15 7th St · Upland, PA 19015

$189,900

3 bd · 1.0 ba · 2,190 sqft · SingleFamily public records · 37 Days on market

Built 1900 5,663 sqft lot

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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).

• Cash flow +9.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a charming single with a lot of character, this 5-6 BR house could be for you! Open front porch, Colonial-style, finished plank hardwood flooring, beautiful, newly renovated, modern kitchen with built-in microwave, stainless sink and vinyl flooring, formal dining room, living room with fireplace, convenient first floor bedroom (could be a family room, office, playroom, etc. .), huge bathroom, lots of closets, 3 bedrooms on 2nd floor and 1 or 2 bedrooms on 3rd floor, un-finished basement, heater is only 10 years old, enclosed back porch with sliders, most windows are capped, brick and stucco exterior and back deck overlooking the fenced in yard. House is on a one-way, quiet street, one block from the park and playground. Attention Investors - With this many bedrooms, this could be a super-duper income producing rental property for you!

Key facts

• 5,663 sq ft lot
• Built 1900
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (5.7% below list).
• Recommended offer: $168k (11.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#1,219 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools F, crime F, commute 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: 71 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $190k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — 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 $168,286 (11.4% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $427,050
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3408 Washington Ave	0.72mi	4/2.0 (+1)	2,021 (-8%)	1mo	$389,000	$192	44
303 Trimble Blvd	0.72mi	4/2.5 (+1)	2,024 (-8%)	10mo	$440,000	$217	35
3667 Deepwater Ln	0.52mi	4/2.0 (+1)	1,979 (-10%)	23mo	$400,000	$202	32
3625 Victor Ave	0.66mi	3/1.5	1,946 (-11%)	23mo	$380,000	$195	29
200 W Mowry St	0.61mi	4/2.0 (+1)	1,986 (-9%)	21mo	$279,000	$140	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.28×
• Total profit: $-38,400
• Equity at exit: $28,315

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-42,802
• Equity at exit: $16,419

Cash invested: $53,172 (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 19015

• Active inventory: 71
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$996
• Tax from tax record: −$462 /mo · $5,542/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-122

Break-even live

Break-even rent $1,945

Max offer price $168,286

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-69	+0% $-122	+5% $-176	+10% $-230
Rent	-10% $-264	-5% $-193	+0% $-122	+5% $-52	+10% $19
Rate	-1.0pp $-27	-0.5pp $-74	base $-122	+0.5pp $-172	+1.0pp $-222

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 W Parkway Ave Chester, PA	2.0	1.0	1666	$1,450	$0.87	25d	1	0.52mi
1348 Elson Rd Brookhaven, PA	3.0	2.5	2000	$2,200	$1.10	2d	1	0.67mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	44d	1	0.67mi
2104 N Williams Cir Chester, PA	4.0	1.5	1540	$1,895	$1.23	44d	1	1.06mi
925 W 3rd St Chester, PA	4.0	1.0	1500	$1,700	$1.13	19d	1	1.08mi
1016 Potter St Chester, PA	4.0	1.5	1536	$1,750	$1.14	25d	1	1.23mi
1012 Potter St Chester, PA	4.0	1.0	1536	$1,650	$1.07	44d	1	1.24mi
726 E 18th St Chester, PA	3.0	1.5	1584	$2,200	$1.39	16d	1	1.32mi
2106 W 4th St Unit 2 Chester, PA	2.0	1.0	1736	$1,100	$0.63	44d	1	1.36mi
2717 Bethel Rd Chester, PA	3.0	1.0	1785	$1,350	$0.76	6d	1	1.38mi
608 E 9th St Unit 2 Chester, PA	2.0	1.0	1776	$1,400	$0.79	44d	1	1.38mi
610 E 9th St Apt 2 Claymont, DE	3.0	1.0	1760	$1,300	$0.74	44d	1	1.39mi

Listing history 13 events

1. 2026-04-15
   status Pending
2. 2026-04-02
   price $189,900
3. 2026-03-10
   listed $199,900 Active
4. 2026-03-09
   historical $199,900
5. 2007-05-30
   soldstatus $114,650
6. 2007-05-23
   soldstatus $114,650 870-char remark

   Show marketing remark (870 chars)

   If you are looking for a charming single with a lot of character, this 5-6 BR house could be for you! Open front porch, Colonial-style, finished plank hardwood flooring, beautiful, newly renovated, modern kitchen with built-in microwave, stainless sink and vinyl flooring, formal dining room, living room with fireplace, convenient first floor bedroom (could be a family room, office, playroom, etc. .), huge bathroom, lots of closets, 3 bedrooms on 2nd floor and 1 or 2 bedrooms on 3rd floor, un-finished basement, heater is only 10 years old, enclosed back porch with sliders, most windows are capped, brick and stucco exterior and back deck overlooking the fenced in yard. House is on a one-way, quiet street, one block from the park and playground. Attention Investors - With this many bedrooms, this could be a super-duper income producing rental property for you!

7. 2007-04-10
   historical 870-char remark

   Show marketing remark (870 chars)

   If you are looking for a charming single with a lot of character, this 5-6 BR house could be for you! Open front porch, Colonial-style, finished plank hardwood flooring, beautiful, newly renovated, modern kitchen with built-in microwave, stainless sink and vinyl flooring, formal dining room, living room with fireplace, convenient first floor bedroom (could be a family room, office, playroom, etc. .), huge bathroom, lots of closets, 3 bedrooms on 2nd floor and 1 or 2 bedrooms on 3rd floor, un-finished basement, heater is only 10 years old, enclosed back porch with sliders, most windows are capped, brick and stucco exterior and back deck overlooking the fenced in yard. House is on a one-way, quiet street, one block from the park and playground. Attention Investors - With this many bedrooms, this could be a super-duper income producing rental property for you!

8. 2007-03-30
   listed $114,650 870-char remark

   Show marketing remark (870 chars)

   If you are looking for a charming single with a lot of character, this 5-6 BR house could be for you! Open front porch, Colonial-style, finished plank hardwood flooring, beautiful, newly renovated, modern kitchen with built-in microwave, stainless sink and vinyl flooring, formal dining room, living room with fireplace, convenient first floor bedroom (could be a family room, office, playroom, etc. .), huge bathroom, lots of closets, 3 bedrooms on 2nd floor and 1 or 2 bedrooms on 3rd floor, un-finished basement, heater is only 10 years old, enclosed back porch with sliders, most windows are capped, brick and stucco exterior and back deck overlooking the fenced in yard. House is on a one-way, quiet street, one block from the park and playground. Attention Investors - With this many bedrooms, this could be a super-duper income producing rental property for you!

9. 2000-10-31
   historical
10. 2000-01-08
    listed $79,900
11. 1999-05-05
    historical
12. 1999-05-05
    listed $89,900
13. 1991-07-19
    soldstatus $79,900

ⓘ 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: $5,542 · $462/mo
• Projected year-2 tax: $5,542 · $462/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: $21,485
• − Mortgage interest: −$10,637
• − Property taxes: −$5,542
• − Insurance: −$950
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$5,524
• Taxable loss: −$4,605
• Est. tax savings @ 24.0%: +$1,105
• After-tax cash flow: $-363/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 — Upland

• Score: 64/100
• State rank: #1219
• US rank: #14480

Category grades

Amenities C Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upland, PA
• County: Delaware County · 399,863 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 16,464
• Household income: $82,450
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 321.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -175.22%
• Current HPI: 294.2115
• Rent YoY: —
• 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

+137.7% since first listed

13 events — show timeline

• 2026-04-15 Pending — BRIGHT MLS
• 2026-04-02 Price Changed $189,900 BRIGHT MLS
• 2026-03-10 Listed $199,900 BRIGHT MLS
• 2026-03-09 Coming Soon $199,900 BRIGHT MLS
• 2007-05-30 Sold (Public Records) $114,650 Public Records
• 2007-05-23 Sold (MLS) $114,650 BRIGHT MLS
• 2007-04-10 Listing Removed — BRIGHT MLS
• 2007-03-30 Listed $114,650 BRIGHT MLS
• 2000-10-31 Listing Removed — BRIGHT MLS
• 2000-01-08 Listed $79,900 BRIGHT MLS
• 1999-05-05 Listed $89,900 BRIGHT MLS
• 1999-05-05 Listing Removed — BRIGHT MLS
• 1991-07-19 Sold (Public Records) $79,900 Public Records

Property tax history

+7.3%/yr

Latest (2026): $5,542 · +224.4% YoY. Source: county tax records.