502 W 10th · Chester, PA 19013

$183,000

3 bd · 2.0 ba · 1,192 sqft · MultiFamily public records · 22 Days on market

Built 1930 115 ac lot Est $168k · 9% over

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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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• ARV discount +3.5/15.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST OFFERS FROM ALL INTERESTED PARTIES ARE DUE NO LATER THAN MONDAY JAN 16TH AT NOON. Cash-Cow Alert! Here is a rare 2-family property in the City of Chester. This end-of-row building is configured with a one bedroom apartment on each floor, and each unit has its own entrance door. The first floor has a spacious living room, a bedroom behind that, and an L-shaped kitchen in the rear. Upstairs are 3 large rooms with the kitchen in the middle. The front and rear rooms could be used as bedrooms or one as a living room and the other as a bedroom. This is an excellent opportunity to live in one unit and have a tenant pay the mortgage, or, for an investor to add to their portfolio. Make sure to see this one right away. Make your appointment today!

Key facts

• 115 acre lot
• Built 1930
• Listed 22 days

Property features AI

Finance

• Other: Two total units; Two units leased; two month-to-month units; Units not furnished
• Financial info: Gross scheduled income approximately $25,800; Net operating income approximately $20,800; Total actual rent reported as $25,800; Ownership: Fee simple

Exterior

• Utilities: Public water; Public sewer; Hot water: Other
• Home design: End of row/townhouse; Built year estimated (per assessor)
• Construction: Brick exterior; Brick/mortar foundation
• Exterior features: Brick construction; Brick/mortar foundation; Above-grade and below-grade structures present; No tidal water

Interior

• Bedrooms: One 1-bedroom unit; Two 2-bedroom units
• Heating & cooling: Hot water heating; Natural gas fuel; Cooling listed as 'Other'
• Interior features: End of row/townhouse configuration; Assessor listed living area and finished area information

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $183k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $183k).
• Recommended offer: $180k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 7.5% in Chester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#540 in PA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Chester-Upland SD (suburban): math 4% / reading 17% proficiency, ranked #533 of 539 in PA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Toby Farms Intermediate School (math 2% / reading 12%, grade F, #506 of 512 statewide, top 99%, 299 students, 100% FRL) — zoned schools average 100% FRL vs 81% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.9%/yr); 140 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• At $2,205/mo this rent would consume 64% of the median local household income ($41k/yr) (locally 2668% 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 + 6.9% rent growth), your $51k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; list at $183k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $180,255 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $168,072
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 8th St	0.74mi	2/— (-1)	1,310 (+10%)	8mo	$185,000	$141	38

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 · 6.88% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $11,013
• Equity at exit: $27,286

10-year hold

• IRR: 18.0%
• Equity multiple: 2.76×
• Total profit: $90,253
• Equity at exit: $15,822

Cash invested: $51,240 (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 19013

• Rents YoY: 6.9%
• Active inventory: 140
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$960
• Tax from tax record: −$208 /mo · $2,499/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $498

Break-even live

Break-even rent $1,575

Max offer price $183,000

Occupancy floor 72%

Sensitivity live

Price	-10% $601	-5% $550	+0% $498	+5% $446	+10% $394
Rent	-10% $324	-5% $411	+0% $498	+5% $585	+10% $672
Rate	-1.0pp $590	-0.5pp $544	base $498	+0.5pp $450	+1.0pp $402

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,206
Total (2 units)			$2,205

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	45d	1	0.44mi
925 W 3rd St Chester, PA	4.0	1.0	1500	$1,700	$1.13	20d	1	0.59mi
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	45d	1	0.67mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	9d	1	0.73mi
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	26d	1	0.85mi
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	9d	1	0.92mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	45d	1	0.97mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	7d	1	1.05mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	45d	1	1.09mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	45d	1	1.14mi
2607 Edgmont Ave Unit 2F Brookhaven, PA	2.0	1.0	850	$1,600	$1.88	26d	1	1.19mi
1211 Johnson St Chester, PA	3.0	1.0	882	$1,500	$1.70	4d	1	1.19mi
1224 Elson Rd Brookhaven, PA	3.0	2.0	1200	$1,900	$1.58	19d	1	1.23mi
1315 Harshaw Rd Brookhaven, PA	3.0	2.5	1260	$2,395	$1.90	0d	1	1.25mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	0d	12	1.26mi
1118 Brown St Unit 318 Chester, PA	3.0	1.0	1092	$1,900	$1.74	16d	1	1.26mi
1124 Thomas St Chester, PA	3.0	1.0	1046	$1,200	$1.15	26d	1	1.29mi
1510 Washington Ave Chester, PA	4.0	1.5	1280	$2,000	$1.56	20d	1	1.29mi
2701 Madison St Chester, PA	1.0–2.0	1.0	860	$1,533	$1.78	3d	10	1.31mi
2015 Hyatt St Chester, PA	3.0	1.5	988	$1,950	$1.97	0d	1	1.31mi
1206 Thomas St Chester, PA	3.0	1.0	833	$1,399	$1.68	26d	1	1.34mi
921 E 15th St Chester, PA	3.0	1.0	1279	$1,650	$1.29	0d	1	1.35mi
1127 Ward St Chester, PA	2.0	1.0	800	$1,250	$1.56	9d	1	1.46mi

Listing history 15 events

1. 2026-06-21
   days on market $183,000 Active 22 DOM
2. 2026-06-18
   days on market $183,000 Active 19 DOM
3. 2026-06-17
   days on market $183,000 Active 18 DOM
4. 2026-06-16
   days on market $183,000 Active 17 DOM
5. 2026-06-15
   days on market $183,000 Active 16 DOM
6. 2026-06-13
   days on market $183,000 Active 14 DOM
7. 2026-06-13
   days on market $183,000 Active 13 DOM
8. 2026-06-09
   days on market $183,000 Active 10 DOM
9. 2026-06-08
   days on market $183,000 Active 9 DOM
10. 2026-06-07
    days on market $183,000 Active 8 DOM
11. 2026-06-04
    days on market $183,000 Active 5 DOM
12. 2026-06-03
    days on market $183,000 Active 4 DOM
13. 2026-06-02
    days on market $183,000 Active 3 DOM
14. 2026-06-01
    days on market $183,000 Active 2 DOM
15. 2026-05-31
    listed $183,000 Active 1 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: $2,499 · $208/mo
• Projected year-2 tax: $2,695 · $225/mo
• Expected delta: +$196/yr (+$16/mo · 7.8%)

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,460
• − Mortgage interest: −$10,251
• − Property taxes: −$2,499
• − Insurance: −$915
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$5,324
• Taxable income: $3,238
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $5,196/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: Chester-Upland SD
• NCES district ID: 4205860
• Math proficiency: 4% ▼ -3.00%
• Reading proficiency: 17% ▼ -6.00%
• Median HH income: $29,790
• Composite: 8.05/100
• National rank: #9918
• State rank: #533 of 539 in PA

Livability — Chester

• Score: 73/100
• State rank: #540
• US rank: #5053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chester, PA
• County: Delaware County · 399,863 people
• City population: 35,064
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 35,064
• Household income: $41,261
• Rent vs Own: 61.0% rent · 39.0% own
• Severe rent burden: 2668.0

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 (71%)
• Race & ethnicity: Black 71% White 14% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -149.69%
• Current HPI: 219.5173
• Rent YoY: ▲ 6.88%
• 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

+404.8% since first listed

14 events — show timeline

• 2026-05-30 Listed $183,000 BRIGHT MLS
• 2023-02-23 Sold (Public Records) $70,000 Public Records
• 2023-02-14 Sold (MLS) $70,000 BRIGHT MLS
• 2023-01-20 Pending — BRIGHT MLS
• 2023-01-18 Listing Removed — BRIGHT MLS
• 2023-01-04 Listed $30,000 BRIGHT MLS
• 2020-02-12 Pending — BRIGHT MLS
• 2020-01-28 Listing Removed — BRIGHT MLS
• 2020-01-28 Listing Removed — BRIGHT MLS
• 2020-01-10 Listed $31,500 BRIGHT MLS
• 2007-01-16 Sold (Public Records) $65,000 Public Records
• 2005-12-30 Sold (MLS) $36,250 BRIGHT MLS
• 2005-11-08 Listing Removed — BRIGHT MLS
• 2005-11-03 Listed $36,250 BRIGHT MLS

Property tax history

+21.3%/yr

Latest (2026): $2,499 · +143.3% YoY. Source: county tax records.