10 Convent Rd · Chester Heights, PA 19014

$309,900

3 bd · 1.5 ba · 2,046 sqft · SingleFamily public records · 30 Days on market

Built 1920 5,663 sqft lot $151/sqft · 29% below area Est $438k · 29% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.5/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rarely Available in Historic Aston Mills Charm – Walk to Trails, Space to Make It Your Own. Located in the historic Aston Mills – Rockdale Arts District, this charming 3-bedroom, 1.5-bath home offers a rare blend of character, convenience, and opportunity. Walk to Chester Creek trails, local fishing spots, local parade route, and a nearby playground, and enjoy the feel of a tucked-away neighborhood with everyday amenities close by. Priced to reflect condition and offered as-is, this is a standout opportunity in a desirable Aston location. Inside, the home features a large kitchen, dedicated dinning room, along with both a family room and living room, providing flexible space for

Key facts

• Local fishing spots
• Walk to trails
• Large kitchen

Tags

• HISTORIC ASTON MILLS
• ROCKDALE ARTS DISTRICT
• WALK TO TRAILS
• LOCAL FISHING SPOTS
• TUCKED-AWAY NEIGHBORHOOD
• LARGE KITCHEN

Property features AI

Finance

• Other: Fee simple ownership; Property condition listed as average

Exterior

• Parking: Two off-street parking spaces; Stone, unpaved driveway
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached structure; Estimated year built
• Construction: Frame construction; Stone foundation
• Exterior features: Not in a federal flood zone; Other structures both above grade and below grade

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom; One half bathroom on the main level
• Heating & cooling: Hot water heating; Oil fuel
• Interior features: Not furnished; Living Room, Dining Room, Family Room, Solarium, Attic, Storage room, Basement workshop
• Laundry & utility: Hot water is electric

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $948 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Recommended offer: $305k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• This rent runs 44% of the median local income ($97k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $87k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $310k implies a 502% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $305,251 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.12%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (median comp): $437,531
• List price: $309,900
• Delta: -29.17%
• 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
624 Convent Rd	0.27mi	4/2.0 (+1)	1,819 (-11%)	2mo	$482,500	$265	60
184 Woodlark Ln	0.62mi	4/1.5 (+1)	2,087 (+2%)	5mo	$564,000	$270	58
313 Highgrove Ln	0.55mi	3/2.5	1,988 (-3%)	10mo	$555,500	$279	57
41 Dogwood Ln	0.40mi	4/3.5 (+1)	2,092 (+2%)	12mo	$590,000	$282	55
249 S Pennell Rd	0.50mi	3/2.5	1,797 (-12%)	2mo	$400,000	$223	50
222 S Pennell Rd	0.56mi	3/1.5	1,810 (-12%)	10mo	$380,000	$210	46
206 Chestnut Ave	0.66mi	4/1.5 (+1)	1,808 (-12%)	1mo	$415,000	$230	44
615 Convent Rd	0.40mi	4/2.0 (+1)	2,337 (+14%)	10mo	$417,000	$178	42
207 Elm Ave	0.51mi	4/2.0 (+1)	1,885 (-8%)	20mo	$491,215	$261	40
4 Riddlewood Dr	0.68mi	3/2.0	1,800 (-12%)	10mo	$540,000	$300	38
233 S Pennell Rd	0.57mi	3/2.5	1,797 (-12%)	16mo	$488,000	$272	36
1795 Hillcrest Ln	0.64mi	4/2.0 (+1)	2,296 (+12%)	11mo	$542,500	$236	34

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $10,074
• Equity at exit: $46,207

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $86,086
• Equity at exit: $26,794

Cash invested: $86,772 (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: 7.2×

Monthly cashflow live

• Estimated rent: $3,563 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $948

Break-even live

Break-even rent $2,362

Max offer price $309,900

Occupancy floor 68%

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
274 Oak Ave Media, PA	4.0	2.5	3000	$4,975	$1.66	1d	1	0.48mi
117 Woodcrest Ave Aston, PA	3.0	2.0	1536	$2,750	$1.79	19d	1	0.82mi
440 Cricket Ln Media, PA	4.0	2.5	2132	$3,600	$1.69	1d	1	1.49mi

Listing history 6 events

1. 2026-05-17
   price $309,900 1017-char remark
2. 2026-05-17
   status Active 1017-char remark
3. 2026-05-15
   historical 1017-char remark
4. 2026-04-24
   listed $329,900 Active 1017-char remark
5. 1984-12-03
   soldstatus $51,500
6. 1983-07-01
   soldstatus $45,000

ⓘ 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: $1,344 · $112/mo
• Projected year-2 tax: $3,120 · $260/mo
• Expected delta: +$1,776/yr (+$148/mo · 132.2%)

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

Taxation est. · year 1

• Rental income: $42,755
• − Mortgage interest: −$17,359
• − Property taxes: −$1,344
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,420
• − Management: −$3,420
• − Depreciation: −$9,015
• Taxable income: $6,646
• Est. tax owed @ 24.0%: −$1,595
• After-tax cash flow: $9,786/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

+588.7% since first listed

7 events — show timeline

• 2026-05-26 Pending — BRIGHT MLS
• 2026-05-17 Price Changed $309,900 BRIGHT MLS
• 2026-05-17 Relisted — BRIGHT MLS
• 2026-05-15 Listing Removed — BRIGHT MLS
• 2026-04-24 Listed $329,900 BRIGHT MLS
• 1984-12-03 Sold (Public Records) $51,500 Public Records
• 1983-07-01 Sold (Public Records) $45,000 Public Records

Property tax history

-5.2%/yr

Latest (2026): $1,344 · -76.1% YoY. Source: county tax records.