1037 Mcdowell Ave · Chester, PA 19013

$79,900

3 bd · 1.0 ba · 1,108 sqft · Townhouse public records · 111 Days on market

Built 1920 1,307 sqft lot $72/sqft · at area comps Est $83k · at est. ↓ 20% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• 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

Investor Alert!! Newly cleaned out! 3 bedroom brick with covered front porch, large eat in kitchen, handicap accessible shower/ bath, fenced rear yard. Ready for you to come in, renovate and live or rent. Being sold in as-is condition.

Key facts

• Covered front porch
• Large eat in kitchen
• Fenced rear yard

Tags

• COVERED FRONT PORCH
• LARGE EAT IN KITCHEN
• FENCED REAR YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 7.5% in Chester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 22 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 $1,619/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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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: 2.03% ✓
• Cap rate: 16.42%
• Cash-on-cash: 36.15%
• DSCR: 2.61
• GRM: 4.1

CMA / ARV

• ARV (median comp): $82,778
• List price: $79,900
• Delta: -3.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 Mcdowell Ave	0.10mi	3/1.0	1,108 (0%)	3mo	$74,000	$67	92
936 Mcdowell Ave	0.08mi	3/1.0	1,108 (0%)	6mo	$90,000	$81	91
1118 Brown St	0.17mi	3/1.0	1,092 (-1%)	1mo	$147,000	$135	89
1109 Brown St	0.14mi	3/1.0	1,092 (-1%)	3mo	$47,000	$43	88
1105 Brown St	0.13mi	3/1.0	1,080 (-2%)	4mo	$50,000	$46	87
1018 Remington St	0.11mi	3/1.0	1,032 (-7%)	6mo	$138,000	$134	78
1124 Thomas St	0.17mi	3/1.0	1,046 (-6%)	6mo	$70,000	$67	77
1105 Terrill St	0.21mi	3/1.0	1,018 (-8%)	7mo	$140,000	$138	71
853 E 14th St	0.26mi	4/2.0 (+1)	1,152 (+4%)	4mo	$210,000	$182	69
1424 Ridley Ave	0.36mi	3/1.0	1,248 (+13%)	2mo	$130,000	$104	60
1127 E 11th St	0.40mi	3/1.0	1,210 (+9%)	7mo	$177,500	$147	60
1008 E 18th St	0.57mi	3/1.0	1,200 (+8%)	1mo	$200,000	$167	59

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: 36.4%
• Equity multiple: 2.64×
• Total profit: $36,603
• Equity at exit: $11,913

10-year hold

• IRR: 45.1%
• Equity multiple: 6.21×
• Total profit: $116,565
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$419
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $674

Break-even live

Break-even rent $765

Max offer price $79,900

Occupancy floor 53%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 Johnson St Chester, PA	3.0	1.0	882	$1,500	$1.70	2d	1	0.17mi
1124 Thomas St Chester, PA	3.0	1.0	1046	$1,200	$1.15	24d	1	0.19mi
1118 Brown St Unit 318 Chester, PA	3.0	1.0	1092	$1,900	$1.74	14d	1	0.19mi
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	7d	1	0.20mi
1206 Thomas St Chester, PA	3.0	1.0	833	$1,399	$1.68	24d	1	0.24mi
1510 Washington Ave Chester, PA	4.0	1.5	1280	$2,000	$1.56	18d	1	0.38mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	7d	1	0.41mi
1312 E 13th St Crum Lynne, PA	3.0	1.0	1280	$1,940	$1.52	18d	1	0.55mi
2015 Hyatt St Chester, PA	3.0	1.0	988	$1,950	$1.97	10d	1	0.71mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	43d	1	0.85mi
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	24d	1	0.91mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	43d	1	0.94mi
1944 Ridley Mill Ln Woodlyn, PA	2.0	1.0	840	$1,600	$1.90	43d	1	0.94mi
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	43d	1	0.97mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	4d	13	1.02mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	43d	1	1.02mi
2701 Madison St Chester, PA	1.0–2.0	1.0	860	$1,533	$1.78	1d	10	1.10mi
1400 MacDade Blvd Woodlyn, PA	1.0–2.0	1.0	775	$1,600	$2.06	43d	2	1.18mi
1433 Grant Ave Unit B Woodlyn, PA	2.0	1.0	1200	$1,450	$1.21	43d	1	1.21mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	5d	1	1.25mi
2607 Edgmont Ave Unit 2F Brookhaven, PA	2.0	1.0	850	$1,600	$1.88	24d	1	1.39mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	43d	1	1.46mi

Listing history 5 events

1. 2026-04-13
   price $79,900 235-char remark

   Show marketing remark (235 chars)

   Investor Alert!! Newly cleaned out! 3 bedroom brick with covered front porch, large eat in kitchen, handicap accessible shower/ bath, fenced rear yard. Ready for you to come in, renovate and live or rent. Being sold in as-is condition.

2. 2026-03-16
   price $84,900 235-char remark

   Show marketing remark (235 chars)

   Investor Alert!! Newly cleaned out! 3 bedroom brick with covered front porch, large eat in kitchen, handicap accessible shower/ bath, fenced rear yard. Ready for you to come in, renovate and live or rent. Being sold in as-is condition.

3. 2026-02-04
   listed $89,000 Active 235-char remark

   Show marketing remark (235 chars)

   Investor Alert!! Newly cleaned out! 3 bedroom brick with covered front porch, large eat in kitchen, handicap accessible shower/ bath, fenced rear yard. Ready for you to come in, renovate and live or rent. Being sold in as-is condition.

4. 2025-09-26
   historical
5. 2025-08-27
   listed $99,900 Active

ⓘ 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: $1,828 · $152/mo
• Projected year-2 tax: $1,828 · $152/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: $19,423
• − Mortgage interest: −$4,476
• − Property taxes: −$1,828
• − Insurance: −$400
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$2,324
• Taxable income: $7,287
• Est. tax owed @ 24.0%: −$1,749
• After-tax cash flow: $6,339/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

-20.0% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $79,900 BRIGHT MLS
• 2026-03-16 Price Changed $84,900 BRIGHT MLS
• 2026-02-04 Listed $89,000 BRIGHT MLS
• 2025-09-26 Listing Removed — BRIGHT MLS
• 2025-08-27 Listed $99,900 BRIGHT MLS

Property tax history

+23.7%/yr

Latest (2026): $1,828 · +143.3% YoY. Source: county tax records.