1119 Brown St · Chester, PA 19013

$55,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 91 Days on market

Built 1940 1,307 sqft lot $50/sqft · 48% below area Est $105k · 48% under

---

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

Blank Slate property, kitchen and baths have been stripped out awaiting a full renovation. This property had a brand new shingle roof in the last few years and appears watertight, and new vinyl privacy fence. Solid structure requiring a complete renovation. Sold strictly as-is, strictly cash financing. No utilities, bring a flashlight when viewing.

Key facts

• Vinyl privacy fence
• Parking
• Built 1940

Tags

• BRAND NEW SHINGLE ROOF
• VINYL PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $892 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.8% 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; 23 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 $1,611/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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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 1940 — 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: 2.93% ✓
• Cap rate: 25.76%
• Cash-on-cash: 69.53%
• DSCR: 4.09
• GRM: 2.8

CMA / ARV

• ARV (median comp): $105,359
• List price: $55,000
• Delta: -47.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 White St	0.01mi	3/1.5	1,080 (-1%)	21mo	$117,500	$109	78
1016 Leiper St	0.42mi	4/2.0 (+1)	1,228 (+12%)	1mo	$360,000	$293	50
337 E 10th St	0.56mi	3/1.0	1,200 (+10%)	9mo	$50,000	$42	50

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: 73.4%
• Equity multiple: 4.54×
• Total profit: $54,478
• Equity at exit: $8,201

10-year hold

• IRR: 78.3%
• Equity multiple: 10.72×
• Total profit: $149,759
• Equity at exit: $4,755

Cash invested: $15,400 (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: 138
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $892

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 40%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1124 Thomas St Chester, PA	3.0	1.0	1046	$1,200	$1.15	24d	1	0.04mi
1118 Brown St Unit 318 Chester, PA	3.0	1.0	1092	$1,900	$1.74	15d	1	0.06mi
1206 Thomas St Chester, PA	3.0	1.0	833	$1,399	$1.68	24d	1	0.07mi
1211 Johnson St Chester, PA	3.0	1.0	882	$1,500	$1.70	2d	1	0.12mi
1510 Washington Ave Chester, PA	4.0	1.5	1280	$2,000	$1.56	18d	1	0.29mi
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	7d	1	0.35mi
1312 E 13th St Crum Lynne, PA	3.0	1.0	1280	$1,940	$1.52	18d	1	0.37mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	7d	1	0.58mi
2015 Hyatt St Chester, PA	3.0	1.0	988	$1,950	$1.97	10d	1	0.66mi
1944 Ridley Mill Ln Woodlyn, PA	2.0	1.0	840	$1,600	$1.90	43d	1	0.84mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	43d	1	0.90mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	43d	1	0.96mi
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	24d	1	0.98mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	4d	13	1.02mi
1400 MacDade Blvd Woodlyn, PA	1.0–2.0	1.0	775	$1,600	$2.06	43d	2	1.03mi
1433 Grant Ave Unit B Woodlyn, PA	2.0	1.0	1200	$1,450	$1.21	43d	1	1.05mi
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	43d	1	1.07mi
2701 Madison St Chester, PA	1.0–2.0	1.0	860	$1,533	$1.78	1d	10	1.10mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	43d	1	1.20mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	5d	1	1.31mi
2607 Edgmont Ave Unit 2F Brookhaven, PA	2.0	1.0	850	$1,600	$1.88	24d	1	1.43mi
225 W Chester Pike Unit 1 Ridley Park, PA	2.0	1.0	837	$1,500	$1.79	43d	1	1.47mi
225 W Chester Pike Unit 1 Ridley Park, PA	2.0	1.0	837	$1,750	$2.09	24d	1	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $55,000 Active 91 DOM
2. 2026-06-17
   days on market $55,000 Active 90 DOM
3. 2026-06-16
   days on market $55,000 Active 89 DOM
4. 2026-06-15
   days on market $55,000 Active 88 DOM
5. 2026-06-13
   days on market $55,000 Active 86 DOM
6. 2026-06-13
   days on market $55,000 Active 85 DOM
7. 2026-06-09
   days on market $55,000 Active 82 DOM
8. 2026-06-08
   days on market $55,000 Active 81 DOM
9. 2026-06-07
   days on market $55,000 Active 80 DOM
10. 2026-06-04
    days on market $55,000 Active 77 DOM
11. 2026-06-03
    days on market $55,000 Active 76 DOM
12. 2026-06-02
    days on market $55,000 Active 75 DOM
13. 2026-06-01
    days on market $55,000 Active 74 DOM
14. 2026-05-31
    days on market $55,000 Active 73 DOM
15. 2026-03-19
    listed $55,000 Active 350-char remark

    Show marketing remark (350 chars)

    Blank Slate property, kitchen and baths have been stripped out awaiting a full renovation. This property had a brand new shingle roof in the last few years and appears watertight, and new vinyl privacy fence. Solid structure requiring a complete renovation. Sold strictly as-is, strictly cash financing. No utilities, bring a flashlight when viewing.

16. 2025-03-13
    soldstatus $50,000 Closed 657-char remark

    Show marketing remark (657 chars)

    3 bedroom 1 bathroom investment opportunity with great potential. Brand new shingle roof with a 50 year transferable warranty. Bring your flashlight, property is in need of a complete renovation minus the roof. Property is being sold in an as-is condition. Features an inside porch, front yard, side yard, driveway & an unfinished basement. House is less than 10 miles away from Philadelphia International Airport; 5 mins from Harrah's Casino & Racetrack; less than 5 minutes away from Widener University; less than 5 minutes away from Chester Transportation Center; a few minutes away from the nearest Walmart. Easy to show, schedule a showing.

17. 2025-03-13
    soldstatus $50,000

    Show marketing remark (657 chars)

    3 bedroom 1 bathroom investment opportunity with great potential. Brand new shingle roof with a 50 year transferable warranty. Bring your flashlight, property is in need of a complete renovation minus the roof. Property is being sold in an as-is condition. Features an inside porch, front yard, side yard, driveway & an unfinished basement. House is less than 10 miles away from Philadelphia International Airport; 5 mins from Harrah's Casino & Racetrack; less than 5 minutes away from Widener University; less than 5 minutes away from Chester Transportation Center; a few minutes away from the nearest Walmart. Easy to show, schedule a showing.

18. 2025-02-26
    historical Active Under Contract 657-char remark

    Show marketing remark (657 chars)

    3 bedroom 1 bathroom investment opportunity with great potential. Brand new shingle roof with a 50 year transferable warranty. Bring your flashlight, property is in need of a complete renovation minus the roof. Property is being sold in an as-is condition. Features an inside porch, front yard, side yard, driveway & an unfinished basement. House is less than 10 miles away from Philadelphia International Airport; 5 mins from Harrah's Casino & Racetrack; less than 5 minutes away from Widener University; less than 5 minutes away from Chester Transportation Center; a few minutes away from the nearest Walmart. Easy to show, schedule a showing.

19. 2025-02-19
    price $50,000 657-char remark

    Show marketing remark (657 chars)

    3 bedroom 1 bathroom investment opportunity with great potential. Brand new shingle roof with a 50 year transferable warranty. Bring your flashlight, property is in need of a complete renovation minus the roof. Property is being sold in an as-is condition. Features an inside porch, front yard, side yard, driveway & an unfinished basement. House is less than 10 miles away from Philadelphia International Airport; 5 mins from Harrah's Casino & Racetrack; less than 5 minutes away from Widener University; less than 5 minutes away from Chester Transportation Center; a few minutes away from the nearest Walmart. Easy to show, schedule a showing.

20. 2024-11-29
    price $60,000 657-char remark

    Show marketing remark (657 chars)

    3 bedroom 1 bathroom investment opportunity with great potential. Brand new shingle roof with a 50 year transferable warranty. Bring your flashlight, property is in need of a complete renovation minus the roof. Property is being sold in an as-is condition. Features an inside porch, front yard, side yard, driveway & an unfinished basement. House is less than 10 miles away from Philadelphia International Airport; 5 mins from Harrah's Casino & Racetrack; less than 5 minutes away from Widener University; less than 5 minutes away from Chester Transportation Center; a few minutes away from the nearest Walmart. Easy to show, schedule a showing.

21. 2024-09-11
    listed $70,000 Active 657-char remark

    Show marketing remark (657 chars)

    3 bedroom 1 bathroom investment opportunity with great potential. Brand new shingle roof with a 50 year transferable warranty. Bring your flashlight, property is in need of a complete renovation minus the roof. Property is being sold in an as-is condition. Features an inside porch, front yard, side yard, driveway & an unfinished basement. House is less than 10 miles away from Philadelphia International Airport; 5 mins from Harrah's Casino & Racetrack; less than 5 minutes away from Widener University; less than 5 minutes away from Chester Transportation Center; a few minutes away from the nearest Walmart. Easy to show, schedule a showing.

22. 2023-05-24
    soldstatus $40,000 Closed
23. 2023-04-28
    status Pending
24. 2023-04-08
    listed $46,000 Active
25. 2018-10-04
    status Pending
26. 2018-10-03
    historical
27. 2018-06-05
    listed $15,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $19,328
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$1,600
• Taxable income: $10,455
• Est. tax owed @ 24.0%: −$2,509
• After-tax cash flow: $8,199/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

+266.7% since first listed

13 events — show timeline

• 2026-03-19 Listed $55,000 BRIGHT MLS
• 2025-03-13 Sold (Public Records) $50,000 Public Records
• 2025-03-13 Sold (MLS) $50,000 BRIGHT MLS
• 2025-02-26 Contingent — BRIGHT MLS
• 2025-02-19 Price Changed $50,000 BRIGHT MLS
• 2024-11-29 Price Changed $60,000 BRIGHT MLS
• 2024-09-11 Listed $70,000 BRIGHT MLS
• 2023-05-24 Sold (MLS) $40,000 BRIGHT MLS
• 2023-04-28 Pending — BRIGHT MLS
• 2023-04-08 Listed $46,000 BRIGHT MLS
• 2018-10-04 Pending — BRIGHT MLS
• 2018-10-03 Listing Removed — BRIGHT MLS
• 2018-06-05 Listed $15,000 BRIGHT MLS

Property tax history

-3.7%/yr

Latest (2026): $41 · +143.3% YoY. Source: county tax records.