655 Copley Rd · Upper Darby, PA 19082

$109,000

2 bd · 1.0 ba · 800 sqft · Townhouse public records · 271 Days on market

Built 1946 $136/sqft · 19% below area Est $146k · 26% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.3/10.0
• 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 MLS

Good bones new carpet and vinyl flooring and a little paint. Storage space and w/ d in basement. Quiet neighborhood.

Key facts

• Built 1946
• Listed 270 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $109k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• This rent runs 30% 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 $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 6.3

CMA / ARV

• ARV (median comp): $146,309
• List price: $109,000
• Delta: -25.50%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
641 Copley Rd	0.02mi	3/1.0 (+1)	818 (+2%)	4mo	$162,000	$198	87
614 Littlecroft Rd	0.05mi	3/1.5 (+1)	818 (+2%)	2mo	$163,000	$199	85
6993 Guilford Rd	0.14mi	2/1.5	840 (+5%)	2mo	$100,000	$119	82
7023 Guilford Rd	0.10mi	2/1.0	868 (+8%)	1mo	$100,000	$115	80
6984 Aberdeen Rd	0.15mi	2/1.0	845 (+6%)	4mo	$81,000	$96	80
513 Woodcliffe Rd	0.23mi	2/1.0	841 (+5%)	2mo	$136,500	$162	79
7042 Clinton Rd	0.08mi	2/1.0	902 (+13%)	2mo	$135,000	$150	73
404 Croyden Rd	0.17mi	2/1.0	872 (+9%)	5mo	$90,000	$103	73
7273 Guilford Rd	0.22mi	2/1.0	876 (+10%)	3mo	$131,000	$150	71
6643 Church Ln	0.63mi	2/1.0	832 (+4%)	2mo	$160,000	$192	62
332 Springton Rd	0.70mi	2/1.0	768 (-4%)	2mo	$165,000	$215	59
312 Wiltshire Rd	0.42mi	2/1.0	896 (+12%)	2mo	$155,000	$173	59

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,854
• Equity at exit: $16,252

10-year hold

• IRR: 6.4%
• Equity multiple: 1.45×
• Total profit: $13,639
• Equity at exit: $9,424

Cash invested: $30,520 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$572
• Tax from tax record: −$247 /mo · $2,959/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $278

Break-even live

Break-even rent $1,093

Max offer price $109,000

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
644 Littlecroft Rd Upper Darby, PA	1.0	1.0	818	$1,575	$1.93	44d	1	0.01mi
671 Long Ln Unit B Upper Darby Township, PA	2.0	1.5	850	$1,300	$1.53	24d	1	0.05mi
702 Copley Rd Upper Darby, PA	3.0	1.0	1044	$1,750	$1.68	24d	1	0.07mi
7050 Clinton Rd Upper Darby, PA	2.0	1.0	977	$1,550	$1.59	44d	1	0.07mi
7026 Clinton Rd Upper Darby, PA	2.0	1.5	902	$1,650	$1.83	44d	1	0.10mi
7139 Greenwood Ave Upper Darby, PA	3.0	1.0	1064	$1,600	$1.50	24d	1	0.15mi
6965 Clinton Rd Upper Darby, PA	2.0	1.0	986	$1,675	$1.70	44d	1	0.18mi
7111 Greenwood Ave Upper Darby, PA	3.0	1.5	1064	$1,800	$1.69	44d	1	0.18mi
7116 Seaford Rd Upper Darby, PA	2.0	1.0	996	$1,600	$1.61	44d	1	0.24mi
7284 Radbourne Rd Upper Darby, PA	1.0	1.0	540	$1,018	$1.89	2d	6	0.25mi
430 Glendale Rd Upper Darby, PA	3.0	1.0	1090	$1,650	$1.51	22d	1	0.25mi
444 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	5d	1	0.26mi
411 Timberlake Rd Upper Darby, PA	2.0	1.0	864	$1,400	$1.62	20d	1	0.31mi
124 Lexington Ave Unit 2 Lansdowne, PA	2.0	1.0	1000	$1,500	$1.50	3d	1	0.38mi
7147 Radbourne Rd Upper Darby, PA	3.0	1.0	1096	$1,850	$1.69	13d	1	0.39mi
271 N Wycombe Ave Unit 1 Lansdowne, PA	1.0	1.0	725	$1,095	$1.51	44d	1	0.41mi
260 N Wycombe Ave Unit 207 Lansdowne, PA	1.0	1.0	650	$1,100	$1.69	44d	1	0.44mi
7201 Bradford Rd Upper Darby, PA	1.0	1.0	720	$1,189	$1.65	44d	1	0.49mi
222 Long Ln Unit 2F Upper Darby Township, PA	1.0	1.0	550	$900	$1.64	44d	1	0.55mi
6700 Marshall Rd Unit E6 Upper Darby Township, PA	1.0	1.0	625	$1,100	$1.76	18d	1	0.65mi
130 Garrett Rd Upper Darby, PA	2.0	1.0	675	$999	$1.48	5d	2	0.77mi
16 N Rigby Ave Unit 3 Lansdowne, PA	2.0	1.0	656	$1,245	$1.90	44d	1	0.79mi
6820 Ludlow St Upper Darby, PA	1.0	1.0	600	$1,050	$1.75	44d	1	0.82mi
6909 Ludlow St Unit 22 Upper Darby Township, PA	1.0	1.0	575	$1,300	$2.26	44d	1	0.85mi
48-50 E Baltimore Ave Unit 4A Lansdowne, PA	1.0	1.0	604	$1,395	$2.31	24d	1	0.91mi
48-50 E Baltimore Ave Unit 2B Lansdowne, PA	1.0	1.0	630	$1,435	$2.28	44d	1	0.91mi
48-50 E Baltimore Ave Unit 5B Lansdowne, PA	1.0	1.0	630	$1,395	$2.21	24d	1	0.91mi
58 N Lansdowne Ave Unit N205 Lansdowne, PA	1.0	1.0	750	$1,189	$1.59	44d	1	0.91mi
58 N Lansdowne Ave Unit W101 Lansdowne, PA	1.0	1.0	750	$1,189	$1.59	24d	1	0.91mi
55 Sayers Ave Unit A LEASE Lansdowne, PA	1.0	1.0	800	$1,200	$1.50	18d	1	0.93mi
5 W Plumstead Ave Unit 1 Lansdowne, PA	2.0	1.0	1100	$1,550	$1.41	24d	1	0.94mi
7100 W Chester Pike Upper Darby Township, PA	1.0–2.0	1.0	770	$1,315	$1.71	24d	5	0.95mi
32 S Wycombe Ave Unit 1BR Lansdowne, PA	1.0	1.0	650	$1,200	$1.85	44d	1	0.97mi
608 Yeadon Ave Unit 2nd Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	13d	1	0.97mi
608 Yeadon Ave Unit 1st Floor Yeadon, PA	2.0	1.0	1000	$1,400	$1.40	18d	1	0.97mi
35 Elberon Ave Unit 2 Lansdowne, PA	2.0	1.0	900	$1,695	$1.88	24d	1	0.99mi
83 S State Rd Unit B502 Upper Darby Township, PA	2.0	1.0	800	$1,289	$1.61	2d	1	1.12mi
7200 Merion Trce Upper Darby, PA	1.0	1.0	562	$1,139	$2.02	2d	4	1.12mi
53 Windermere Ave Unit 1 Lansdowne, PA	1.0	1.0	585	$1,145	$1.96	44d	1	1.13mi
826 Guenther Ave Lansdowne, PA	2.0	1.0–2.0	800	$1,699	$2.12	24d	1	1.20mi

Listing history 27 events

1. 2026-06-17
   days on market $109,000 Active 271 DOM
2. 2026-06-16
   days on market $109,000 Active 270 DOM
3. 2026-06-15
   days on market $109,000 Active 269 DOM
4. 2026-06-13
   days on market $109,000 Active 267 DOM
5. 2026-06-13
   days on market $109,000 Active 266 DOM
6. 2026-06-09
   days on market $109,000 Active 263 DOM
7. 2026-06-08
   days on market $109,000 Active 262 DOM
8. 2026-06-07
   days on market $109,000 Active 261 DOM
9. 2026-06-04
   days on market $109,000 Active 258 DOM
10. 2026-06-03
    days on market $109,000 Active 257 DOM
11. 2026-06-02
    days on market $109,000 Active 256 DOM
12. 2026-06-01
    days on market $109,000 Active 255 DOM
13. 2026-05-31
    days on market $109,000 Active 254 DOM
14. 2025-10-21
    soldstatus $117,500
15. 2025-10-15
    soldstatus $117,500 Closed
16. 2025-10-01
    status Pending
17. 2025-09-20
    historical Active Under Contract
18. 2025-09-19
    listed $117,500 Active
19. 2025-09-15
    listed $109,000 Active 116-char remark

    Show marketing remark (116 chars)

    Good bones new carpet and vinyl flooring and a little paint. Storage space and w/ d in basement. Quiet neighborhood.

20. 2016-01-15
    soldstatus $33,000
21. 2015-12-24
    soldstatus $33,000
22. 2015-12-24
    soldstatus $33,000 Sold
23. 2015-12-09
    status Under Contract
24. 2015-12-04
    historical
25. 2015-11-30
    listed $35,900 Active
26. 2015-11-30
    listed $35,900
27. 1989-12-12
    soldstatus $42,000

ⓘ 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: $2,959 · $247/mo
• Projected year-2 tax: $2,959 · $247/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $17,340
• − Mortgage interest: −$6,106
• − Property taxes: −$2,959
• − Insurance: −$545
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$3,171
• Taxable income: $1,784
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $2,906/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

+179.8% since first listed

14 events — show timeline

• 2025-10-21 Sold (Public Records) $117,500 Public Records
• 2025-10-15 Sold (MLS) $117,500 BRIGHT MLS
• 2025-10-01 Pending — BRIGHT MLS
• 2025-09-20 Contingent — BRIGHT MLS
• 2025-09-19 Listed $117,500 BRIGHT MLS
• 2025-09-15 Listed $109,000 Fizber.com
• 2016-01-15 Sold (Public Records) $33,000 Public Records
• 2015-12-24 Sold (MLS) $33,000 TREND
• 2015-12-24 Sold (MLS) $33,000 BRIGHT MLS
• 2015-12-09 Pending — TREND
• 2015-12-04 Listing Removed — BRIGHT MLS
• 2015-11-30 Listed $35,900 TREND
• 2015-11-30 Listed $35,900 BRIGHT MLS
• 1989-12-12 Sold (Public Records) $42,000 Public Records

Property tax history

+3.2%/yr

Latest (2026): $2,959 · +7.7% YoY. Source: county tax records.