2615 Swarts St · Chester, PA 19013

$130,000

3 bd · 1.0 ba · 1,210 sqft · Townhouse public records · 8 Days on market

Built 1943 1,742 sqft lot Est $125k · 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 +24.3/30.0
• DSCR +7.9/10.0
• 1% rule +6.2/10.0
• ARV discount +5.6/15.0
• 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

Welcome to 2615 Swarts St — a beautifully maintained home that blends comfort, space, and opportunity. This property offers the perfect setup for both homeowners and savvy buyers looking to build equity. Step inside to find a bright and inviting layout with spacious living areas, ideal for relaxing or entertaining. The home features generously sized bedrooms, a functional kitchen ready for your personal touch, and a layout designed for everyday living. Enjoy the added bonus of a private outdoor space—perfect for summer gatherings, or simply unwinding after a long day. Located in the heart of Chester, you’ll have convenient access to major highways, public transportation, s

Key facts

• Functional kitchen
• Convenient access
• 2 parking spots

Tags

• PRIVATE OUTDOOR SPACE
• FUNCTIONAL KITCHEN
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 42% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $13k; list at $130k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $130,000

Questions for the listing agent

1. Built in 1943 — 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: 1.12% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $124,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 Highland Ave	0.14mi	3/1.0	1,210 (0%)	4mo	$125,000	$103	90
2624 Mccarey St	0.13mi	3/1.0	1,210 (0%)	6mo	$75,000	$62	89
2603 Swarts St	0.03mi	3/1.0	1,196 (-1%)	11mo	$140,000	$117	88
1405 Highland Ave	0.15mi	4/1.0 (+1)	1,210 (0%)	4mo	$60,000	$50	84
2719 Bethel Rd	0.26mi	3/1.0	1,210 (0%)	9mo	$71,500	$59	80
2611 W 6th St	0.46mi	3/1.0	1,172 (-3%)	1mo	$72,000	$61	72
2610 W 7th St	0.38mi	3/1.0	1,280 (+6%)	2mo	$81,000	$63	71
3011 W 7th St	0.47mi	3/1.0	1,088 (-10%)	3mo	$120,000	$110	59
708 Ward St	0.36mi	3/2.0	1,353 (+12%)	2mo	$170,000	$126	58
2314 W 3rd St	0.70mi	3/2.0	1,250 (+3%)	1mo	$159,000	$127	57
715 Engle St	0.49mi	3/2.0	1,268 (+5%)	10mo	$130,000	$103	57
2012 W 6th St	0.63mi	3/1.5	1,260 (+4%)	10mo	$101,000	$80	54

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: 1.04×
• Total profit: $1,593
• Equity at exit: $19,383

10-year hold

• IRR: 14.3%
• Equity multiple: 2.35×
• Total profit: $49,243
• Equity at exit: $11,240

Cash invested: $36,400 (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: 140
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$682
• Tax from tax record: −$151 /mo · $1,810/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $263

Break-even live

Break-even rent $1,122

Max offer price $130,000

Occupancy floor 77%

Sensitivity live

Price	-10% $336	-5% $300	+0% $263	+5% $226	+10% $189
Rent	-10% $148	-5% $205	+0% $263	+5% $320	+10% $378
Rate	-1.0pp $328	-0.5pp $296	base $263	+0.5pp $229	+1.0pp $195

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1127 Ward St Chester, PA	2.0	1.0	800	$1,250	$1.56	9d	1	0.11mi
1425 Highland Ave Chester, PA	3.0	1.0	1212	$7,998	$6.60	0d	1	0.17mi
3312 W 13th St Chester, PA	2.0	1.0	936	$1,499	$1.60	23d	1	0.39mi
1107-1115 Keystone Rd Chester, PA	2.0	1.0	700	$1,250	$1.79	45d	1	0.49mi
2832 W 6th St Unit 306 Chester, PA	3.0	1.0	1428	$1,500	$1.05	5d	1	0.50mi
908 Keystone Rd Chester, PA	2.0	1.0	750	$1,200	$1.60	45d	1	0.52mi
906 Keystone Rd Unit 1 Chester, PA	2.0	1.0	800	$1,200	$1.50	25d	1	0.52mi
906 Keystone Rd Chester, PA	2.0	1.0	800	$1,200	$1.50	23d	1	0.52mi
1006 Keystone Rd Unit 1 Chester, PA	2.0	1.0	750	$1,200	$1.60	0d	1	0.53mi
1006 Keystone Rd Chester, PA	2.0	1.0	750	$1,200	$1.60	25d	1	0.53mi
425 Highland Ave Apt A Chester, PA	2.0	1.5	990	$1,000	$1.01	21d	1	0.59mi
1315 Harshaw Rd Brookhaven, PA	3.0	2.5	1260	$2,395	$1.90	0d	1	1.01mi
1224 Elson Rd Brookhaven, PA	3.0	2.0	1200	$1,900	$1.58	18d	1	1.08mi
925 W 3rd St Chester, PA	4.0	1.0	1500	$1,700	$1.13	19d	1	1.33mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,800	$2.32	25d	2	1.49mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,695	$2.19	0d	2	1.49mi

Listing history 15 events

1. 2026-04-22
   status Pending
2. 2026-04-14
   listed $130,000 Active
3. 2026-04-08
   historical
4. 2026-03-10
   price $150,000
5. 2026-01-27
   price $160,000
6. 2026-01-14
   price $170,000
7. 2026-01-14
   price $165,000
8. 2025-12-28
   price $169,999
9. 2025-12-08
   listed $170,000 Active
10. 2025-12-07
    historical
11. 2025-09-05
    historical
12. 2025-06-18
    listed $120,000 Active
13. 1996-12-23
    soldstatus $13,000
14. 1991-05-06
    soldstatus $13,000
15. 1990-11-23
    soldstatus $13,009

ⓘ 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: $1,810 · $151/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$122/yr (+$10/mo · 6.7%)

ⓘ 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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,462
• − Mortgage interest: −$7,282
• − Property taxes: −$1,810
• − Insurance: −$650
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$3,782
• Taxable income: $1,144
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $2,880/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

+899.3% since first listed

15 events — show timeline

• 2026-04-22 Pending — BRIGHT MLS
• 2026-04-14 Listed $130,000 BRIGHT MLS
• 2026-04-08 Listing Removed — BRIGHT MLS
• 2026-03-10 Price Changed $150,000 BRIGHT MLS
• 2026-01-27 Price Changed $160,000 BRIGHT MLS
• 2026-01-14 Price Changed $170,000 BRIGHT MLS
• 2026-01-14 Price Changed $165,000 BRIGHT MLS
• 2025-12-28 Price Changed $169,999 BRIGHT MLS
• 2025-12-08 Listed $170,000 BRIGHT MLS
• 2025-12-07 Coming Soon — BRIGHT MLS
• 2025-09-05 Listing Removed — BRIGHT MLS
• 2025-06-18 Listed $120,000 BRIGHT MLS
• 1996-12-23 Sold (Public Records) $13,000 Public Records
• 1991-05-06 Sold (Public Records) $13,000 Public Records
• 1990-11-23 Sold (Public Records) $13,009 Public Records

Property tax history

+24.2%/yr

Latest (2026): $1,810 · +143.3% YoY. Source: county tax records.