1113-1115 Upland St · Chester, PA 19013

$359,900

12 bd · None ba · 5,859 sqft · MultiFamily · 35 Days on market

Built 1940 Poor condition 3,300 sqft lot

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +1.0/5.0
• 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: 2 units. confirmed

Listing remarks

Exceptional redevelopment opportunity in Chester — this 12‑unit apartment building at 1113–1115 Upland St. is currently in shell condition and ready for a full transformation. The structure features solid construction with a stucco‑finished exterior, offering a strong foundation for a complete repositioning. Developers and seasoned investors will appreciate the generous building footprint, flexible layout potential, and blank‑canvas interior that allows for modern systems, finishes, and unit configurations. With consistent rental demand driven by proximity to Widener University, public transportation, major commuter routes, and regional employment centers, this property is well‑

Key facts

• Solid construction
• Shell condition
• 3,300 sq ft lot

Tags

• 12 UNIT APARTMENT BUILDING
• SHELL CONDITION
• STUCCO FINISHED EXTERIOR
• SOLID CONSTRUCTION
• GENEROUS BUILDING FOOTPRINT
• FLEXIBLE LAYOUT POTENTIAL

Property features AI

Finance

• Financial info: Owned fee simple; One total unit listed (multifamily detail shows 12 one-bedroom units)

Exterior

• Parking: On-street parking
• Utilities: Public water available; Public sewer available
• Home design: Detached structure; Above-grade and below-grade structures noted; Estimated year built
• Construction: Stucco and stone exterior; Concrete perimeter foundation
• Exterior features: Lot dimensions approximately 33 x 100; Urban location

Interior

• Bedrooms: Twelve one-bedroom units
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 6-bed/?-bath units multifamily listed at $360k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive. Per door: $405/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $349k (3.0% below list) — sets the bar for market timing.

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; lower-income renter base — watch delinquency; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• At $4,174/mo this rent would consume 121% 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 $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $101k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $349,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.16% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.88% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $10,280
• Equity at exit: $53,662

10-year hold

• IRR: 15.6%
• Equity multiple: 2.50×
• Total profit: $150,918
• Equity at exit: $31,118

Cash invested: $100,772 (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: 14.4×

Monthly cashflow live

• Estimated rent: $4,174 medium
• Mortgage (P&I): −$1,887
• Tax est. 1.5%: −$450 /mo · $5,398/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$877
• Net cashflow: $810

Break-even live

Break-even rent $3,148

Max offer price $359,900

Occupancy floor 76%

Sensitivity live

Price	-10% $1,059	-5% $935	+0% $810	+5% $686	+10% $562
Rent	-10% $481	-5% $645	+0% $810	+5% $975	+10% $1,140
Rate	-1.0pp $992	-0.5pp $902	base $810	+0.5pp $717	+1.0pp $622

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

Units	Beds	Baths	Est. rent
▸ 2× units	6	—	$4,174
Total (2 units)			$4,174

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $359,900 Active 35 DOM
2. 2026-06-18
   days on market $359,900 Active 32 DOM
3. 2026-06-17
   days on market $359,900 Active 31 DOM
4. 2026-06-16
   days on market $359,900 Active 30 DOM
5. 2026-06-15
   days on market $359,900 Active 29 DOM
6. 2026-06-13
   days on market $359,900 Active 27 DOM
7. 2026-06-13
   days on market $359,900 Active 26 DOM
8. 2026-06-09
   days on market $359,900 Active 23 DOM
9. 2026-06-08
   days on market $359,900 Active 22 DOM
10. 2026-06-07
    days on market $359,900 Active 21 DOM
11. 2026-06-04
    days on market $359,900 Active 18 DOM
12. 2026-06-03
    days on market $359,900 Active 17 DOM
13. 2026-06-02
    days on market $359,900 Active 16 DOM
14. 2026-06-01
    days on market $359,900 Active 15 DOM
15. 2026-05-31
    days on market $359,900 Active 14 DOM
16. 2026-05-18
    listed $359,900 Active
17. 2023-06-03
    historical
18. 2023-05-02
    listed $950,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $50,088
• − Mortgage interest: −$20,160
• − Property taxes: −$5,398
• − Insurance: −$1,800
• − Repairs & maintenance: −$4,007
• − Management: −$4,007
• − Depreciation: −$10,470
• Taxable income: $4,246
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $8,704/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This multi-family property is in a state of disrepair and requires extensive renovation to become move-in ready.

Repairs flagged

• Major Exterior siding — Severe peeling and damage
• Major Windows — Boarded up and non-functional
• Major Interior walls — Exposed and missing drywall
• Major Roof — Appears damaged

Value-add opportunities

• Both New exterior siding — Improves curb appeal and structural integrity
• Both New windows — Enhances safety and energy efficiency
• Both Interior drywall and framing — Restores functionality and aesthetic
• Both New roof — Ensures long-term durability and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe peeling and damage	Major	$15,000–50,000
Windows · Boarded up and non-functional	Major	$15,000–50,000
Interior walls · Exposed and missing drywall	Major	$15,000–50,000
Roof · Appears damaged	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New exterior siding — Improves curb appeal and structural integrity ↑
• Both New windows — Enhances safety and energy efficiency ↑
• Both Interior drywall and framing — Restores functionality and aesthetic ↑
• Both New roof — Ensures long-term durability and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-62.1% since first listed

3 events — show timeline

• 2026-05-18 Listed $359,900 BRIGHT MLS
• 2023-06-03 Listing Removed — BRIGHT MLS
• 2023-05-02 Listed $950,000 BRIGHT MLS