807 W 7th St · Chester, PA 19013

$135,000

3 bd · 1.0 ba · 1,140 sqft · Townhouse public records · 271 Days on market

Built 1920 1,307 sqft lot $118/sqft · 62% above area

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Why this score? — see what drove the C+ 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Key facts

• Built 1920
• Listed 271 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 7.5% in Chester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,606/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $135k implies a 451% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.19% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $83,499
• List price: $135,000
• Delta: 61.68%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 W 8th St	0.15mi	3/1.0	1,104 (-3%)	5mo	$49,900	$45	84
612 W 8th St	0.14mi	2/1.0 (-1)	1,188 (+4%)	7mo	$47,000	$40	76
224 Pennell St	0.38mi	2/1.0 (-1)	1,134 (-0%)	1mo	$60,000	$53	76
1209 W 9th St	0.31mi	3/1.0	1,128 (-1%)	11mo	$132,500	$117	75
1027 Butler St	0.26mi	3/1.5	1,200 (+5%)	6mo	$136,000	$113	72
920 Butler St	0.18mi	3/1.0	1,024 (-10%)	3mo	$143,100	$140	72
917 Pennell St	0.31mi	3/1.0	1,100 (-4%)	10mo	$97,000	$88	71
606 Norris St	0.44mi	3/1.0	1,188 (+4%)	2mo	$149,500	$126	71
920 Pennell St	0.33mi	3/1.0	1,042 (-9%)	5mo	$55,000	$53	66
1313 Kerlin St	0.52mi	3/1.0	1,152 (+1%)	11mo	$145,000	$126	65
803 W Mary St	0.32mi	4/1.5 (+1)	1,256 (+10%)	4mo	$135,000	$107	58
1213 W 9th St	0.31mi	3/1.0	992 (-13%)	7mo	$135,000	$136	58

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: 3.9%
• Equity multiple: 1.16×
• Total profit: $6,007
• Equity at exit: $20,129

10-year hold

• IRR: 16.8%
• Equity multiple: 2.63×
• Total profit: $61,766
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$708
• Tax from tax record: −$169 /mo · $2,028/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $335

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 74%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	18d	1	0.30mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	43d	1	0.45mi
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	43d	1	0.95mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	7d	1	0.95mi
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	24d	1	1.14mi
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	7d	1	1.18mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	43d	1	1.26mi
1127 Ward St Chester, PA	2.0	1.0	800	$1,250	$1.56	7d	1	1.26mi
1315 Harshaw Rd Brookhaven, PA	3.0	2.5	1260	$2,395	$1.90	1d	1	1.26mi
1224 Elson Rd Brookhaven, PA	3.0	2.0	1200	$1,900	$1.58	17d	1	1.26mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	5d	1	1.31mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	43d	1	1.38mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	43d	1	1.38mi
425 Highland Ave Apt A Chester, PA	2.0	1.5	990	$1,000	$1.01	20d	1	1.38mi
2607 Edgmont Ave Unit 2F Brookhaven, PA	2.0	1.0	850	$1,600	$1.88	24d	1	1.44mi
1211 Johnson St Chester, PA	3.0	1.0	882	$1,500	$1.70	2d	1	1.45mi
2832 W 6th St Unit 306 Chester, PA	3.0	1.0	1428	$1,500	$1.05	4d	1	1.46mi

Listing history 30 events

1. 2026-06-18
   days on market $135,000 Active 271 DOM
2. 2026-06-17
   days on market $135,000 Active 270 DOM
3. 2026-06-16
   days on market $135,000 Active 269 DOM
4. 2026-06-15
   days on market $135,000 Active 268 DOM
5. 2026-06-13
   days on market $135,000 Active 266 DOM
6. 2026-06-13
   days on market $135,000 Active 265 DOM
7. 2026-06-09
   days on market $135,000 Active 262 DOM
8. 2026-06-08
   days on market $135,000 Active 261 DOM
9. 2026-06-07
   days on market $135,000 Active 260 DOM
10. 2026-06-04
    days on market $135,000 Active 257 DOM
11. 2026-06-03
    days on market $135,000 Active 256 DOM
12. 2026-06-02
    days on market $135,000 Active 255 DOM
13. 2026-06-01
    days on market $135,000 Active 254 DOM
14. 2026-05-31
    days on market $135,000 Active 253 DOM
15. 2026-05-19
    price $135,000
16. 2026-03-02
    status Active
17. 2026-02-28
    historical
18. 2025-11-24
    price $140,000
19. 2025-11-14
    price $145,000
20. 2025-10-01
    price $150,000
21. 2025-09-19
    listed $160,000 Active
22. 2025-09-14
    historical $160,000
23. 2024-07-21
    historical
24. 2024-05-06
    price $130,000
25. 2024-04-08
    price $145,000
26. 2024-03-26
    listed $160,000 Active
27. 2023-09-19
    status Pending
28. 2023-09-19
    historical
29. 2023-09-18
    listed $65,000 Active
30. 1989-07-11
    soldstatus $24,500

ⓘ 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: $2,028 · $169/mo
• Projected year-2 tax: $2,080 · $173/mo
• Expected delta: +$53/yr (+$4/mo · 2.6%)

ⓘ 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: $19,266
• − Mortgage interest: −$7,562
• − Property taxes: −$2,028
• − Insurance: −$675
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$3,927
• Taxable income: $1,991
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $3,544/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

+451.0% since first listed

16 events — show timeline

• 2026-05-19 Price Changed $135,000 BRIGHT MLS
• 2026-03-02 Relisted — BRIGHT MLS
• 2026-02-28 Listing Removed — BRIGHT MLS
• 2025-11-24 Price Changed $140,000 BRIGHT MLS
• 2025-11-14 Price Changed $145,000 BRIGHT MLS
• 2025-10-01 Price Changed $150,000 BRIGHT MLS
• 2025-09-19 Listed $160,000 BRIGHT MLS
• 2025-09-14 Coming Soon $160,000 BRIGHT MLS
• 2024-07-21 Listing Removed — BRIGHT MLS
• 2024-05-06 Price Changed $130,000 BRIGHT MLS
• 2024-04-08 Price Changed $145,000 BRIGHT MLS
• 2024-03-26 Listed $160,000 BRIGHT MLS
• 2023-09-19 Pending — BRIGHT MLS
• 2023-09-19 Listing Removed — BRIGHT MLS
• 2023-09-18 Listed $65,000 BRIGHT MLS
• 1989-07-11 Sold (Public Records) $24,500 Public Records

Property tax history

+20.5%/yr

Latest (2026): $2,028 · +143.3% YoY. Source: county tax records.