409 Flower St · Chester, PA 19013

$99,500

4 bd · 1.0 ba · 1,280 sqft · Townhouse public records · 46 Days on market

Built 1900 1,742 sqft lot $78/sqft · 17% below area Est $120k · 17% under

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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

Twin home offering four bedrooms and one bath with a covered front porch.

Key facts

• Built 1900
• Listed 45 days

Property features AI

Finance

• Other: Finished above-grade area reported by assessor; Living area source: assessor
• Financial info: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Municipal trash service
• Home design: Semi-detached property; Brick construction; Building not winterized
• Construction: Brick exterior; Concrete perimeter foundation and slab; Above-grade and below-grade structures
• Exterior features: 20 x 85 lot dimensions; Ground rent paid annually; Water available

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Oil heating; Other heating type; Other cooling type; Other hot water system
• Interior features: Not furnished; Major rehab needed; Unfinished basement; Basement with concrete perimeter foundation and slab; 2+ access exits

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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); 140 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1,724/mo this rent would consume 50% 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 $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $45k; list at $100k implies a 122% 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
5. 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?
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 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: 1.73% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.26%
• DSCR: 2.17
• GRM: 4.8

CMA / ARV

• ARV (median comp): $119,852
• List price: $99,500
• Delta: -16.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2012 W 6th St	0.21mi	3/1.5 (-1)	1,260 (-2%)	10mo	$101,000	$80	72
2314 W 3rd St	0.38mi	3/2.0 (-1)	1,250 (-2%)	1mo	$159,000	$127	69
606 Norris St	0.30mi	3/1.0 (-1)	1,188 (-7%)	2mo	$149,500	$126	68
715 Engle St	0.35mi	3/2.0 (-1)	1,268 (-1%)	10mo	$130,000	$103	65
2610 W 7th St	0.61mi	3/1.0 (-1)	1,280 (0%)	2mo	$81,000	$63	64
1340 W 7th St	0.34mi	3/1.0 (-1)	1,392 (+9%)	0mo	$179,000	$129	64
803 W Mary St	0.65mi	4/1.5	1,256 (-2%)	4mo	$135,000	$107	61
710 Lamokin St	0.43mi	3/2.0 (-1)	1,376 (+8%)	1mo	$185,000	$134	58
708 Ward St	0.55mi	3/2.0 (-1)	1,353 (+6%)	2mo	$170,000	$126	54
2611 W 6th St	0.59mi	3/1.0 (-1)	1,172 (-8%)	1mo	$72,000	$61	52
2624 Mccarey St	0.74mi	3/1.0 (-1)	1,210 (-6%)	6mo	$75,000	$62	47
917 Pennell St	0.57mi	3/1.0 (-1)	1,100 (-14%)	10mo	$97,000	$88	36

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: 24.6%
• Equity multiple: 2.07×
• Total profit: $29,765
• Equity at exit: $14,836

10-year hold

• IRR: 34.9%
• Equity multiple: 4.85×
• Total profit: $107,276
• Equity at exit: $8,603

Cash invested: $27,860 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$522
• Tax from tax record: −$189 /mo · $2,274/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $610

Break-even live

Break-even rent $953

Max offer price $99,500

Occupancy floor 60%

Sensitivity live

Price	-10% $666	-5% $638	+0% $610	+5% $581	+10% $553
Rent	-10% $473	-5% $542	+0% $610	+5% $678	+10% $746
Rate	-1.0pp $660	-0.5pp $635	base $610	+0.5pp $584	+1.0pp $558

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 W 3rd St Chester, PA	4.0	1.0	1500	$1,700	$1.13	19d	1	0.52mi
2104 N Williams Cir Chester, PA	4.0	1.5	1540	$1,895	$1.23	44d	1	0.53mi
2723 W 3rd St Unit 1F Chester, PA	4.0	1.5	1800	$1,425	$0.79	25d	1	0.70mi
2723 W 3rd St Unit 1F Chester, PA	4.0	1.5	1800	$1,425	$0.79	21d	1	0.70mi
2723 W 3rd St Unit 1F Chester, PA	4.0	1.5	1800	$1,425	$0.79	6d	1	0.70mi
2723 W 3rd St Unit 1F Chester, PA	4.0	1.5	1800	$1,500	$0.83	44d	1	0.70mi
2832 W 6th St Unit 306 Chester, PA	3.0	1.0	1428	$1,500	$1.05	5d	1	0.80mi
1425 Highland Ave Chester, PA	3.0	1.0	1212	$7,998	$6.60	0d	1	1.01mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	44d	1	1.05mi
2717 Bethel Rd Chester, PA	3.0	1.0	1785	$1,350	$0.76	6d	1	1.06mi
1315 Harshaw Rd Brookhaven, PA	3.0	2.5	1260	$2,395	$1.90	0d	1	1.28mi
1224 Elson Rd Brookhaven, PA	3.0	2.0	1200	$1,900	$1.58	18d	1	1.31mi

Listing history 24 events

1. 2026-06-21
   days on market $99,500 Active 46 DOM
2. 2026-06-18
   days on market $99,500 Active 43 DOM
3. 2026-06-17
   days on market $99,500 Active 42 DOM
4. 2026-06-16
   days on market $99,500 Active 41 DOM
5. 2026-06-15
   days on market $99,500 Active 40 DOM
6. 2026-06-13
   days on market $99,500 Active 38 DOM
7. 2026-06-13
   days on market $99,500 Active 37 DOM
8. 2026-06-09
   days on market $99,500 Active 34 DOM
9. 2026-06-08
   days on market $99,500 Active 33 DOM
10. 2026-06-07
    days on market $99,500 Active 32 DOM
11. 2026-06-04
    days on market $99,500 Active 29 DOM
12. 2026-06-03
    days on market $99,500 Active 28 DOM
13. 2026-06-02
    days on market $99,500 Active 27 DOM
14. 2026-06-01
    days on market $99,500 Active 26 DOM
15. 2026-05-31
    days on market $99,500 Active 25 DOM
16. 2026-05-06
    listed $99,500 Active 735-char remark
17. 2021-12-24
    soldstatus $44,900 Closed 73-char remark

    Show marketing remark (73 chars)

    Twin home offering four bedrooms and one bath with a covered front porch.

18. 2021-11-12
    status Pending 73-char remark

    Show marketing remark (73 chars)

    Twin home offering four bedrooms and one bath with a covered front porch.

19. 2021-10-15
    historical 73-char remark

    Show marketing remark (73 chars)

    Twin home offering four bedrooms and one bath with a covered front porch.

20. 2021-10-07
    price $44,900 73-char remark

    Show marketing remark (73 chars)

    Twin home offering four bedrooms and one bath with a covered front porch.

21. 2021-09-08
    price $49,900 73-char remark

    Show marketing remark (73 chars)

    Twin home offering four bedrooms and one bath with a covered front porch.

22. 2021-07-29
    price $55,900 73-char remark

    Show marketing remark (73 chars)

    Twin home offering four bedrooms and one bath with a covered front porch.

23. 2021-06-25
    price $62,100 73-char remark

    Show marketing remark (73 chars)

    Twin home offering four bedrooms and one bath with a covered front porch.

24. 2021-05-27
    listed $69,000 Active 73-char remark

    Show marketing remark (73 chars)

    Twin home offering four bedrooms and one bath with a covered front porch.

ⓘ 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: $2,274 · $189/mo
• Projected year-2 tax: $2,274 · $189/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥105°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: $20,694
• − Mortgage interest: −$5,574
• − Property taxes: −$2,274
• − Insurance: −$498
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$2,895
• Taxable income: $6,144
• Est. tax owed @ 24.0%: −$1,474
• After-tax cash flow: $5,841/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

+44.2% since first listed

9 events — show timeline

• 2026-05-06 Listed $99,500 BRIGHT MLS
• 2021-12-24 Sold (MLS) $44,900 BRIGHT MLS
• 2021-11-12 Pending — BRIGHT MLS
• 2021-10-15 Listing Removed — BRIGHT MLS
• 2021-10-07 Price Changed $44,900 BRIGHT MLS
• 2021-09-08 Price Changed $49,900 BRIGHT MLS
• 2021-07-29 Price Changed $55,900 BRIGHT MLS
• 2021-06-25 Price Changed $62,100 BRIGHT MLS
• 2021-05-27 Listed $69,000 BRIGHT MLS

Property tax history

+22.3%/yr

Latest (2026): $2,274 · +143.3% YoY. Source: county tax records.