7 W 21st St · Chester, PA 19013

$120,000

3 bd · 1.0 ba · 1,152 sqft · Townhouse public records · 87 Days on market

Built 1948 1,742 sqft lot $104/sqft · 10% below area Est $133k · 10% 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 +25.9/30.0
• ARV discount +12.0/15.0
• DSCR +8.7/10.0
• 1% rule +8.6/10.0
• 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

Lots of potential with this bright row home located right off of 352, to Brookhaven, Subaru Park & the Philly airport. Whether you're looking for your next home or investment property this property is a great fit for either buyer. Chester Housing Authority has a real need for affordable housing and is offering over $1800 per month for 3BR homes After some very minor improvements this home is ready for a new homeowner or a new tenant. The main floor has a bright bay window in the living room and luxury vinyl flooring. The dining area off off the kitchen has a sliding glass door that leads out to the deck. The upper level is equally bright and spacious with 3 nice sized bedrooms & a hall closet. The bathroom is all tile with a charming skylight. The full basement is dry and finishable with a walk-out to the off street parking below the rear deck. The front has a fenced in yard and a quaint patio area.

Key facts

• Built 1948
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 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; 36 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 $1,633/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 $830 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $62k; list at $120k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1948 — 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.36% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 6.1

CMA / ARV

• ARV (median comp): $133,445
• List price: $120,000
• Delta: -10.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 W 21st St	0.02mi	3/1.0	1,151 (-0%)	3mo	$137,500	$119	96
125 W 21st St	0.08mi	3/1.5	1,152 (0%)	1mo	$135,000	$117	93
200 W 21st St	0.15mi	3/1.0	1,152 (0%)	3mo	$160,000	$139	90
312 W 21st St	0.26mi	3/1.0	1,152 (0%)	2mo	$155,000	$135	86
327 W 21st St	0.28mi	3/1.5	1,152 (0%)	2mo	$105,312	$91	84
2419 Upland St	0.30mi	3/1.0	1,212 (+5%)	3mo	$105,000	$87	75
2535 Lindsay St	0.30mi	3/1.0	1,088 (-6%)	5mo	$80,000	$74	73
2534 Sandeland St	0.29mi	2/1.0 (-1)	1,204 (+4%)	4mo	$190,000	$158	71
1137 Mulberry St	0.51mi	3/1.5	1,122 (-3%)	2mo	$235,000	$209	68
250 E Avon Rd	0.74mi	3/1.0	1,152 (0%)	5mo	$245,000	$213	61
1008 E 18th St	0.75mi	3/1.0	1,200 (+4%)	1mo	$200,000	$167	57
1009 Mulberry St	0.64mi	3/1.5	1,078 (-6%)	5mo	$215,000	$199	53

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: 4.4%
• Equity multiple: 1.18×
• Total profit: $6,034
• Equity at exit: $17,892

10-year hold

• IRR: 17.7%
• Equity multiple: 2.77×
• Total profit: $59,336
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,633 high
• Mortgage (P&I): −$629
• Tax from tax record: −$317 /mo · $3,805/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $294

Break-even live

Break-even rent $1,261

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $362	-5% $328	+0% $294	+5% $260	+10% $226
Rent	-10% $165	-5% $230	+0% $294	+5% $359	+10% $423
Rate	-1.0pp $354	-0.5pp $325	base $294	+0.5pp $263	+1.0pp $231

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	25d	1	0.05mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	44d	1	0.10mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	44d	1	0.19mi
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	44d	1	0.25mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	6d	1	0.33mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	5d	13	0.36mi
2701 Madison St Chester, PA	1.0–2.0	1.0	860	$1,533	$1.78	2d	10	0.41mi
2607 Edgmont Ave Unit 2F Brookhaven, PA	2.0	1.0	850	$1,600	$1.88	25d	1	0.47mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	44d	1	0.54mi
2015 Hyatt St Chester, PA	3.0	1.0	988	$1,950	$1.97	11d	1	0.56mi
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	8d	1	0.75mi
1510 Washington Ave Chester, PA	4.0	1.5	1280	$2,000	$1.56	19d	1	0.79mi
1211 Johnson St Chester, PA	3.0	1.0	882	$1,500	$1.70	3d	1	0.86mi
1944 Ridley Mill Ln Woodlyn, PA	2.0	1.0	840	$1,600	$1.90	44d	1	0.86mi
89 Park Valley Ln Brookhaven, PA	2.0	1.5	984	$1,705	$1.73	44d	1	0.86mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	8d	1	0.87mi
51 Park Valley Ln Brookhaven, PA	2.0	1.5	990	$1,795	$1.81	19d	1	0.87mi
1118 Brown St Unit 318 Chester, PA	3.0	1.0	1092	$1,900	$1.74	15d	1	0.93mi
1124 Thomas St Chester, PA	3.0	1.0	1046	$1,200	$1.15	25d	1	1.02mi
1206 Thomas St Chester, PA	3.0	1.0	833	$1,399	$1.68	25d	1	1.03mi
407 Beech Rd Apt B Wallingford, PA	2.0	1.0	998	$1,600	$1.60	44d	1	1.08mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	44d	1	1.19mi
403 Trenton Ct Wallingford, PA	2.0	1.0	775	$2,250	$2.90	2d	1	1.20mi
1312 E 13th St Crum Lynne, PA	3.0	1.0	1280	$1,940	$1.52	19d	1	1.23mi
739 Pennsylvania Ave Wallingford, PA	3.0	1.0	1026	$2,100	$2.05	8d	1	1.30mi
404 Nashville Ct Wallingford, PA	2.0	1.0	868	$1,750	$2.02	19d	1	1.31mi
1400 MacDade Blvd Woodlyn, PA	1.0–2.0	1.0	775	$1,600	$2.06	44d	2	1.33mi
1224 Elson Rd Brookhaven, PA	3.0	2.0	1200	$1,900	$1.58	18d	1	1.35mi
768 Putnam Blvd Unit A Wallingford, PA	2.0	1.0	889	$1,595	$1.79	25d	1	1.36mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–2.0	775	$1,695	$2.19	6d	4	1.38mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,800	$2.32	25d	2	1.38mi
732 Putnam Blvd Wallingford, PA	2.0	1.0	889	$1,700	$1.91	6d	1	1.39mi
1315 Harshaw Rd Brookhaven, PA	3.0	2.5	1260	$2,395	$1.90	2d	1	1.41mi
1433 Grant Ave Unit B Woodlyn, PA	2.0	1.0	1200	$1,450	$1.21	44d	1	1.42mi
532 Brookhaven Rd Brookhaven, PA	1.0–2.0	1.0	720	$1,690	$2.35	2d	10	1.42mi
925 W 3rd St Chester, PA	4.0	1.0	1500	$1,700	$1.13	19d	1	1.49mi

Listing history 29 events

1. 2026-06-21
   days on market $120,000 Active 87 DOM
2. 2026-06-18
   days on market $120,000 Active 84 DOM
3. 2026-06-17
   days on market $120,000 Active 83 DOM
4. 2026-06-16
   days on market $120,000 Active 82 DOM
5. 2026-06-15
   days on market $120,000 Active 81 DOM
6. 2026-06-13
   days on market $120,000 Active 79 DOM
7. 2026-06-13
   days on market $120,000 Active 78 DOM
8. 2026-06-09
   days on market $120,000 Active 75 DOM
9. 2026-06-08
   days on market $120,000 Active 74 DOM
10. 2026-06-07
    days on market $120,000 Active 73 DOM
11. 2026-06-04
    days on market $120,000 Active 70 DOM
12. 2026-06-03
    days on market $120,000 Active 69 DOM
13. 2026-06-02
    days on market $120,000 Active 68 DOM
14. 2026-06-01
    days on market $120,000 Active 67 DOM
15. 2026-05-31
    days on market $120,000 Active 66 DOM
16. 2026-03-27
    listed $120,000 Active 927-char remark

    Show marketing remark (927 chars)

    Lots of potential with this bright row home located right off of 352, to Brookhaven, Subaru Park & the Philly airport. Whether you're looking for your next home or investment property this property is a great fit for either buyer. Chester Housing Authority has a real need for affordable housing and is offering over $1800 per month for 3BR homes After some very minor improvements this home is ready for a new homeowner or a new tenant. The main floor has a bright bay window in the living room and luxury vinyl flooring. The dining area off off the kitchen has a sliding glass door that leads out to the deck. The upper level is equally bright and spacious with 3 nice sized bedrooms & a hall closet. The bathroom is all tile with a charming skylight. The full basement is dry and finishable with a walk-out to the off street parking below the rear deck. The front has a fenced in yard and a quaint patio area.

17. 2026-03-26
    historical $120,000 927-char remark

    Show marketing remark (927 chars)

    Lots of potential with this bright row home located right off of 352, to Brookhaven, Subaru Park & the Philly airport. Whether you're looking for your next home or investment property this property is a great fit for either buyer. Chester Housing Authority has a real need for affordable housing and is offering over $1800 per month for 3BR homes After some very minor improvements this home is ready for a new homeowner or a new tenant. The main floor has a bright bay window in the living room and luxury vinyl flooring. The dining area off off the kitchen has a sliding glass door that leads out to the deck. The upper level is equally bright and spacious with 3 nice sized bedrooms & a hall closet. The bathroom is all tile with a charming skylight. The full basement is dry and finishable with a walk-out to the off street parking below the rear deck. The front has a fenced in yard and a quaint patio area.

18. 2025-12-29
    historical
19. 2025-12-19
    price $139,999
20. 2025-10-20
    price $153,999
21. 2025-09-20
    price $154,999
22. 2025-08-02
    price $159,000
23. 2025-07-07
    listed $164,999 Active
24. 2024-03-11
    historical $1,500
25. 2024-02-01
    listed $1,500
26. 2024-01-23
    historical $1,500
27. 2023-12-28
    listed $1,500
28. 2006-06-12
    soldstatus $62,500
29. 1992-06-15
    soldstatus $56,500

ⓘ 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: $3,805 · $317/mo
• Projected year-2 tax: $3,805 · $317/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 ≥103°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: $19,601
• − Mortgage interest: −$6,722
• − Property taxes: −$3,805
• − Insurance: −$600
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$3,491
• Taxable income: $1,847
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $3,085/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

+112.4% since first listed

14 events — show timeline

• 2026-03-27 Listed $120,000 BRIGHT MLS
• 2026-03-26 Coming Soon $120,000 BRIGHT MLS
• 2025-12-29 Listing Removed — BRIGHT MLS
• 2025-12-19 Price Changed $139,999 BRIGHT MLS
• 2025-10-20 Price Changed $153,999 BRIGHT MLS
• 2025-09-20 Price Changed $154,999 BRIGHT MLS
• 2025-08-02 Price Changed $159,000 BRIGHT MLS
• 2025-07-07 Listed $164,999 BRIGHT MLS
• 2024-03-11 Rental Removed $1,500 BRIGHTMLS
• 2024-02-01 Listed for Rent $1,500 BRIGHTMLS
• 2024-01-23 Rental Removed $1,500 BRIGHTMLS
• 2023-12-28 Listed for Rent $1,500 BRIGHTMLS
• 2006-06-12 Sold (Public Records) $62,500 Public Records
• 1992-06-15 Sold (Public Records) $56,500 Public Records

Property tax history

+18.6%/yr

Latest (2026): $3,805 · +143.3% YoY. Source: county tax records.