1026 Potter St · Chester, PA 19013

$169,400

3 bd · 1.0 ba · 1,184 sqft · Townhouse public records · 38 Days on market

Built 1920 1,307 sqft lot $143/sqft · 47% above area Est $116k · 47% 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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +4.6/10.0
• 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 MLS

Investment opportunity in Chester. Property will be sold AS-IS

Key facts

• Modern baths
• Gourmet kitchen
• Mudroom laundry

Tags

• GOURMET KITCHEN
• MUDROOM LAUNDRY
• FENCED GRASS BACKYARD
• FULL BASEMENT
• CUSTOM TILED WALK IN SHOWER
• MODERN BATHS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Concrete perimeter foundation
• Exterior features: Lot dimensions approximately 14 x 78; No tidal water

Interior

• Kitchen: Built-in microwave; Electric oven/range; Refrigerator
• Bedrooms: 3 bedrooms on the first upper level
• Bathrooms: 1 full bathroom (all upper levels); 1 half bathroom on the main level
• Heating & cooling: Hot water heating; Natural gas heating and hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $169k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/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 $162k (4.2% below list).
• Recommended offer: $162k (4.2% 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: 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,622/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $74k; list at $169k implies a 129% 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 $162,202 (4.2% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 4% 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. 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: 0.96% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (median comp): $115,612
• List price: $169,400
• Delta: 46.53%
• 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
921 Mcdowell Ave	0.31mi	3/1.0	1,108 (-6%)	3mo	$74,000	$67	72
1118 Brown St	0.45mi	3/1.0	1,092 (-8%)	1mo	$147,000	$135	65
1109 Brown St	0.44mi	3/1.0	1,092 (-8%)	3mo	$47,000	$43	64
1008 E 18th St	0.73mi	3/1.0	1,200 (+1%)	1mo	$200,000	$167	63
1105 Brown St	0.43mi	3/1.0	1,080 (-9%)	4mo	$50,000	$46	62
1424 Ridley Ave	0.59mi	3/1.0	1,248 (+5%)	2mo	$130,000	$104	62
853 E 14th St	0.49mi	4/2.0 (+1)	1,152 (-3%)	4mo	$210,000	$182	60
312 W 21st St	0.74mi	3/1.0	1,152 (-3%)	2mo	$155,000	$135	59
327 W 21st St	0.72mi	3/1.5	1,152 (-3%)	2mo	$105,312	$91	59
125 W 21st St	0.73mi	3/1.5	1,152 (-3%)	1mo	$135,000	$117	58
200 W 21st St	0.75mi	3/1.0	1,152 (-3%)	3mo	$160,000	$139	58
744 Ashland Ave	0.74mi	3/2.0	1,300 (+10%)	4mo	$240,000	$185	42

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: -4.3%
• Equity multiple: 0.83×
• Total profit: $-7,831
• Equity at exit: $25,258

10-year hold

• IRR: 9.2%
• Equity multiple: 1.82×
• Total profit: $39,125
• Equity at exit: $14,647

Cash invested: $47,432 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,622 high
• Mortgage (P&I): −$888
• Tax from tax record: −$117 /mo · $1,406/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $205

Break-even live

Break-even rent $1,362

Max offer price $169,400

Occupancy floor 82%

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: $42,350
• Closing costs: $5,082
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	7d	1	0.13mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	7d	1	0.16mi
1211 Johnson St Chester, PA	3.0	1.0	882	$1,500	$1.70	3d	1	0.40mi
1118 Brown St Unit 318 Chester, PA	3.0	1.0	1092	$1,900	$1.74	15d	1	0.46mi
1124 Thomas St Chester, PA	3.0	1.0	1046	$1,200	$1.15	24d	1	0.48mi
1206 Thomas St Chester, PA	3.0	1.0	833	$1,399	$1.68	24d	1	0.53mi
1510 Washington Ave Chester, PA	4.0	1.5	1280	$2,000	$1.56	18d	1	0.56mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	43d	1	0.73mi
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	24d	1	0.73mi
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	43d	1	0.74mi
2015 Hyatt St Chester, PA	3.0	1.0	988	$1,950	$1.97	11d	1	0.76mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	43d	1	0.76mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	43d	1	0.83mi
1312 E 13th St Crum Lynne, PA	3.0	1.0	1280	$1,940	$1.52	18d	1	0.84mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	4d	13	0.96mi
2701 Madison St Chester, PA	1.0–2.0	1.0	860	$1,533	$1.78	2d	10	1.04mi
1944 Ridley Mill Ln Woodlyn, PA	2.0	1.0	840	$1,600	$1.90	43d	1	1.06mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	5d	1	1.08mi
2607 Edgmont Ave Unit 2F Brookhaven, PA	2.0	1.0	850	$1,600	$1.88	24d	1	1.23mi
925 W 3rd St Chester, PA	4.0	1.0	1500	$1,700	$1.13	18d	1	1.27mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	43d	1	1.28mi
1400 MacDade Blvd Woodlyn, PA	1.0–2.0	1.0	775	$1,600	$2.06	43d	2	1.38mi
1433 Grant Ave Unit B Woodlyn, PA	2.0	1.0	1200	$1,450	$1.21	43d	1	1.43mi

Listing history 21 events

1. 2026-06-18
   days on market $169,400 Active 38 DOM
2. 2026-06-17
   days on market $169,400 Active 37 DOM
3. 2026-06-16
   days on market $169,400 Active 36 DOM
4. 2026-06-15
   days on market $169,400 Active 35 DOM
5. 2026-06-13
   days on market $169,400 Active 33 DOM
6. 2026-06-13
   days on market $169,400 Active 32 DOM
7. 2026-06-09
   days on market $169,400 Active 29 DOM
8. 2026-06-08
   days on market $169,400 Active 28 DOM
9. 2026-06-07
   pricedays on market $169,400 Active 27 DOM
10. 2026-06-04
    days on market $169,900 Active 24 DOM
11. 2026-06-03
    days on market $169,900 Active 23 DOM
12. 2026-06-02
    days on market $169,900 Active 22 DOM
13. 2026-06-01
    days on market $169,900 Active 21 DOM
14. 2026-05-31
    days on market $169,900 Active 20 DOM
15. 2026-05-11
    listed $169,900 Active 1825-char remark
16. 2025-04-16
    soldstatus $74,000
17. 2025-04-15
    soldstatus $74,000 Closed 62-char remark

    Show marketing remark (62 chars)

    Investment opportunity in Chester. Property will be sold AS-IS

18. 2025-03-31
    status Pending 62-char remark

    Show marketing remark (62 chars)

    Investment opportunity in Chester. Property will be sold AS-IS

19. 2025-03-25
    listed $69,900 Active 62-char remark

    Show marketing remark (62 chars)

    Investment opportunity in Chester. Property will be sold AS-IS

20. 2024-06-12
    soldstatus $285,000
21. 2008-12-12
    soldstatus $146,458

ⓘ 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: $1,406 · $117/mo
• Projected year-2 tax: $2,041 · $170/mo
• Expected delta: +$635/yr (+$53/mo · 45.2%)

ⓘ 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: $19,464
• − Mortgage interest: −$9,489
• − Property taxes: −$1,406
• − Insurance: −$847
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$4,928
• Taxable loss: −$320
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $2,540/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

+15.7% since first listed

8 events — show timeline

• 2026-06-06 Price Changed $169,400 BRIGHT MLS
• 2026-05-11 Listed $169,900 BRIGHT MLS
• 2025-04-16 Sold (Public Records) $74,000 Public Records
• 2025-04-15 Sold (MLS) $74,000 BRIGHT MLS
• 2025-03-31 Pending — BRIGHT MLS
• 2025-03-25 Listed $69,900 BRIGHT MLS
• 2024-06-12 Sold (Public Records) $285,000 Public Records
• 2008-12-12 Sold (Public Records) $146,458 Public Records

Property tax history

+23.0%/yr

Latest (2026): $1,406 · +143.3% YoY. Source: county tax records.