1709 Valley Dr #1709 · Cheyney University, PA 19382

$209,900

2 bd · 1.0 ba · 900 sqft · Condo public records · 6 Days on market

Built 1984 $292/mo HOA · 15% of rent ↓ 17% since listing

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Why this score? — see what drove the D- 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 +10.5/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• 1% rule +4.1/10.0
• Rent growth +3.7/5.0
• DSCR +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2Nd Floor Gv Flat, Neutral Colors, Fireplace, Parquet Floors, Custom Bathroom, Wall Washer & Dryer, Pool & Tennis Included, Nice, Warm & Comfortable, Why Pay Rent????

Key facts

• Brick accent wall
• Galley-style kitchen
• Private balcony

Tags

• LUXURY VINYL PLANK FLOORING
• GALLEY-STYLE KITCHEN
• DEDICATED DINING AREA
• BRICK ACCENT WALL
• PRIVATE BALCONY
• IN-UNIT LAUNDRY AREA

Property features AI

Finance

• Other: Ground rent paid annually
• HOA & community: Monthly condo fee of $292; Condo fee covers sewer, trash and snow removal; Community amenities include clubhouse, swimming pool, tennis courts and playgrounds; Pets allowed (cats and dogs)

Exterior

• Parking: Parking lot; Guest parking available throughout the community
• Utilities: Public water; Public sewer; Electric service for heating, cooling and hot water
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry level: 1; Municipality: East Goshen Township
• Construction: Brick construction; Above-grade and below-grade structures noted
• Exterior features: Condominium ownership; Not in a federal flood zone; No basement; Finished above-grade area (900)

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Not furnished; Lower-level unit (entry floor 1)
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (8.8% below list).
• Recommended offer: $191k (8.9% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 1.8% in Cheyney University — 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 49/100 on livability (#1,706 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• West Chester Area SD (suburban): math 56% / reading 74% proficiency, ranked #34 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Glen Acres El Sch (math 62% / reading 72%, grade B+, #202 of 1,518 statewide, top 15%, 485 students, 24% FRL); J R Fugett Ms (math 40% / reading 75%, grade B, #61 of 512 statewide, top 13%, 908 students, 23% FRL); West Chester East Hs (math 86%, 1,251 students, 20% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 215 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).
• This rent is only 17% of the median local income ($132k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Chester County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 32y 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 $56k; list at $210k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,173 (8.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.79% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.37×
• Total profit: $-37,122
• Equity at exit: $31,297

10-year hold

• IRR: -6.2%
• Equity multiple: 0.57×
• Total profit: $-25,539
• Equity at exit: $18,148

Cash invested: $58,772 (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 19382

• Rents YoY: 4.8%
• Active inventory: 215
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$139 /mo · $1,665/yr
• Insurance: −$87
• HOA: −$292
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-106

Break-even live

Break-even rent $2,049

Max offer price $191,173

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-47	+0% $-106	+5% $-165	+10% $-225
Rent	-10% $-257	-5% $-182	+0% $-106	+5% $-30	+10% $45
Rate	-1.0pp $0	-0.5pp $-53	base $-106	+0.5pp $-160	+1.0pp $-216

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1906 Valley Dr Unit 1906 West Chester, PA	2.0	1.0	900	$1,699	$1.89	26d	1	0.01mi
1906 Valley Dr Unit 1979 West Chester, PA	2.0	1.0	900	$1,799	$2.00	20d	1	0.01mi
2319 Pond View Dr West Chester, PA	2.0	1.0	945	$1,899	$2.01	26d	1	0.03mi
2402 Pond View Dr Unit 2402 West Chester, PA	2.0	1.0	945	$1,795	$1.90	16d	1	0.06mi
803 Valley Dr West Chester, PA	2.0	1.5	1066	$1,995	$1.87	21d	1	0.12mi
2916 Eagle Rd Unit 2916 West Chester, PA	2.0	1.0	945	$1,675	$1.77	16d	1	0.13mi
3218 Valley Dr West Chester, PA	2.0	1.0	945	$1,795	$1.90	45d	1	0.22mi
1308 W Chester Pike West Chester, PA	1.0–2.0	1.0	698	$1,895	$2.71	14d	10	0.38mi
1323 W Chester Pike West Chester, PA	1.0–2.0	1.0–2.0	885	$2,440	$2.76	0d	1	0.38mi
2 Waterview Rd West Chester, PA	2.0	1.0–1.5	575	$1,990	$3.46	0d	14	0.55mi
547 Summit House Unit 547 West Chester, PA	3.0	1.5	1100	$2,350	$2.14	16d	1	0.85mi
1149 Kingsway Rd West Chester, PA	1.0–2.0	1.0	830	$1,980	$2.39	0d	9	1.23mi
1515 Manley Rd West Chester, PA	1.0–2.0	1.0–2.0	1102	$2,509	$2.28	21d	9	1.26mi
1100 W Chester Pike West Chester, PA	1.0–3.0	1.0–2.0	892	$2,000	$2.24	11d	1	1.31mi
1500 Windermere Rd West Chester, PA	1.0–2.0	1.0–2.0	931	$2,330	$2.50	0d	10	1.40mi

HOA detail condo

• Monthly dues: $292 · $3,504/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-13
   statusdays on market $209,900 Pending 6 DOM
2. 2026-06-09
   days on market $209,900 Active 4 DOM
3. 2026-06-08
   days on market $209,900 Active 3 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $209,900 Active 2 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: $1,665 · $139/mo
• Projected year-2 tax: $2,491 · $208/mo
• Expected delta: +$826/yr (+$69/mo · 49.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 14 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,981
• − Mortgage interest: −$11,758
• − Property taxes: −$1,665
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$3,504
• − Depreciation: −$6,106
• Taxable loss: −$4,778
• Est. tax savings @ 24.0%: +$1,147
• After-tax cash flow: $-125/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: West Chester Area SD
• NCES district ID: 4225290
• Math proficiency: 56% ▼ -8.00%
• Reading proficiency: 74% ▼ -6.00%
• Median HH income: $87,125
• Composite: 58.7/100
• National rank: #980
• State rank: #34 of 539 in PA

Livability — Cheyney University

• Score: 49/100
• State rank: #1706
• US rank: #25761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chester County · 432,350 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 54,127
• Household income: $132,091
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 1770.0

Population outlook (Chester County) Hauer SSP2

• Today (2025): 546,756 people
• By 2030: 559,441 · +2.3%
• By 2040: 576,377 · +5.4%
• By 2050: 580,602 · +6.2%
• By 2075: 581,575 · +6.4%
• By 2100: 540,922 · -1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 6% Asian 5% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Chester

• 2024 margin: D (+14.5) · D 56.7% · R 42.2% · Other 1.0%
• 2008→2024 swing: +5.2pp toward D · 2008: 9.2pp · 2024: 14.5pp
• All cycles: 2024: D+14.5 2020: D+17.0 2016: D+9.2 2012: R+0.4 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -251.24%
• Current HPI: 294.9284
• Rent YoY: ▲ 4.79%
• 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

-16.7% since first listed

16 events — show timeline

• 2026-06-05 Listed $209,900 BRIGHT MLS
• 2018-05-01 Listing Removed — BRIGHT MLS
• 2018-02-05 Listed $140,900 BRIGHT MLS
• 2000-08-21 Sold (Public Records) $56,500 Public Records
• 2000-07-27 Sold (MLS) $56,500 BRIGHT MLS
• 2000-05-25 Listing Removed — BRIGHT MLS
• 2000-03-18 Listed $56,500 BRIGHT MLS
• 1999-08-28 Listing Removed — BRIGHT MLS
• 1999-02-28 Listed $56,500 BRIGHT MLS
• 1994-09-02 Sold (Public Records) $46,500 Public Records
• 1994-08-31 Sold (MLS) $46,500 BRIGHT MLS
• 1994-08-07 Listing Removed — BRIGHT MLS
• 1994-01-21 Listed $46,500 BRIGHT MLS
• 1986-05-01 Sold (Public Records) $46,500 Public Records
• 1980-03-01 Sold (Public Records) $34,490 Public Records
• 1979-07-01 Sold (Public Records) $252,000 Public Records

Property tax history

+1.7%/yr

Latest (2026): $1,665 · +2.2% YoY. Source: county tax records.