16 Convent Rd · Chester Heights, PA 19014

$254,900

2 bd · 1.0 ba · 1,322 sqft · Townhouse public records · 41 Days on market

Built 1900 3,049 sqft lot $193/sqft · at area comps Est $264k · 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 +19.6/30.0
• ARV discount +9.1/15.0
• DSCR +6.2/10.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 16 Convent Rd in Aston — a charming and thoughtfully updated home offering comfort, convenience, and plenty of functional living space. Featuring brand new flooring throughout and a newly finished third floor, this home provides flexible space such as bedroom, office, playroom, or bonus area. The main level offers the ease of first-floor laundry, an inviting eat-in kitchen, and a comfortable layout designed for everyday living. Step outside to enjoy the fenced-in backyard, ideal for entertaining, pets, or relaxing evenings at home. The property also includes two-car driveway parking conveniently located in the rear of the home, right next to the walking trail for easy outd

Key facts

• New flooring
• Fenced-in backyard
• First-floor laundry

Tags

• NEW FLOORING
• NEWLY FINISHED THIRD FLOOR
• FIRST-FLOOR LAUNDRY
• FENCED-IN BACKYARD
• TWO-CAR DRIVEWAY PARKING
• NEW ROOF

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Utilities: Public water; Public sewer
• Home design: Semi-detached home
• Construction: Shingle siding; Asbestos siding; Other foundation
• Exterior features: Shed; Lot approximately 25 x 122

Interior

• Kitchen: Kitchen
• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level; Master bedroom
• Bathrooms: One full bathroom (total)
• Heating & cooling: Hot water heating; Oil-fired heating; Electric hot water
• Interior features: Full basement; Living room; Dining room
• Laundry & utility: Laundry hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (9.5% below list).
• Recommended offer: $231k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 2.6% in Chester Heights — 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 67/100 on livability (#994 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Penn-Delco SD (suburban): math 37% / reading 59% proficiency, ranked #174 of 539 in PA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 71 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 6 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 $96k; list at $255k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,602 (9.5% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (median comp): $264,096
• List price: $254,900
• Delta: -3.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 New Rd	0.17mi	3/1.5 (+1)	1,358 (+3%)	11mo	$185,000	$136	71
18 New Rd	0.17mi	3/1.0 (+1)	1,178 (-11%)	12mo	$230,000	$195	59
440 Derry Dr #440	0.66mi	2/2.0	1,434 (+8%)	6mo	$270,000	$188	46
374 Derry Dr #374	0.62mi	2/2.0	1,434 (+8%)	13mo	$279,000	$195	42
129 Knollwood Ct	0.72mi	2/2.5	1,415 (+7%)	8mo	$380,000	$269	42
408 Derry Dr #408	0.70mi	2/2.0	1,406 (+6%)	18mo	$269,900	$192	38
366 Cashel Ct #366	0.60mi	2/2.0	1,184 (-10%)	18mo	$250,000	$211	36
161 Nottingham Ct	0.67mi	3/2.5 (+1)	1,400 (+6%)	20mo	$350,000	$250	32
162 Nottingham Ct	0.66mi	3/2.5 (+1)	1,504 (+14%)	12mo	$348,000	$231	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-22,688
• Equity at exit: $38,006

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $3,913
• Equity at exit: $22,039

Cash invested: $71,372 (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 19014

• Active inventory: 71
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,306 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $294

Break-even live

Break-even rent $1,934

Max offer price $254,900

Occupancy floor 82%

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Glen Riddle Rd Apt I31 Media, PA	2.0	2.0	999	$2,350	$2.35	43d	1	0.52mi
274 Glen Riddle Rd Unit C203 Media, PA	2.0	1.0	880	$2,160	$2.45	43d	1	0.55mi
117 Woodcrest Ave Aston, PA	3.0	2.0	1536	$2,750	$1.79	19d	1	0.89mi
25 Abel Pl Media, PA	2.0	1.5	1331	$3,200	$2.40	2d	1	1.11mi
4040 Concord Rd Aston Township, PA	3.0	1.0	1200	$2,200	$1.83	1d	1	1.36mi
317 Mount Alverno Rd Media, PA	2.0	1.0	1000	$1,750	$1.75	43d	1	1.41mi

Listing history 30 events

1. 2026-06-18
   days on market $254,900 Active 41 DOM
2. 2026-06-17
   days on market $254,900 Active 40 DOM
3. 2026-06-16
   days on market $254,900 Active 39 DOM
4. 2026-06-15
   days on market $254,900 Active 38 DOM
5. 2026-06-13
   days on market $254,900 Active 36 DOM
6. 2026-06-13
   days on market $254,900 Active 35 DOM
7. 2026-06-09
   days on market $254,900 Active 32 DOM
8. 2026-06-08
   days on market $254,900 Active 31 DOM
9. 2026-06-07
   days on market $254,900 Active 30 DOM
10. 2026-06-04
    days on market $254,900 Active 27 DOM
11. 2026-06-03
    days on market $254,900 Active 26 DOM
12. 2026-06-02
    days on market $254,900 Active 25 DOM
13. 2026-06-01
    pricedays on market $254,900 Active 24 DOM
14. 2026-05-31
    days on market $259,900 Active 23 DOM
15. 2026-05-08
    listed $259,900 Active 915-char remark
16. 2009-12-30
    historical
17. 2009-03-06
    listed $60,000
18. 2008-08-14
    historical
19. 2008-04-10
    historical
20. 2008-04-09
    listed $149,900
21. 2007-07-25
    listed $159,900
22. 2003-04-22
    soldstatus $96,000
23. 2003-04-17
    soldstatus $96,000
24. 2003-03-03
    historical
25. 2003-02-05
    listed $96,000
26. 1994-09-08
    soldstatus $72,500
27. 1994-08-26
    soldstatus $72,500
28. 1994-07-06
    historical
29. 1994-03-17
    listed $72,500
30. 1986-06-16
    soldstatus $46,900

ⓘ 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: $1,018 · $85/mo
• Projected year-2 tax: $2,523 · $210/mo
• Expected delta: +$1,505/yr (+$125/mo · 147.9%)

ⓘ 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 · 16 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: $27,672
• − Mortgage interest: −$14,278
• − Property taxes: −$1,018
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − Depreciation: −$7,415
• Taxable loss: −$741
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $3,706/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: Penn-Delco SD
• NCES district ID: 4218580
• Math proficiency: 37% ▼ -18.00%
• Reading proficiency: 59% ▼ -13.00%
• Median HH income: $71,673
• Composite: 43.11/100
• National rank: #3083
• State rank: #174 of 539 in PA

Livability — Chester Heights

• Score: 67/100
• State rank: #994
• US rank: #10966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Delaware County · 399,863 people
• City population: 297
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 21,427
• Household income: $96,781
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 276.0

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 White (86%)
• Race & ethnicity: White 86% Black 9% Two or more races 2% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Italian 2% Iranian 1%
• Foreign-born: 4% · South Korea, Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 1% Other Indo-European 1% Spanish 1%

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: ▼ -260.34%
• Current HPI: 262.8409
• Rent YoY: —
• 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

+443.5% since first listed

17 events — show timeline

• 2026-06-01 Price Changed $254,900 BRIGHT MLS
• 2026-05-08 Listed $259,900 BRIGHT MLS
• 2009-12-30 Listing Removed — BRIGHT MLS
• 2009-03-06 Listed $60,000 BRIGHT MLS
• 2008-08-14 Listing Removed — BRIGHT MLS
• 2008-04-10 Listing Removed — BRIGHT MLS
• 2008-04-09 Listed $149,900 BRIGHT MLS
• 2007-07-25 Listed $159,900 BRIGHT MLS
• 2003-04-22 Sold (Public Records) $96,000 Public Records
• 2003-04-17 Sold (MLS) $96,000 BRIGHT MLS
• 2003-03-03 Listing Removed — BRIGHT MLS
• 2003-02-05 Listed $96,000 BRIGHT MLS
• 1994-09-08 Sold (Public Records) $72,500 Public Records
• 1994-08-26 Sold (MLS) $72,500 BRIGHT MLS
• 1994-07-06 Listing Removed — BRIGHT MLS
• 1994-03-17 Listed $72,500 BRIGHT MLS
• 1986-06-16 Sold (Public Records) $46,900 Public Records

Property tax history

-5.6%/yr

Latest (2026): $1,018 · -76.1% YoY. Source: county tax records.