310 W 15th St · Chester, PA 19013

$130,000

3 bd · 1.0 ba · 1,056 sqft · Townhouse public records · 2 Days on market

Built 1938 1,307 sqft lot Est $143k · 9% under

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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 +24.4/30.0
• ARV discount +11.5/15.0
• DSCR +7.9/10.0
• 1% rule +7.6/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom 1 Full Bath Row, Property Being Sold "In As Is Conditioin" Buyer Is Responsible For U & O. Buyer Is Responsible For Activating & Deactivating Utilities For Any & All Inspections.

Key facts

• Built 1938
• Listed 2 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Concrete perimeter foundation; Above-grade and below-grade structures; Finished above-grade area (per assessor)
• Exterior features: 16 x 80 lot dimensions; No tidal water

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Hot water heating; Natural gas heating and hot water
• Interior features: Basement with walkout level; Multiple access exits (2+)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

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: schools F, 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.
• Market conditions: Rents rising fast (+6.9%/yr); 140 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1,639/mo this rent would consume 48% 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 $40k; list at $130k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; 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 $130,000

Questions for the listing agent

1. Built in 1938 — 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. 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?
5. 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?
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: 1.26% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $142,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 W 21st St	0.23mi	3/1.0	1,152 (+9%)	2mo	$155,000	$135	72
327 W 21st St	0.20mi	3/1.5	1,152 (+9%)	2mo	$105,312	$91	72
200 W 21st St	0.28mi	3/1.0	1,152 (+9%)	3mo	$160,000	$139	69
125 W 21st St	0.31mi	3/1.5	1,152 (+9%)	1mo	$135,000	$117	68
21 W 21st St	0.36mi	3/1.0	1,151 (+9%)	3mo	$137,500	$119	66
1009 Mulberry St	0.60mi	3/1.5	1,078 (+2%)	5mo	$215,000	$199	62
2535 Lindsay St	0.67mi	3/1.0	1,088 (+3%)	5mo	$80,000	$74	60
1137 Mulberry St	0.57mi	3/1.5	1,122 (+6%)	2mo	$235,000	$209	59
920 Butler St	0.75mi	3/1.0	1,024 (-3%)	3mo	$143,100	$140	57
610 W 8th St	0.73mi	3/1.0	1,104 (+4%)	5mo	$49,900	$45	54
2419 Upland St	0.67mi	3/1.0	1,212 (+15%)	3mo	$105,000	$87	42
2534 Sandeland St	0.66mi	2/1.0 (-1)	1,204 (+14%)	4mo	$190,000	$158	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: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,452
• Equity at exit: $19,383

10-year hold

• IRR: 15.2%
• Equity multiple: 2.48×
• Total profit: $53,704
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,639 high
• Mortgage (P&I): −$682
• Tax from tax record: −$296 /mo · $3,548/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $263

Break-even live

Break-even rent $1,306

Max offer price $130,000

Occupancy floor 79%

Sensitivity live

Price	-10% $337	-5% $300	+0% $263	+5% $226	+10% $190
Rent	-10% $134	-5% $198	+0% $263	+5% $328	+10% $393
Rate	-1.0pp $329	-0.5pp $296	base $263	+0.5pp $230	+1.0pp $195

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	44d	1	0.20mi
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	25d	1	0.30mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	44d	1	0.40mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	44d	1	0.52mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	6d	1	0.59mi
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	8d	1	0.60mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	8d	1	0.60mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	0d	12	0.69mi
2701 Madison St Chester, PA	1.0–2.0	1.0	860	$1,533	$1.78	3d	10	0.75mi
2607 Edgmont Ave Unit 2F Brookhaven, PA	2.0	1.0	850	$1,600	$1.88	25d	1	0.75mi
2015 Hyatt St Chester, PA	3.0	1.5	988	$1,950	$1.97	0d	1	0.76mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	44d	1	0.76mi
1211 Johnson St Chester, PA	3.0	1.0	882	$1,500	$1.70	3d	1	0.81mi
1510 Washington Ave Chester, PA	4.0	1.5	1280	$2,000	$1.56	19d	1	0.83mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	44d	1	0.84mi
1118 Brown St Unit 318 Chester, PA	3.0	1.0	1092	$1,900	$1.74	16d	1	0.88mi
921 E 15th St Chester, PA	3.0	1.0	1279	$1,650	$1.29	0d	1	0.89mi
1124 Thomas St Chester, PA	3.0	1.0	1046	$1,200	$1.15	25d	1	0.95mi
1206 Thomas St Chester, PA	3.0	1.0	833	$1,399	$1.68	25d	1	0.98mi
1944 Ridley Mill Ln Woodlyn, PA	2.0	1.0	840	$1,600	$1.90	44d	1	1.09mi
925 W 3rd St Chester, PA	4.0	1.0	1500	$1,700	$1.13	19d	1	1.16mi
51 Park Valley Ln Brookhaven, PA	2.0	1.5	990	$1,795	$1.81	19d	1	1.17mi
89 Park Valley Ln Brookhaven, PA	2.0	1.5	984	$1,705	$1.73	44d	1	1.17mi
1312 E 13th St Crum Lynne, PA	3.0	1.0	1280	$1,940	$1.52	19d	1	1.24mi
1224 Elson Rd Brookhaven, PA	3.0	2.0	1200	$1,900	$1.58	18d	1	1.32mi
1315 Harshaw Rd Brookhaven, PA	3.0	2.5	1260	$2,395	$1.90	0d	1	1.37mi
407 Beech Rd Apt B Wallingford, PA	2.0	1.0	998	$1,600	$1.60	44d	1	1.42mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,695	$2.19	0d	2	1.47mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,800	$2.32	25d	2	1.47mi

Listing history 3 events

1. 2026-06-18
   days on market $130,000 Active 2 DOM
2. 2026-06-17
   remarks 114-char remark
3. 2026-06-17
   listed $130,000 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: $3,548 · $296/mo
• Projected year-2 tax: $3,548 · $296/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 ≥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: $19,667
• − Mortgage interest: −$7,282
• − Property taxes: −$3,548
• − Insurance: −$650
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$3,782
• Taxable income: $1,259
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $2,856/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

+293.9% since first listed

13 events — show timeline

• 2026-06-16 Listed $130,000 BRIGHT MLS
• 2004-06-14 Sold (Public Records) $40,000 Public Records
• 2004-05-21 Sold (MLS) $40,000 BRIGHT MLS
• 2004-04-19 Listing Removed — BRIGHT MLS
• 2004-02-24 Listing Removed — BRIGHT MLS
• 2004-02-23 Listed $40,000 BRIGHT MLS
• 2004-01-05 Listed $44,900 BRIGHT MLS
• 2003-11-25 Sold (Public Records) $28,000 Public Records
• 2003-11-05 Sold (MLS) $28,000 BRIGHT MLS
• 2003-09-08 Listing Removed — BRIGHT MLS
• 2003-08-20 Listed $28,000 BRIGHT MLS
• 1991-10-07 Sold (Public Records) $33,000 Public Records
• 1989-04-14 Sold (Public Records) $33,000 Public Records

Property tax history

+19.7%/yr

Latest (2026): $3,548 · +143.3% YoY. Source: county tax records.