1125 Morton Ave · Chester, PA 19013

$140,000

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 94 Days on market

Built 1920 1,307 sqft lot Est $119k · 18% 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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +6.6/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This single-family home can be purchased either as a first-time home or as an investment property and is currently occupied by tenants ($1,400/month) in good standing. It may also be acquired as part of a packaged portfolio that includes five single-family homes located within ten minutes of each other in the City of Chester. The package includes 918 Highland Ave (49-11-01628-00), 708 Ward St (49-11-02091-00), 714 Ward St (49-11-02094-00), 937 McDowell Ave (49-05-00813-00), and 1125 Morton Ave (49-02-01368-02).

Key facts

• Built 1920
• Listed 94 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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); 138 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,630/mo this rent would consume 47% 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 $968 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 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 $16k; list at $140k implies a 803% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $118,592
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 White St	0.04mi	3/1.5	1,080 (-1%)	21mo	$117,500	$109	78
1016 Leiper St	0.43mi	4/2.0 (+1)	1,228 (+13%)	1mo	$360,000	$293	49
337 E 10th St	0.58mi	3/1.0	1,200 (+10%)	9mo	$50,000	$42	48

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $5,992
• Equity at exit: $20,874

10-year hold

• IRR: 16.6%
• Equity multiple: 2.61×
• Total profit: $63,040
• Equity at exit: $12,105

Cash invested: $39,200 (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: 138
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$734
• Tax from tax record: −$149 /mo · $1,782/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $346

Break-even live

Break-even rent $1,191

Max offer price $140,000

Occupancy floor 74%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1118 Brown St Unit 318 Chester, PA	3.0	1.0	1092	$1,900	$1.74	15d	1	0.03mi
1211 Johnson St Chester, PA	3.0	1.0	882	$1,500	$1.70	2d	1	0.07mi
1206 Thomas St Chester, PA	3.0	1.0	833	$1,399	$1.68	24d	1	0.12mi
1124 Thomas St Chester, PA	3.0	1.0	1046	$1,200	$1.15	24d	1	0.12mi
1510 Washington Ave Chester, PA	4.0	1.5	1280	$2,000	$1.56	18d	1	0.20mi
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	7d	1	0.34mi
1312 E 13th St Crum Lynne, PA	3.0	1.0	1280	$1,940	$1.52	18d	1	0.37mi
2015 Hyatt St Chester, PA	3.0	1.0	988	$1,950	$1.97	11d	1	0.57mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	7d	1	0.60mi
1944 Ridley Mill Ln Woodlyn, PA	2.0	1.0	840	$1,600	$1.90	43d	1	0.75mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	43d	1	0.83mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	43d	1	0.89mi
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	24d	1	0.91mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	4d	13	0.93mi
1400 MacDade Blvd Woodlyn, PA	1.0–2.0	1.0	775	$1,600	$2.06	43d	2	0.96mi
1433 Grant Ave Unit B Woodlyn, PA	2.0	1.0	1200	$1,450	$1.21	43d	1	1.00mi
2701 Madison St Chester, PA	1.0–2.0	1.0	860	$1,533	$1.78	2d	10	1.02mi
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	43d	1	1.02mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	43d	1	1.22mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	5d	1	1.24mi
2607 Edgmont Ave Unit 2F Brookhaven, PA	2.0	1.0	850	$1,600	$1.88	24d	1	1.36mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	43d	1	1.45mi
225 W Chester Pike Unit 1 Ridley Park, PA	2.0	1.0	837	$1,500	$1.79	43d	1	1.47mi
225 W Chester Pike Unit 1 Ridley Park, PA	2.0	1.0	837	$1,750	$2.09	24d	1	1.47mi

Listing history 24 events

1. 2026-04-23
   status Pending
2. 2026-04-08
   price $140,000
3. 2026-02-27
   price $130,000
4. 2026-01-19
   listed $145,000 Active
5. 2026-01-07
   historical
6. 2025-12-13
   price $145,000
7. 2025-12-03
   listed $150,000 Active
8. 2025-08-05
   historical
9. 2025-08-04
   price $165,500
10. 2025-08-01
    price $166,000
11. 2025-07-28
    price $166,500
12. 2025-07-25
    price $167,000
13. 2025-07-22
    price $167,500
14. 2025-07-14
    price $168,000
15. 2025-07-11
    price $168,500
16. 2025-07-07
    price $169,000
17. 2025-06-30
    price $169,500
18. 2025-06-13
    listed $170,000 Active
19. 2025-06-10
    historical
20. 2024-01-30
    historical $1,400
21. 2024-01-13
    listed $1,400
22. 2023-12-20
    historical $1,500
23. 2023-11-18
    listed $1,500
24. 1983-07-08
    soldstatus $15,500

ⓘ 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: $1,782 · $149/mo
• Projected year-2 tax: $1,997 · $166/mo
• Expected delta: +$215/yr (+$18/mo · 12.1%)

ⓘ 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: $19,555
• − Mortgage interest: −$7,842
• − Property taxes: −$1,782
• − Insurance: −$700
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$4,073
• Taxable income: $2,029
• Est. tax owed @ 24.0%: −$487
• After-tax cash flow: $3,669/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

+803.2% since first listed

24 events — show timeline

• 2026-04-23 Pending — BRIGHT MLS
• 2026-04-08 Price Changed $140,000 BRIGHT MLS
• 2026-02-27 Price Changed $130,000 BRIGHT MLS
• 2026-01-19 Listed $145,000 BRIGHT MLS
• 2026-01-07 Listing Removed — BRIGHT MLS
• 2025-12-13 Price Changed $145,000 BRIGHT MLS
• 2025-12-03 Listed $150,000 BRIGHT MLS
• 2025-08-05 Listing Removed — BRIGHT MLS
• 2025-08-04 Price Changed $165,500 BRIGHT MLS
• 2025-08-01 Price Changed $166,000 BRIGHT MLS
• 2025-07-28 Price Changed $166,500 BRIGHT MLS
• 2025-07-25 Price Changed $167,000 BRIGHT MLS
• 2025-07-22 Price Changed $167,500 BRIGHT MLS
• 2025-07-14 Price Changed $168,000 BRIGHT MLS
• 2025-07-11 Price Changed $168,500 BRIGHT MLS
• 2025-07-07 Price Changed $169,000 BRIGHT MLS
• 2025-06-30 Price Changed $169,500 BRIGHT MLS
• 2025-06-13 Listed $170,000 BRIGHT MLS
• 2025-06-10 Coming Soon — BRIGHT MLS
• 2024-01-30 Rental Removed $1,400 TURBOTENANT
• 2024-01-13 Listed for Rent $1,400 TURBOTENANT
• 2023-12-20 Rental Removed $1,500 TURBOTENANT
• 2023-11-18 Listed for Rent $1,500 TURBOTENANT
• 1983-07-08 Sold (Public Records) $15,500 Public Records

Property tax history

+23.2%/yr

Latest (2026): $1,782 · +143.3% YoY. Source: county tax records.