1015 Galbraith Ave · Boothwyn, PA 19061

$160,000

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 5 Days on market

Built 1938 4,356 sqft lot Est $288k · 44% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.0/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Upper Chi ranch on nice lot with private driveway that needs your renovation. 2-3 Bedrooms, 1 Bath. Living Room, Dining Room, Kitchen and enclosed front porch. unfinished basement. Gas Heat & Central Air, 200 amp CB. Long driveway with parking for 4+cars. Nice rear yard. Sold AS IS. Buyer to apply for and obtain Use & Occupancy Cert.

Key facts

• Private driveway
• Rear yard
• Unfinished basement

Tags

• PRIVATE DRIVEWAY
• UNFINISHED BASEMENT
• GAS HEAT
• CENTRAL AIR
• LONG DRIVEWAY
• REAR YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/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 8.8% vs local median 3.9% in Boothwyn — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#148 in PA, #1,206 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime A; Watch: commute D+, amenities F.
• Chichester SD (suburban): math 19% / reading 41% proficiency, ranked #438 of 539 in PA (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.8%/yr); 68 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $5k 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 $58k; list at $160k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 1938 — 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: 1.10% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $287,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 Galbraith Ave	0.00mi	2/1.0 (-1)	992 (0%)	0mo	$160,000	$161	95
2387 2nd Ave	0.35mi	3/1.0	988 (-0%)	1mo	$325,125	$329	82
2840 3rd Ave	0.28mi	3/1.0	1,025 (+3%)	0mo	$300,000	$293	81
2238 Blueball Ave	0.31mi	4/2.0 (+1)	940 (-5%)	2mo	$268,000	$285	66
2117 Locust St	0.46mi	3/2.0	1,050 (+6%)	4mo	$305,000	$290	61
2109 Ferncroft Ave	0.57mi	2/1.0 (-1)	960 (-3%)	4mo	$240,000	$250	60
2114 Redwood Ave	0.37mi	3/1.5	1,090 (+10%)	8mo	$316,000	$290	57
1817 Okiola Ave	0.45mi	2/1.0 (-1)	894 (-10%)	13mo	$295,000	$330	47
1342 Cherry St	0.70mi	3/1.5	1,112 (+12%)	2mo	$295,000	$265	43
1349 Plum St	0.72mi	2/1.0 (-1)	900 (-9%)	4mo	$127,500	$142	42
500 W Laughead Ave	0.73mi	3/1.0	856 (-14%)	7mo	$222,500	$260	37
512 Monticello Ave	0.74mi	3/1.0	1,120 (+13%)	15mo	$350,000	$313	31

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 · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-6,418
• Equity at exit: $23,857

10-year hold

• IRR: 4.5%
• Equity multiple: 1.31×
• Total profit: $13,951
• 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 19061

• Rents YoY: 1.8%
• Active inventory: 68
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$839
• Tax from tax record: −$143 /mo · $1,717/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $339

Break-even live

Break-even rent $1,328

Max offer price $160,000

Occupancy floor 76%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2820 Chichester Ave Boothwyn, PA	2.0	1.0	850	$1,347	$1.58	21d	1	0.19mi
3360 Chichester Ave Boothwyn, PA	1.0–2.0	1.0–2.0	725	$1,700	$2.34	1d	27	0.43mi
119 E Laughead Ave Marcus Hook, PA	3.0	1.5	1080	$1,530	$1.42	3d	1	0.91mi
1531 Rolling Glen Dr Boothwyn, PA	2.0	1.0	900	$1,797	$2.00	4d	1	0.93mi
117 Ervin Ave Marcus Hook, PA	3.0	1.5	720	$1,595	$2.22	20d	1	0.97mi
151 Chadwick Ave Marcus Hook, PA	3.0	1.5	1080	$1,600	$1.48	10d	1	1.04mi
3131 Meetinghouse Rd Upper Chichester, PA	1.0–3.0	1.0–2.5	945	$2,644	$2.80	1d	21	1.15mi
237 Ridge Rd Claymont, DE	2.0	1.0	950	$1,700	$1.79	22d	1	1.32mi

Listing history 3 events

1. 2026-03-07
   status Pending
2. 2026-03-01
   listed $160,000 Active
3. 1988-02-08
   soldstatus $58,500

ⓘ 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: $1,717 · $143/mo
• Projected year-2 tax: $2,122 · $177/mo
• Expected delta: +$406/yr (+$34/mo · 23.6%)

ⓘ 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 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,073
• − Mortgage interest: −$8,962
• − Property taxes: −$1,717
• − Insurance: −$800
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$4,655
• Taxable income: $1,568
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $3,686/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: Chichester SD
• NCES district ID: 4205910
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $57,612
• Composite: 26.84/100
• National rank: #7110
• State rank: #438 of 539 in PA

Livability — Boothwyn

• Score: 82/100
• State rank: #148
• US rank: #1206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boothwyn, PA
• County: Delaware County · 399,863 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 19,896
• Household income: $82,005
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 612.0

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 White (74%)
• Race & ethnicity: White 74% Black 11% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Subsaharan African 3% Polish 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 3% Chinese 3% Other Indo-European 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: ▼ -187.71%
• Current HPI: 265.507
• Rent YoY: ▲ 1.83%
• 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

+173.5% since first listed

3 events — show timeline

• 2026-03-07 Pending — BRIGHT MLS
• 2026-03-01 Listed $160,000 BRIGHT MLS
• 1988-02-08 Sold (Public Records) $58,500 Public Records

Property tax history

-4.2%/yr

Latest (2026): $1,717 · -59.9% YoY. Source: county tax records.