi
7111 Greenwood Ave Upper Darby, PA	3.0	1.5	1064	$1,800	$1.69	43d	1	0.89mi
6839 Radbourne Rd Upper Darby, PA	3.0	1.5	1242	$1,750	$1.41	24d	1	0.92mi
7147 Radbourne Rd Upper Darby, PA	3.0	1.0	1096	$1,850	$1.69	12d	1	0.93mi
110 N Union Ave Lansdowne, PA	4.0	1.5	1678	$2,345	$1.40	20d	1	1.05mi
58 Suburban Ln Upper Darby, PA	3.0	1.0	1152	$2,300	$2.00	24d	1	1.30mi
2204 Lynn Blvd Drexel Hill, PA	3.0	2.0	1120	$2,300	$2.05	44d	1	1.33mi
249 N Linden Ave Upper Darby, PA	3.0	1.0	1237	$1,700	$1.37	5d	1	1.34mi
261 S Bayberry Ln Upper Darby, PA	3.0	1.0	1248	$2,200	$1.76	2d	1	1.38mi
130 Ivy Ct Upper Darby, PA	3.0	1.0	1420	$2,000	$1.41	2d	1	1.39mi
2219 Ardmore Ave Drexel Hill, PA	3.0	1.0	1120	$2,000	$1.79	43d	1	1.40mi

Listing history 5 events

1. 2026-06-18
   status $139,000 Pending 5 DOM
2. 2026-06-15
   days on market $139,000 Active 5 DOM
3. 2026-06-13
   days on market $139,000 Active 3 DOM
4. 2026-06-13
   remarks 181-char remark
5. 2026-06-13
   listed $139,000 Active 2 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: $5,006 · $417/mo
• Projected year-2 tax: $5,006 · $417/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: $23,227
• − Mortgage interest: −$7,786
• − Property taxes: −$5,006
• − Insurance: −$695
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$4,044
• Taxable income: $1,980
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $3,426/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

• County: Delaware County · 399,863 people
• City population: 41,541
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,541
• Household income: $57,108
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 2416.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 44% White 21% Asian 17% Hispanic / Latino 13% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Hispanic 2% Swiss 2% Romanian 1%
• Foreign-born: 34% · Canada, Vietnam, South Korea
• Languages at home: 62% English-only · Spanish 11% Other Indo-European 10% French/Haitian/Cajun 5%

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: ▼ -161.05%
• Current HPI: 341.2957
• Rent YoY: ▲ 1.62%
• 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

+286.1% since first listed

2 events — show timeline

• 2026-06-10 Listed $139,000 BRIGHT MLS
• 1985-05-01 Sold (Public Records) $36,000 Public Records

Property tax history

+3.3%/yr

Latest (2026): $5,006 · +7.7% YoY. Source: county tax records.