104 Rhodes Ave · Collingdale, PA 19023

$169,000

3 bd · 1.0 ba · 1,152 sqft · Townhouse public records · 58 Days on market

Built 1951 1,742 sqft lot $147/sqft · at area comps Est $175k · at est. ↓ 6% since listing

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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 +17.7/30.0
• ARV discount +9.1/15.0
• 1% rule +5.6/10.0
• DSCR +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 MLS

This investor-owned property has been occupied by the same tenant for 10 years. It has 3 beds and 1 bath and full walk-out basement. I will post more pics. All gas utilities and cooking.

Key facts

• Built 1951
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $169k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• At $1,792/mo this rent would consume 46% 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.06% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 7.9

CMA / ARV

• ARV (median comp): $175,391
• List price: $169,000
• Delta: -3.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Pusey Ave	0.10mi	3/1.0	1,202 (+4%)	1mo	$245,000	$204	87
714 Poplar St	0.38mi	3/1.5	1,216 (+6%)	1mo	$94,000	$77	70
219 Laurel Rd	0.30mi	2/1.0 (-1)	1,068 (-7%)	2mo	$160,000	$150	67
231 Hamilton Ave	0.37mi	3/1.0	1,260 (+9%)	2mo	$106,000	$84	65
118 Juliana Ter	0.38mi	3/1.0	1,020 (-12%)	2mo	$145,000	$142	62
216 Ridley Ave	0.43mi	3/2.0	1,248 (+8%)	1mo	$296,694	$238	61
420 Rively Ave	0.69mi	3/1.5	1,120 (-3%)	1mo	$240,000	$214	60
414 Rively Ave	0.69mi	3/1.5	1,120 (-3%)	1mo	$230,000	$205	60
123 Spring Valley Rd	0.75mi	3/1.0	1,120 (-3%)	1mo	$180,000	$161	60
422 Rively Ave	0.69mi	3/1.5	1,120 (-3%)	2mo	$210,000	$188	60
902 Maple Ter	0.67mi	3/1.0	1,234 (+7%)	0mo	$114,000	$92	57
4 S 6th St	0.72mi	3/1.5	1,210 (+5%)	2mo	$209,000	$173	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.81×
• Total profit: $-9,129
• Equity at exit: $25,198

10-year hold

• IRR: 10.2%
• Equity multiple: 1.99×
• Total profit: $46,725
• Equity at exit: $14,612

Cash invested: $47,320 (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: $1,792 high
• Mortgage (P&I): −$886
• Tax from tax record: −$322 /mo · $3,866/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $136

Break-even live

Break-even rent $1,619

Max offer price $169,000

Occupancy floor 87%

Sensitivity live

Price	-10% $232	-5% $184	+0% $136	+5% $89	+10% $41
Rent	-10% $-5	-5% $66	+0% $136	+5% $207	+10% $278
Rate	-1.0pp $222	-0.5pp $179	base $136	+0.5pp $93	+1.0pp $48

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Felton Ave Darby, PA	3.0	1.0	1152	$1,750	$1.52	22d	1	0.32mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,350	$2.30	45d	1	0.35mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,450	$2.40	24d	1	0.35mi
2 Winthrop Rd Darby, PA	3.0	1.5	1224	$1,900	$1.55	22d	1	0.40mi
601 Poplar St Sharon Hill, PA	1.0–2.0	1.0	787	$1,599	$2.03	15d	5	0.42mi
209 Hamilton Ave Darby, PA	4.0	1.0	1400	$1,595	$1.14	15d	1	0.42mi
909 Springfield Rd Unit D Darby, PA	4.0	1.0	900	$1,600	$1.78	44d	1	0.42mi
700 Pine St Unit 2F Darby, PA	2.0	1.0	1100	$1,250	$1.14	18d	1	0.55mi
69 S 7th St Darby, PA	3.0	2.0	1446	$1,700	$1.18	44d	1	0.59mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	800	$1,450	$1.81	11d	1	0.65mi
1300 Main St Unit Basement Darby, PA	2.0	1.0	1000	$1,450	$1.45	24d	1	0.65mi
924 Maple Ter Darby, PA	3.0	1.5	1190	$2,000	$1.68	5d	1	0.70mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	11d	1	0.73mi
935 Maple Ter Darby, PA	3.0	1.0	1266	$1,585	$1.25	5d	1	0.73mi
106 N 6th St Darby, PA	2.0	1.0	1200	$1,550	$1.29	44d	1	0.82mi
66 Folcroft Ave Folcroft, PA	3.0	1.0	1224	$1,895	$1.55	4d	1	0.85mi
37 Concord Rd Darby, PA	3.0	1.0	1120	$1,795	$1.60	44d	1	0.86mi
412 S 2nd St Darby, PA	3.0	1.0	1190	$1,100	$0.92	5d	1	0.89mi
417 S 2nd St Darby, PA	3.0	1.0	1190	$1,020	$0.86	5d	1	0.91mi
132 Folcroft Ave Folcroft, PA	2.0	1.0	725	$1,679	$2.32	2d	3	0.98mi
1503 Elmwood Ave Folcroft, PA	3.0	1.0	850	$1,799	$2.12	44d	1	1.02mi
1503 Elmwood Ave Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	24d	1	1.02mi
1505 Elmwood Ave Unit 5 Folcroft, PA	2.0	1.0	850	$1,499	$1.76	24d	1	1.02mi
1512 Elmwood Ave Folcroft, PA	2.0	1.0	850	$1,499	$1.76	24d	1	1.03mi
1513 Elmwood Ave Unit 5 Folcroft, PA	3.0	1.0	850	$1,799	$2.12	44d	1	1.04mi
1513 Elmwood Ave Unit 4 Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	24d	1	1.04mi
1511 Elmwood Ave Folcroft, PA	1.0–3.0	1.0	725	$1,649	$2.27	24d	3	1.04mi
820 Greenhill Rd Sharon Hill, PA	4.0	2.0	1184	$2,600	$2.20	5d	1	1.11mi
304 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	44d	1	1.11mi
306 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	4d	1	1.11mi
1201 Bartram Ave Darby, PA	2.0	1.0	700	$1,350	$1.93	11d	1	1.14mi
504 S Lansdowne Ave Lansdowne, PA	2.0	1.0	815	$1,555	$1.91	1d	4	1.14mi
300 N Front St Darby, PA	2.0	1.0	850	$1,395	$1.64	44d	1	1.17mi
145 Isabel Ave Unit 145B Glenolden, PA	2.0	1.0	890	$1,525	$1.71	44d	1	1.21mi
100 S Oak Ave Glenolden, PA	1.0–2.0	1.0–2.0	830	$1,500	$1.81	24d	3	1.35mi
1074 N Academy Ave Glenolden, PA	3.0	1.0	1152	$1,850	$1.61	5d	1	1.37mi
137 W Maryland Ave Unit 2nd Flr Aldan, PA	2.0	1.0	800	$1,400	$1.75	5d	1	1.39mi
1519 Roosevelt Dr Sharon Hill, PA	3.0	1.5	1260	$2,295	$1.82	44d	1	1.42mi
1 Jefferson St Unit 413D Clifton Heights, PA	3.0	1.0	800	$1,529	$1.91	44d	1	1.47mi
29 Logan Ave Unit 11 Glenolden, PA	2.0	1.0	850	$1,350	$1.59	24d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $169,000 Active 58 DOM
2. 2026-06-17
   days on market $169,000 Active 57 DOM
3. 2026-06-16
   days on market $169,000 Active 56 DOM
4. 2026-06-15
   days on market $169,000 Active 55 DOM
5. 2026-06-13
   days on market $169,000 Active 53 DOM
6. 2026-06-13
   days on market $169,000 Active 52 DOM
7. 2026-06-09
   days on market $169,000 Active 49 DOM
8. 2026-06-08
   days on market $169,000 Active 48 DOM
9. 2026-06-07
   days on market $169,000 Active 47 DOM
10. 2026-06-04
    days on market $169,000 Active 44 DOM
11. 2026-06-03
    days on market $169,000 Active 43 DOM
12. 2026-06-02
    days on market $169,000 Active 42 DOM
13. 2026-06-01
    days on market $169,000 Active 41 DOM
14. 2026-05-31
    days on market $169,000 Active 40 DOM
15. 2026-05-18
    price $169,000 186-char remark

    Show marketing remark (186 chars)

    This investor-owned property has been occupied by the same tenant for 10 years. It has 3 beds and 1 bath and full walk-out basement. I will post more pics. All gas utilities and cooking.

16. 2026-05-13
    price $159,000 186-char remark

    Show marketing remark (186 chars)

    This investor-owned property has been occupied by the same tenant for 10 years. It has 3 beds and 1 bath and full walk-out basement. I will post more pics. All gas utilities and cooking.

17. 2026-04-21
    listed $179,000 Active 186-char remark

    Show marketing remark (186 chars)

    This investor-owned property has been occupied by the same tenant for 10 years. It has 3 beds and 1 bath and full walk-out basement. I will post more pics. All gas utilities and cooking.

18. 2026-04-15
    historical $179,000 186-char remark

    Show marketing remark (186 chars)

    This investor-owned property has been occupied by the same tenant for 10 years. It has 3 beds and 1 bath and full walk-out basement. I will post more pics. All gas utilities and cooking.

ⓘ 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: $3,866 · $322/mo
• Projected year-2 tax: $3,866 · $322/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: $21,499
• − Mortgage interest: −$9,467
• − Property taxes: −$3,866
• − Insurance: −$845
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$4,916
• Taxable loss: −$1,035
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $1,886/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

-5.6% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $169,000 BRIGHT MLS
• 2026-05-13 Price Changed $159,000 BRIGHT MLS
• 2026-04-21 Listed $179,000 BRIGHT MLS
• 2026-04-15 Coming Soon $179,000 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2026): $3,866 · -5.9% YoY. Source: county tax records.