407 W 21st St · Upland, PA 19013

$155,000

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

Built 1950 1,742 sqft lot Est $156k · at est.

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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 +22.5/30.0
• ARV discount +7.7/15.0
• DSCR +7.2/10.0
• 1% rule +5.6/10.0
• Rent growth +4.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on your chance to own this move in condition Upland Townrow featuring a newer heater, newer hot water heater, newer roof, newer 100 amp electric service, and replacement windows throughout. This property is perfect for owner occupant or investor and is reasonably priced at 67,900. Just move in and enjoy!!!

Key facts

• Full basement
• Comfortable bedrooms
• Built 1950

Tags

• SUN DRENCHED MAIN LEVEL
• BRAND NEW LVP FLOORING
• BRIGHT FUNCTIONAL KITCHEN
• BREAKFAST BAR PASS THROUGH
• COMFORTABLE BEDROOMS
• FULL BASEMENT

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Utilities: 100 amp electric service with circuit breakers; Natural gas for heating and hot water; Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Concrete perimeter foundation
• Exterior features: Lot dimensions approximately 10 x 104; No tidal water

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the upper level; Rooms include living room, dining room, master bedroom, two additional bedrooms, and kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating fueled by natural gas
• Interior features: Full basement
• Laundry & utility: Hot water heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).

Location & tenants

• Location reads 64/100 on livability (#1,219 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools F, crime F, commute 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; 29 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 $1,640/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 $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 $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $64k; list at $155k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $155,000

Questions for the listing agent

1. Built in 1950 — 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 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: 1.06% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $155,520
• 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	0.11mi	3/1.0	1,152 (0%)	2mo	$155,000	$135	93
327 W 21st St	0.09mi	3/1.5	1,152 (0%)	2mo	$105,312	$91	92
200 W 21st St	0.22mi	3/1.0	1,152 (0%)	3mo	$160,000	$139	87
125 W 21st St	0.29mi	3/1.5	1,152 (0%)	1mo	$135,000	$117	84
21 W 21st St	0.35mi	3/1.0	1,151 (-0%)	3mo	$137,500	$119	81
1137 Mulberry St	0.38mi	3/1.5	1,122 (-3%)	2mo	$235,000	$209	74
2535 Lindsay St	0.61mi	3/1.0	1,088 (-6%)	5mo	$80,000	$74	58
2419 Upland St	0.67mi	3/1.0	1,212 (+5%)	3mo	$105,000	$87	58
2534 Sandeland St	0.62mi	2/1.0 (-1)	1,204 (+4%)	4mo	$190,000	$158	56
610 W 8th St	0.73mi	3/1.0	1,104 (-4%)	5mo	$49,900	$45	55
215 8th St	0.58mi	2/1.0 (-1)	1,023 (-11%)	3mo	$145,000	$142	47
920 Butler St	0.71mi	3/1.0	1,024 (-11%)	3mo	$143,100	$140	46

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,812
• Equity at exit: $23,111

10-year hold

• IRR: 12.3%
• Equity multiple: 2.14×
• Total profit: $49,444
• Equity at exit: $13,402

Cash invested: $43,400 (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: 138
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$813
• Tax from tax record: −$157 /mo · $1,884/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $261

Break-even live

Break-even rent $1,309

Max offer price $155,000

Occupancy floor 79%

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: $38,750
• Closing costs: $4,650
• 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	0.12mi
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	24d	1	0.31mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	44d	1	0.44mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	5d	1	0.51mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	44d	1	0.55mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	44d	1	0.66mi
2607 Edgmont Ave Unit 2F Brookhaven, PA	2.0	1.0	850	$1,600	$1.88	24d	1	0.67mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	4d	13	0.72mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	8d	1	0.75mi
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	8d	1	0.76mi
2701 Madison St Chester, PA	1.0–2.0	1.0	860	$1,533	$1.78	2d	10	0.76mi
2015 Hyatt St Chester, PA	3.0	1.0	988	$1,950	$1.97	11d	1	0.86mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	44d	1	0.89mi
1211 Johnson St Chester, PA	3.0	1.0	882	$1,500	$1.70	3d	1	0.96mi
1510 Washington Ave Chester, PA	4.0	1.5	1280	$2,000	$1.56	18d	1	0.98mi
1118 Brown St Unit 318 Chester, PA	3.0	1.0	1092	$1,900	$1.74	15d	1	1.04mi
51 Park Valley Ln Brookhaven, PA	2.0	1.5	990	$1,795	$1.81	18d	1	1.08mi
89 Park Valley Ln Brookhaven, PA	2.0	1.5	984	$1,705	$1.73	44d	1	1.10mi
1124 Thomas St Chester, PA	3.0	1.0	1046	$1,200	$1.15	24d	1	1.10mi
925 W 3rd St Chester, PA	4.0	1.0	1500	$1,700	$1.13	18d	1	1.14mi
1206 Thomas St Chester, PA	3.0	1.0	833	$1,399	$1.68	24d	1	1.14mi
1224 Elson Rd Brookhaven, PA	3.0	2.0	1200	$1,900	$1.58	17d	1	1.17mi
1944 Ridley Mill Ln Woodlyn, PA	2.0	1.0	840	$1,600	$1.90	44d	1	1.19mi
1315 Harshaw Rd Brookhaven, PA	3.0	2.5	1260	$2,395	$1.90	1d	1	1.21mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–2.0	775	$1,695	$2.19	5d	4	1.31mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,800	$2.32	24d	2	1.31mi
407 Beech Rd Apt B Wallingford, PA	2.0	1.0	998	$1,600	$1.60	44d	1	1.38mi
1312 E 13th St Crum Lynne, PA	3.0	1.0	1280	$1,940	$1.52	18d	1	1.39mi
532 Brookhaven Rd Brookhaven, PA	1.0–2.0	1.0	720	$1,690	$2.35	2d	10	1.41mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $155,000 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: $1,884 · $157/mo
• Projected year-2 tax: $2,166 · $181/mo
• Expected delta: +$283/yr (+$24/mo · 15.0%)

ⓘ 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: $19,683
• − Mortgage interest: −$8,682
• − Property taxes: −$1,884
• − Insurance: −$775
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$4,509
• Taxable income: $684
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $2,973/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 — Upland

• Score: 64/100
• State rank: #1219
• US rank: #14480

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upland, PA
• County: Delaware County · 399,863 people
• 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

+384.4% since first listed

10 events — show timeline

• 2026-06-18 Listed $155,000 BRIGHT MLS
• 2006-11-30 Sold (Public Records) $64,000 Public Records
• 2006-11-17 Sold (MLS) $64,000 BRIGHT MLS
• 2006-10-13 Listing Removed — BRIGHT MLS
• 2006-10-11 Listed $64,000 BRIGHT MLS
• 2003-01-08 Sold (Public Records) $41,000 Public Records
• 2002-12-03 Sold (MLS) $41,000 BRIGHT MLS
• 2002-09-27 Listing Removed — BRIGHT MLS
• 2002-09-16 Listed $41,000 BRIGHT MLS
• 1983-04-25 Sold (Public Records) $32,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $1,884 · +224.4% YoY. Source: county tax records.