1710 Painters Xing #1710 · Dilworthtown, PA 19317

$222,500

3 bd · 2.0 ba · 1,138 sqft · Condo public records · 62 Days on market

Built 1972 $196/sqft · 6% below area Est $236k · 6% under $625/mo HOA · 21% of rent

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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 +21.2/30.0
• ARV discount +10.2/15.0
• 1% rule +8.1/10.0
• Schools +7.2/10.0
• DSCR +6.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ALERT!!! SELLER WILL PAY HOA FEES FOR THE REMAINDER OF THE YEAR!! DON'T MISS OUT! Privacy. Scenic views. Award-winning Unionville–Chadds Ford School District. Move-in ready! Tucked away in a quiet end-unit building, this beautiful condo offers exceptional privacy and peaceful surroundings, complete with scenic wooded views and a tranquil stream from your own private balcony. Step inside to a bright, open floor plan featuring brand-new neutral carpeting and a charming decorative fireplace that adds warmth and character to the main living space. The layout is both inviting and functional, ideal for everyday living and entertaining. In addition to two spacious bedrooms, the home includes a versatile bonus room—perfect for a home office, den, or guest space—providing the flexibility today’s buyers are looking for. Located in the highly sought-after Unionville–Chadds Ford School District, this property offers access to top-rated schools. The community features beautifully landscaped grounds and a full suite of amenities, including a pool, playground, tennis courts, and walking trails—perfect for an active yet relaxed lifestyle. Enjoy unbeatable convenience just minutes from Routes 202 and 1, making commuting and daily errands effortless. The HOA offers exceptional value, covering exterior maintenance (including roof and deck), landscaping, snow removal, heat, gas, water, and trash—delivering truly low-maintenance living. Don’t miss your opportunity to own a move-in-ready home in a prime location with outstanding community amenities.

Key facts

• Decorative fireplace
• Landscaped grounds
• Private balcony

Tags

• AWARD-WINNING SCHOOL DISTRICT
• PRIVATE BALCONY
• DECORATIVE FIREPLACE
• VERSATILE BONUS ROOM
• LANDSCAPED GROUNDS
• WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $222k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $222k).
• Recommended offer: $209k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 1.7% in Dilworthtown — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Unionville-Chadds Ford SD (suburban): math 69% / reading 85% proficiency, ranked #4 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Charles F Patton Ms (math 54% / reading 83%, grade A, #13 of 512 statewide, top 3%, 915 students, 7% FRL); Unionville Hs (math 93%, 1,306 students, 5% FRL) — zoned schools at 6% FRL track the district average.
• Market conditions: 69 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 7 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 $159k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 21% of rent.
• Climate carrying-cost: severe flood risk; 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 $209,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.31% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.21%
• DSCR: 1.28
• GRM: 6.4

CMA / ARV

• ARV (median comp): $236,485
• List price: $222,500
• Delta: -5.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-19,405
• Equity at exit: $33,175

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $5,533
• Equity at exit: $19,238

Cash invested: $62,300 (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 19317

• Home prices YoY: -21.8%
• Active inventory: 69
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,916 medium
• Mortgage (P&I): −$1,167
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$93
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$625
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $256

Break-even live

Break-even rent $2,592

Max offer price $222,500

Occupancy floor 86%

Sensitivity live

Price	-10% $382	-5% $319	+0% $256	+5% $193	+10% $130
Rent	-10% $25	-5% $141	+0% $256	+5% $371	+10% $486
Rate	-1.0pp $368	-0.5pp $312	base $256	+0.5pp $198	+1.0pp $139

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: $55,625
• Closing costs: $6,675
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1609 Painters Xing #1609 Chadds Ford, PA	3.0	2.5	1210	$2,900	$2.40	4d	1	0.03mi
100 Cornerstone Dr Glen Mills, PA	1.0–3.0	1.0–2.0	1146	$3,119	$2.72	0d	18	1.35mi

HOA detail condo

• Monthly dues: $625 · $7,500/yr
• Likely covers: watertrashgaslandscapingsnow removalexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-03-22
   listed $222,500 Active 1604-char remark

   Show marketing remark (1604 chars)

   ALERT!!! SELLER WILL PAY HOA FEES FOR THE REMAINDER OF THE YEAR!! DON'T MISS OUT! Privacy. Scenic views. Award-winning Unionville–Chadds Ford School District. Move-in ready! Tucked away in a quiet end-unit building, this beautiful condo offers exceptional privacy and peaceful surroundings, complete with scenic wooded views and a tranquil stream from your own private balcony. Step inside to a bright, open floor plan featuring brand-new neutral carpeting and a charming decorative fireplace that adds warmth and character to the main living space. The layout is both inviting and functional, ideal for everyday living and entertaining. In addition to two spacious bedrooms, the home includes a versatile bonus room—perfect for a home office, den, or guest space—providing the flexibility today’s buyers are looking for. Located in the highly sought-after Unionville–Chadds Ford School District, this property offers access to top-rated schools. The community features beautifully landscaped grounds and a full suite of amenities, including a pool, playground, tennis courts, and walking trails—perfect for an active yet relaxed lifestyle. Enjoy unbeatable convenience just minutes from Routes 202 and 1, making commuting and daily errands effortless. The HOA offers exceptional value, covering exterior maintenance (including roof and deck), landscaping, snow removal, heat, gas, water, and trash—delivering truly low-maintenance living. Don’t miss your opportunity to own a move-in-ready home in a prime location with outstanding community amenities.

2. 2020-07-07
   soldstatus $159,000
3. 2018-06-20
   soldstatus $150,400
4. 2018-06-07
   soldstatus $150,400 Sold 596-char remark

   Show marketing remark (596 chars)

   Welcome to your new home!! This turn-key condo has all the updates already done! There are new windows and doors and newer carpet(2017). The kitchen has been totally redone with new granite counter tops, new tile back splash and all new appliances. New neutral paint throughout. Hardwood flooring in dining room as well as crown molding and tile kitchen and bathroom floors. Newer heater and AC. New Deck. Private setting in the woods. Award Winning Blue Ribbon Unionville Schools! HOA includes water, sewer, heat, snow removal, lawn care, all exterior maintenance including roof and deck.

5. 2018-06-07
   soldstatus $150,400 Closed

   Show marketing remark (596 chars)

   Welcome to your new home!! This turn-key condo has all the updates already done! There are new windows and doors and newer carpet(2017). The kitchen has been totally redone with new granite counter tops, new tile back splash and all new appliances. New neutral paint throughout. Hardwood flooring in dining room as well as crown molding and tile kitchen and bathroom floors. Newer heater and AC. New Deck. Private setting in the woods. Award Winning Blue Ribbon Unionville Schools! HOA includes water, sewer, heat, snow removal, lawn care, all exterior maintenance including roof and deck.

6. 2018-05-19
   status Pending
7. 2018-04-30
   historical Active Under Contract

   Show marketing remark (596 chars)

   Welcome to your new home!! This turn-key condo has all the updates already done! There are new windows and doors and newer carpet(2017). The kitchen has been totally redone with new granite counter tops, new tile back splash and all new appliances. New neutral paint throughout. Hardwood flooring in dining room as well as crown molding and tile kitchen and bathroom floors. Newer heater and AC. New Deck. Private setting in the woods. Award Winning Blue Ribbon Unionville Schools! HOA includes water, sewer, heat, snow removal, lawn care, all exterior maintenance including roof and deck.

8. 2018-04-30
   historical Contingent - Other 596-char remark

   Show marketing remark (596 chars)

   Welcome to your new home!! This turn-key condo has all the updates already done! There are new windows and doors and newer carpet(2017). The kitchen has been totally redone with new granite counter tops, new tile back splash and all new appliances. New neutral paint throughout. Hardwood flooring in dining room as well as crown molding and tile kitchen and bathroom floors. Newer heater and AC. New Deck. Private setting in the woods. Award Winning Blue Ribbon Unionville Schools! HOA includes water, sewer, heat, snow removal, lawn care, all exterior maintenance including roof and deck.

9. 2018-04-23
   price $154,900

   Show marketing remark (596 chars)

   Welcome to your new home!! This turn-key condo has all the updates already done! There are new windows and doors and newer carpet(2017). The kitchen has been totally redone with new granite counter tops, new tile back splash and all new appliances. New neutral paint throughout. Hardwood flooring in dining room as well as crown molding and tile kitchen and bathroom floors. Newer heater and AC. New Deck. Private setting in the woods. Award Winning Blue Ribbon Unionville Schools! HOA includes water, sewer, heat, snow removal, lawn care, all exterior maintenance including roof and deck.

10. 2018-04-23
    price $154,900 596-char remark

    Show marketing remark (596 chars)

    Welcome to your new home!! This turn-key condo has all the updates already done! There are new windows and doors and newer carpet(2017). The kitchen has been totally redone with new granite counter tops, new tile back splash and all new appliances. New neutral paint throughout. Hardwood flooring in dining room as well as crown molding and tile kitchen and bathroom floors. Newer heater and AC. New Deck. Private setting in the woods. Award Winning Blue Ribbon Unionville Schools! HOA includes water, sewer, heat, snow removal, lawn care, all exterior maintenance including roof and deck.

11. 2018-04-02
    listed $159,900 Active 596-char remark

    Show marketing remark (596 chars)

    Welcome to your new home!! This turn-key condo has all the updates already done! There are new windows and doors and newer carpet(2017). The kitchen has been totally redone with new granite counter tops, new tile back splash and all new appliances. New neutral paint throughout. Hardwood flooring in dining room as well as crown molding and tile kitchen and bathroom floors. Newer heater and AC. New Deck. Private setting in the woods. Award Winning Blue Ribbon Unionville Schools! HOA includes water, sewer, heat, snow removal, lawn care, all exterior maintenance including roof and deck.

12. 2018-04-02
    listed $159,900 Active

    Show marketing remark (596 chars)

    Welcome to your new home!! This turn-key condo has all the updates already done! There are new windows and doors and newer carpet(2017). The kitchen has been totally redone with new granite counter tops, new tile back splash and all new appliances. New neutral paint throughout. Hardwood flooring in dining room as well as crown molding and tile kitchen and bathroom floors. Newer heater and AC. New Deck. Private setting in the woods. Award Winning Blue Ribbon Unionville Schools! HOA includes water, sewer, heat, snow removal, lawn care, all exterior maintenance including roof and deck.

13. 2012-07-09
    soldstatus $139,900
14. 2012-06-25
    historical
15. 2012-06-22
    soldstatus $139,900 Sold
16. 2012-06-22
    soldstatus $139,900
17. 2012-06-07
    status Under Contract
18. 2012-05-12
    historical
19. 2012-05-04
    listed $139,900 Active
20. 2012-05-04
    listed $139,900
21. 2005-09-15
    soldstatus $165,000
22. 2005-08-29
    soldstatus $165,000
23. 2005-06-03
    historical
24. 2005-05-19
    listed $165,000
25. 1995-02-01
    soldstatus $81,900
26. 1995-01-20
    soldstatus $81,900
27. 1994-05-20
    listed $81,900
28. 1988-11-03
    soldstatus $83,300

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $2,338 · $195/mo
• Expected delta: +$1,177/yr (+$98/mo · 101.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,991
• − Mortgage interest: −$12,463
• − Property taxes: −$1,161
• − Insurance: −$1,910
• − Repairs & maintenance: −$2,799
• − Management: −$2,799
• − HOA: −$7,500
• − Depreciation: −$6,473
• Taxable loss: −$115
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $3,097/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: Unionville-Chadds Ford SD
• NCES district ID: 4224210
• Math proficiency: 69% ▼ -7.00%
• Reading proficiency: 85% ▼ -4.00%
• Median HH income: $121,143
• Composite: 71.91/100
• National rank: #214
• State rank: #4 of 539 in PA

Livability — Dilworthtown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,844

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 White (77%)
• Race & ethnicity: White 77% Asian 12% Two or more races 6% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Italian 3% Subsaharan African 3%
• Foreign-born: 12% · China, Canada, South Korea
• Languages at home: 86% English-only · Chinese 5% Other Asian/Pacific 3% Other Indo-European 2%

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: ▼ -78.82%
• Current HPI: 282.6281
• Rent YoY: —
• Metro: —
• 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

+167.1% since first listed

28 events — show timeline

• 2026-03-22 Listed $222,500 BRIGHT MLS
• 2020-07-07 Sold (Public Records) $159,000 Public Records
• 2018-06-20 Sold (Public Records) $150,400 Public Records
• 2018-06-07 Sold (MLS) $150,400 BRIGHT MLS
• 2018-06-07 Sold (MLS) $150,400 TREND
• 2018-05-19 Pending — BRIGHT MLS
• 2018-04-30 Contingent — BRIGHT MLS
• 2018-04-30 Contingent — TREND
• 2018-04-23 Price Changed $154,900 BRIGHT MLS
• 2018-04-23 Price Changed $154,900 TREND
• 2018-04-02 Listed $159,900 BRIGHT MLS
• 2018-04-02 Listed $159,900 TREND
• 2012-07-09 Sold (Public Records) $139,900 Public Records
• 2012-06-25 Delisted — TREND
• 2012-06-22 Sold (MLS) $139,900 BRIGHT MLS
• 2012-06-22 Sold (MLS) $139,900 TREND
• 2012-06-07 Pending — TREND
• 2012-05-12 Listing Removed — BRIGHT MLS
• 2012-05-04 Listed $139,900 TREND
• 2012-05-04 Listed $139,900 BRIGHT MLS
• 2005-09-15 Sold (Public Records) $165,000 Public Records
• 2005-08-29 Sold (MLS) $165,000 BRIGHT MLS
• 2005-06-03 Listing Removed — BRIGHT MLS
• 2005-05-19 Listed $165,000 BRIGHT MLS
• 1995-02-01 Sold (Public Records) $81,900 Public Records
• 1995-01-20 Sold (MLS) $81,900 BRIGHT MLS
• 1994-05-20 Listed $81,900 BRIGHT MLS
• 1988-11-03 Sold (Public Records) $83,300 Public Records

Property tax history

-3.1%/yr

Latest (2026): $1,161 · -62.7% YoY. Source: county tax records.