1019 Butler St · Chester, PA 19013

$175,000

3 bd · 1.0 ba · 1,200 sqft · Townhouse public records · 32 Days on market

Built 1938 2,178 sqft lot Est $136k · 29% over

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Why this score? — see what drove the D- 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 +15.0/30.0
• DSCR +4.6/10.0
• 1% rule +4.4/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1019 Butler Street, a charming brick home offering a rare investment opportunity with established rental income and additional potential for growth. This tenant-occupied property is in great hands with a tenant in good standing who wishes to stay, providing seamless continuity for a new investor. With annual rental income of $18,960, and a detached garage that has historically generated an additional $6,000 annually when rented (currently vacant), this property delivers excellent cash flow and versatility. Step inside this 1,200 sq. ft. home to discover its gorgeous architecture paired with thoughtful updates. The inviting large front porch welcomes you into the home, setting the

Key facts

• 2252 sq ft lot
• Detached garage
• Garage

Tags

• ESTABLISHED RENTAL INCOME
• DETACHED GARAGE
• FIRST FLOOR LAUNDRY CLOSET
• BACK PORCH OVERLOOKING YARD
• LUXURY VINYL PLANK FLOORING
• 2252 SQ FT LOT

Property features AI

Finance

• Financial info: Total actual rent reported: $18,960

Exterior

• Parking: Detached garage (rear entry); On-street parking; One garage/parking space total
• Utilities: Public water; Public sewer; Municipal trash service; Hot water source: Coal
• Home design: Interior townhouse/rowhouse; Flat roof; Not in a federal flood zone; Fee simple ownership; Good property condition
• Construction: Brick construction; Stone foundation; Building not winterized; Estimated year built
• Exterior features: Exterior lighting; Sidewalks; Deck(s); Porch(es)

Interior

• Kitchen: Kitchen with pantry
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Natural gas fuel
• Interior features: Traditional floor plan with combined dining/living area; Combination kitchen and dining area; Dining area; Pantry; Tub with shower
• Laundry & utility: Main-floor laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $55 ($659/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 $164k (6.3% below list).
• Recommended offer: $164k (6.3% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Toby Farms Intermediate School (math 2% / reading 12%, grade F, #506 of 512 statewide, top 99%, 299 students, 100% FRL) — zoned schools average 100% FRL vs 81% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.9%/yr); 140 active listings in the ZIP; 24 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 $1,640/mo this rent would consume 48% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $163,980 (6.3% below list)

Questions for the listing agent

1. It's been on market 32 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 1938 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $135,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1027 Butler St	0.01mi	3/1.5	1,200 (0%)	6mo	$136,000	$113	92
612 W 8th St	0.19mi	2/1.0 (-1)	1,188 (-1%)	7mo	$47,000	$40	79
610 W 8th St	0.19mi	3/1.0	1,104 (-8%)	5mo	$49,900	$45	74
606 Norris St	0.56mi	3/1.0	1,188 (-1%)	2mo	$149,500	$126	70
920 Butler St	0.07mi	3/1.0	1,024 (-15%)	3mo	$143,100	$140	70
920 Pennell St	0.33mi	3/1.0	1,042 (-13%)	5mo	$55,000	$53	58
224 Pennell St	0.61mi	2/1.0 (-1)	1,134 (-6%)	1mo	$60,000	$53	56
327 W 21st St	0.73mi	3/1.5	1,152 (-4%)	2mo	$105,312	$91	56
803 W Mary St	0.56mi	4/1.5 (+1)	1,256 (+5%)	4mo	$135,000	$107	56
710 Lamokin St	0.43mi	3/2.0	1,376 (+15%)	1mo	$185,000	$134	51
1009 Mulberry St	0.66mi	3/1.5	1,078 (-10%)	5mo	$215,000	$199	46
215 8th St	0.67mi	2/1.0 (-1)	1,023 (-15%)	3mo	$145,000	$142	37

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: -9.8%
• Equity multiple: 0.63×
• Total profit: $-18,163
• Equity at exit: $26,093

10-year hold

• IRR: 4.4%
• Equity multiple: 1.38×
• Total profit: $18,434
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$918
• Tax from tax record: −$250 /mo · $2,998/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $55

Break-even live

Break-even rent $1,570

Max offer price $175,000

Occupancy floor 92%

Sensitivity live

Price	-10% $154	-5% $104	+0% $55	+5% $5	+10% $-44
Rent	-10% $-75	-5% $-10	+0% $55	+5% $120	+10% $184
Rate	-1.0pp $143	-0.5pp $99	base $55	+0.5pp $10	+1.0pp $-37

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	20d	1	0.51mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	45d	1	0.54mi
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	45d	1	0.75mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	9d	1	0.90mi
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	26d	1	0.95mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	45d	1	1.08mi
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	9d	1	1.10mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	7d	1	1.10mi
1224 Elson Rd Brookhaven, PA	3.0	2.0	1200	$1,900	$1.58	19d	1	1.11mi
1315 Harshaw Rd Brookhaven, PA	3.0	2.5	1260	$2,395	$1.90	0d	1	1.12mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	45d	1	1.16mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	45d	1	1.19mi
2607 Edgmont Ave Unit 2F Brookhaven, PA	2.0	1.0	850	$1,600	$1.88	26d	1	1.23mi
1127 Ward St Chester, PA	2.0	1.0	800	$1,250	$1.56	9d	1	1.28mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	0d	12	1.36mi
1211 Johnson St Chester, PA	3.0	1.0	882	$1,500	$1.70	4d	1	1.36mi
2701 Madison St Chester, PA	1.0–2.0	1.0	860	$1,533	$1.78	3d	10	1.40mi
1118 Brown St Unit 318 Chester, PA	3.0	1.0	1092	$1,900	$1.74	16d	1	1.43mi
2015 Hyatt St Chester, PA	3.0	1.5	988	$1,950	$1.97	0d	1	1.45mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,800	$2.32	26d	2	1.45mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,695	$2.19	0d	2	1.45mi
1510 Washington Ave Chester, PA	4.0	1.5	1280	$2,000	$1.56	20d	1	1.46mi
1124 Thomas St Chester, PA	3.0	1.0	1046	$1,200	$1.15	26d	1	1.46mi
425 Highland Ave Apt A Chester, PA	2.0	1.5	990	$1,000	$1.01	22d	1	1.48mi

Listing history 17 events

1. 2026-06-21
   pricedays on market $175,000 Active 32 DOM
2. 2026-06-18
   days on market $180,000 Active 29 DOM
3. 2026-06-17
   days on market $180,000 Active 28 DOM
4. 2026-06-16
   days on market $180,000 Active 27 DOM
5. 2026-06-15
   days on market $180,000 Active 26 DOM
6. 2026-06-13
   days on market $180,000 Active 24 DOM
7. 2026-06-13
   days on market $180,000 Active 23 DOM
8. 2026-06-09
   days on market $180,000 Active 20 DOM
9. 2026-06-08
   days on market $180,000 Active 19 DOM
10. 2026-06-07
    days on market $180,000 Active 18 DOM
11. 2026-06-04
    days on market $180,000 Active 15 DOM
12. 2026-06-03
    days on market $180,000 Active 14 DOM
13. 2026-06-02
    days on market $180,000 Active 13 DOM
14. 2026-06-01
    days on market $180,000 Active 12 DOM
15. 2026-05-31
    days on market $180,000 Active 11 DOM
16. 2026-05-20
    listed $180,000 Active
17. 2021-08-06
    soldstatus $5,209,000

ⓘ 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: $2,998 · $250/mo
• Projected year-2 tax: $2,998 · $250/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: $19,678
• − Mortgage interest: −$9,803
• − Property taxes: −$2,998
• − Insurance: −$875
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$5,091
• Taxable loss: −$2,238
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $1,196/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

-96.5% since first listed

2 events — show timeline

• 2026-05-20 Listed $180,000 BRIGHT MLS
• 2021-08-06 Sold (Public Records) $5,209,000 Public Records

Property tax history

+23.2%/yr

Latest (2026): $2,998 · +143.3% YoY. Source: county tax records.