113 E 13th St · Chester, PA 19013

$98,000

3 bd · 1.0 ba · 1,296 sqft · Townhouse public records · 34 Days on market

Built 1930 2,614 sqft lot Est $171k · 43% under ↓ 11% since listing

---

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

Welcome to 113 E 13th St, a recently updated 3-bedroom, 1.5-bath home nestled in the heart of Chester, PA. Whether you're an investor seeking a reliable income property or a first-time homebuyer looking for convenience and comfort, this property offers incredible potential. Currently tenant-occupied, the home generates $1,000/month in rental income on a month-to-month lease, providing immediate cash flow or flexibility for your future plans. The home boasts recent updates, blending modern touches with its classic charm. Its prime location offers easy access to major highways, shopping centers, and local amenities, making daily errands and commutes a breeze. Don't miss this opportunity to ow

Key facts

• Shopping centers
• Recently updated
• Local amenities

Tags

• RECENTLY UPDATED
• GENERATES RENTAL INCOME
• PRIME LOCATION
• EASY ACCESS TO MAJOR HIGHWAYS
• SHOPPING CENTERS
• LOCAL AMENITIES

Property features AI

Finance

• Other: Ownership is fee simple

Exterior

• Parking: On-street parking
• Utilities: 220 volt electric service; Public water; Public sewer
• Home design: Semi-detached property; Flat roof; Estimated year built
• Construction: Brick construction; Stone foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; Lot approximately 18.1 x 106.67 (estimated)

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Natural gas heating and hot water
• Interior features: Plaster walls and ceilings; Unfinished basement

🏷️ Possibly a rental listed for sale. The $98,000 price doesn't fit this home's estimated sale value (~$171,072) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $98k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: 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); 141 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,663/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 $678 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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: property tax is 3.9% of price; built in 1930 — 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 $95,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.70% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.24%
• DSCR: 1.86
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $171,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 W 21st St	0.40mi	3/1.0	1,152 (-11%)	2mo	$155,000	$135	61
327 W 21st St	0.37mi	3/1.5	1,152 (-11%)	2mo	$105,312	$91	61
1704 Modesto Cir	0.26mi	3/2.0	1,482 (+14%)	2mo	$207,000	$140	58
200 W 21st St	0.44mi	3/1.0	1,152 (-11%)	3mo	$160,000	$139	58
125 W 21st St	0.45mi	3/1.5	1,152 (-11%)	1mo	$135,000	$117	57
21 W 21st St	0.50mi	3/1.0	1,151 (-11%)	3mo	$137,500	$119	56
109 E 24th St	0.67mi	3/1.0	1,429 (+10%)	0mo	$189,000	$132	51
1101 Parker St	0.57mi	3/1.0	1,480 (+14%)	3mo	$130,000	$88	47
921 Mcdowell Ave	0.67mi	3/1.0	1,108 (-14%)	3mo	$74,000	$67	42
720 W 11th St	0.69mi	3/1.5	1,488 (+15%)	0mo	$185,000	$124	41
1137 Mulberry St	0.74mi	3/1.5	1,122 (-13%)	2mo	$235,000	$209	40
853 E 14th St	0.73mi	4/2.0 (+1)	1,152 (-11%)	4mo	$210,000	$182	35

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: 16.3%
• Equity multiple: 1.69×
• Total profit: $19,026
• Equity at exit: $14,612

10-year hold

• IRR: 28.0%
• Equity multiple: 4.03×
• Total profit: $83,215
• Equity at exit: $8,473

Cash invested: $27,440 (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: 141
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$514
• Tax from tax record: −$319 /mo · $3,826/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $440

Break-even live

Break-even rent $1,106

Max offer price $98,000

Occupancy floor 69%

Sensitivity live

Price	-10% $495	-5% $468	+0% $440	+5% $412	+10% $384
Rent	-10% $309	-5% $374	+0% $440	+5% $506	+10% $571
Rate	-1.0pp $489	-0.5pp $465	base $440	+0.5pp $414	+1.0pp $389

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	46d	1	0.37mi
1016 Potter St Chester, PA	4.0	1.5	1536	$1,750	$1.14	26d	1	0.39mi
1012 Potter St Chester, PA	4.0	1.0	1536	$1,650	$1.07	46d	1	0.39mi
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	26d	1	0.43mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	10d	1	0.43mi
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	10d	1	0.44mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	46d	1	0.48mi
608 E 9th St Unit 2 Chester, PA	2.0	1.0	1776	$1,400	$0.79	46d	1	0.54mi
610 E 9th St Apt 2 Claymont, DE	3.0	1.0	1760	$1,300	$0.74	46d	1	0.55mi
726 E 18th St Chester, PA	3.0	1.5	1584	$2,200	$1.39	17d	1	0.62mi
1211 Johnson St Chester, PA	3.0	1.0	882	$1,500	$1.70	5d	1	0.67mi
206 W Parkway Ave Chester, PA	2.0	1.0	1666	$1,450	$0.87	26d	1	0.70mi
1510 Washington Ave Chester, PA	4.0	1.5	1280	$2,000	$1.56	20d	1	0.73mi
2015 Hyatt St Chester, PA	3.0	1.5	988	$1,950	$1.97	1d	1	0.74mi
1118 Brown St Unit 318 Chester, PA	3.0	1.0	1092	$1,900	$1.74	17d	1	0.75mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	7d	1	0.75mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	46d	1	0.75mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	1d	12	0.76mi
921 E 15th St Chester, PA	3.0	1.0	1279	$1,650	$1.29	1d	1	0.79mi
1124 Thomas St Chester, PA	3.0	1.0	1046	$1,200	$1.15	26d	1	0.80mi
2701 Madison St Chester, PA	1.0–2.0	1.0	860	$1,533	$1.78	4d	10	0.84mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	46d	1	0.93mi
1312 E 13th St Crum Lynne, PA	3.0	1.0	1280	$1,940	$1.52	20d	1	1.12mi
925 W 3rd St Chester, PA	4.0	1.0	1500	$1,700	$1.13	20d	1	1.14mi
51 Park Valley Ln Brookhaven, PA	2.0	1.5	990	$1,795	$1.81	20d	1	1.32mi
89 Park Valley Ln Brookhaven, PA	2.0	1.5	984	$1,705	$1.73	46d	1	1.32mi
1224 Elson Rd Brookhaven, PA	3.0	2.0	1200	$1,900	$1.58	19d	1	1.48mi

Listing history 27 events

1. 2026-06-22
   days on market $98,000 Active 34 DOM
2. 2026-06-21
   days on market $98,000 Active 33 DOM
3. 2026-06-18
   days on market $98,000 Active 30 DOM
4. 2026-06-17
   days on market $98,000 Active 29 DOM
5. 2026-06-16
   days on market $98,000 Active 28 DOM
6. 2026-06-15
   days on market $98,000 Active 27 DOM
7. 2026-06-13
   days on market $98,000 Active 25 DOM
8. 2026-06-13
   days on market $98,000 Active 24 DOM
9. 2026-06-09
   days on market $98,000 Active 21 DOM
10. 2026-06-08
    days on market $98,000 Active 20 DOM
11. 2026-06-07
    days on market $98,000 Active 19 DOM
12. 2026-06-04
    days on market $98,000 Active 16 DOM
13. 2026-06-03
    days on market $98,000 Active 15 DOM
14. 2026-06-02
    days on market $98,000 Active 14 DOM
15. 2026-06-01
    days on market $98,000 Active 13 DOM
16. 2026-05-31
    days on market $98,000 Active 12 DOM
17. 2026-05-19
    listed $98,000 Active
18. 2025-08-11
    historical
19. 2025-06-30
    listed $102,900 Active
20. 2025-05-22
    historical
21. 2025-05-21
    price $102,400
22. 2025-03-20
    price $104,900
23. 2025-03-20
    status Active
24. 2025-03-03
    historical
25. 2024-11-25
    status Active
26. 2024-11-25
    historical
27. 2024-11-22
    listed $110,000 Active

ⓘ 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: $3,826 · $319/mo
• Projected year-2 tax: $3,826 · $319/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,952
• − Mortgage interest: −$5,490
• − Property taxes: −$3,826
• − Insurance: −$490
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$2,851
• Taxable income: $4,103
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $4,294/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

-10.9% since first listed

11 events — show timeline

• 2026-05-19 Listed $98,000 BRIGHT MLS
• 2025-08-11 Listing Removed — BRIGHT MLS
• 2025-06-30 Listed $102,900 BRIGHT MLS
• 2025-05-22 Listing Removed — BRIGHT MLS
• 2025-05-21 Price Changed $102,400 BRIGHT MLS
• 2025-03-20 Price Changed $104,900 BRIGHT MLS
• 2025-03-20 Relisted — BRIGHT MLS
• 2025-03-03 Listing Removed — BRIGHT MLS
• 2024-11-25 Relisted — BRIGHT MLS
• 2024-11-25 Listing Removed — BRIGHT MLS
• 2024-11-22 Listed $110,000 BRIGHT MLS

Property tax history

+18.6%/yr

Latest (2026): $3,826 · +143.3% YoY. Source: county tax records.