201 Painters Xing · Chadds Ford, PA 19317

$269,900

2 bd · 2.5 ba · 1,011 sqft · Condo public records · 3 Days on market

Built 1972 $819/mo HOA · 40% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +7.2/10.0
• Cash flow +3.2/30.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 201 Painter's Crossing. This freshly painted unit features 3 bedrooms & 2.5 baths. Enjoy the carefree condo living. This unit is with walking distance to the outdoor pool and basketball court. Close to major routes, shopping, dining and entertainment. Monthly Condo fee includes All ground fee, common area maintenance, cook fee, exterior building maintenance, gas, heat, lawn care, snow and trash removal.

Key facts

• $819 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Monthly condo/coop fee of $819; HOA covers ground fees, common area maintenance, cook fee, lawn maintenance, pool(s), insurance, snow removal, trash, water, and heat; Community amenities: common grounds, extra storage, outdoor pool, reserved/assigned parking, tot lots/playground, basketball courts

Exterior

• Parking: Assigned parking space (1); Lighted parking in parking lot; Reserved/assigned parking through association
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating and hot water
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry on level 1; Has water view
• Construction: Stucco exterior; Pitched shingle roof; Built (year source: assessor)
• Exterior features: Corner lot; Play area and play equipment; Sidewalks; Sport court; Community pool (fenced)

Interior

• Kitchen: Self-cleaning oven; Refrigerator
• Bedrooms: Two bedrooms on the main level; One bedroom on the lower level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Ceiling fans; Dining area; Master bath(s); Dry wall walls and ceilings; Non-functioning fireplace (1)
• Laundry & utility: Washer and dryer in unit; Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $-847 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (55.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (24.9% below list).
• Recommended offer: $120k (55.4% below list) — sets the bar for cash-flow.
• Cap rate 2.5% vs local median 1.4% in Chadds Ford — 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Unionville-Chadds Ford SD (suburban): math 69% / reading 85% proficiency, ranked #4 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Market conditions: 66 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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: HOA is 40% of rent.
• 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 $120,262 (55.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 2.53%
• Cash-on-cash: -13.45%
• DSCR: 0.40
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -41.3%
• Equity multiple: -0.29×
• Total profit: $-97,297
• Equity at exit: $40,243

10-year hold

• IRR: -66.4%
• Equity multiple: -1.02×
• Total profit: $-152,615
• Equity at exit: $23,336

Cash invested: $75,572 (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 19317

• Home prices YoY: -21.8%
• Active inventory: 66
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$112
• HOA: −$819
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-847

Break-even live

Break-even rent $3,098

Max offer price $120,262

Occupancy floor —

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Painters Xing Chadds Ford, PA	1.0	1.0	703	$1,795	$2.55	43d	1	0.07mi
501 Painters Xing #501 Chadds Ford, PA	1.0	1.0	703	$1,895	$2.70	43d	1	0.07mi
1106 Painters Xing #1106 Chadds Ford, PA	1.0	1.0	810	$1,850	$2.28	43d	1	0.20mi
1609 Painters Xing #1609 Chadds Ford, PA	3.0	2.5	1210	$2,900	$2.40	2d	1	0.25mi
100 Cornerstone Dr Glen Mills, PA	1.0–3.0	1.0–2.0	1146	$2,550	$2.22	1d	18	1.41mi

HOA detail condo

• Monthly dues: $819 · $9,828/yr
• Likely covers: trashgaslandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-04-11
   status Pending
2. 2026-04-09
   listed $269,900 Active
3. 2026-04-07
   historical $269,900
4. 2022-10-06
   soldstatus $250,000
5. 2020-03-03
   soldstatus $139,000
6. 2020-02-26
   soldstatus $139,000 Closed 429-char remark

   Show marketing remark (429 chars)

   Welcome home to 201 Painter's Crossing. This freshly painted unit features 3 bedrooms & 2.5 baths. Enjoy the carefree condo living. This unit is with walking distance to the outdoor pool and basketball court. Close to major routes, shopping, dining and entertainment. Monthly Condo fee includes All ground fee, common area maintenance, cook fee, exterior building maintenance, gas, heat, lawn care, snow and trash removal.

7. 2020-02-03
   status Pending 429-char remark

   Show marketing remark (429 chars)

   Welcome home to 201 Painter's Crossing. This freshly painted unit features 3 bedrooms & 2.5 baths. Enjoy the carefree condo living. This unit is with walking distance to the outdoor pool and basketball court. Close to major routes, shopping, dining and entertainment. Monthly Condo fee includes All ground fee, common area maintenance, cook fee, exterior building maintenance, gas, heat, lawn care, snow and trash removal.

8. 2020-01-21
   price $149,900 429-char remark

   Show marketing remark (429 chars)

   Welcome home to 201 Painter's Crossing. This freshly painted unit features 3 bedrooms & 2.5 baths. Enjoy the carefree condo living. This unit is with walking distance to the outdoor pool and basketball court. Close to major routes, shopping, dining and entertainment. Monthly Condo fee includes All ground fee, common area maintenance, cook fee, exterior building maintenance, gas, heat, lawn care, snow and trash removal.

9. 2019-11-29
   listed $154,900 Active 429-char remark

   Show marketing remark (429 chars)

   Welcome home to 201 Painter's Crossing. This freshly painted unit features 3 bedrooms & 2.5 baths. Enjoy the carefree condo living. This unit is with walking distance to the outdoor pool and basketball court. Close to major routes, shopping, dining and entertainment. Monthly Condo fee includes All ground fee, common area maintenance, cook fee, exterior building maintenance, gas, heat, lawn care, snow and trash removal.

10. 2015-08-19
    soldstatus $145,000

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $2,738 · $228/mo
• Expected delta: +$1,527/yr (+$127/mo · 126.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,314
• − Mortgage interest: −$15,119
• − Property taxes: −$1,211
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − HOA: −$9,828
• − Depreciation: −$7,852
• Taxable loss: −$14,935
• Est. tax savings @ 24.0%: +$3,584
• After-tax cash flow: $-6,580/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: Unionville-Chadds Ford SD
• NCES district ID: 4224210
• Math proficiency: 69% ▼ -7.00%
• Reading proficiency: 85% ▼ -4.00%
• Median HH income: $121,143
• Composite: 71.91/100
• National rank: #214
• State rank: #4 of 539 in PA

Livability — Chadds Ford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,844

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 (77%)
• Race & ethnicity: White 77% Asian 12% Two or more races 6% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Italian 3% Subsaharan African 3%
• Foreign-born: 12% · China, Canada, South Korea
• Languages at home: 86% English-only · Chinese 5% Other Asian/Pacific 3% Other Indo-European 2%

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: ▼ -78.82%
• Current HPI: 282.6281
• Rent YoY: —
• Metro: —
• 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

+86.1% since first listed

10 events — show timeline

• 2026-04-11 Pending — BRIGHT MLS
• 2026-04-09 Listed $269,900 BRIGHT MLS
• 2026-04-07 Coming Soon $269,900 BRIGHT MLS
• 2022-10-06 Sold (Public Records) $250,000 Public Records
• 2020-03-03 Sold (Public Records) $139,000 Public Records
• 2020-02-26 Sold (MLS) $139,000 BRIGHT MLS
• 2020-02-03 Pending — BRIGHT MLS
• 2020-01-21 Price Changed $149,900 BRIGHT MLS
• 2019-11-29 Listed $154,900 BRIGHT MLS
• 2015-08-19 Sold (Public Records) $145,000 Public Records

Property tax history

-3.4%/yr

Latest (2026): $1,211 · -62.7% YoY. Source: county tax records.