350 Parker St · Chester, PA 19013

$130,000

3 bd · 1.0 ba · 1,988 sqft · SingleFamily public records · 59 Days on market

Built 1940 3,049 sqft lot $65/sqft · 35% above area Est $96k · 35% over ↓ 26% since listing

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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 +21.1/30.0
• 1% rule +7.1/10.0
• DSCR +6.7/10.0
• 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

Key facts

• Built 1940
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• At $1,569/mo this rent would consume 46% 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 $899 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1940 — 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1940 — 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. 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?
8. 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.
9. 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.
10. 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: 1.21% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 6.9

CMA / ARV

• ARV (median comp): $96,052
• List price: $130,000
• Delta: 35.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
347 Taylor Ter	0.38mi	3/2.0	1,776 (-11%)	24mo	$140,000	$79	40
714 Villa Dr	0.73mi	3/2.5	1,805 (-9%)	11mo	$315,000	$175	36

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,712
• Equity at exit: $19,383

10-year hold

• IRR: 12.1%
• Equity multiple: 2.15×
• Total profit: $41,702
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$682
• Tax from tax record: −$318 /mo · $3,811/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $186

Break-even live

Break-even rent $1,334

Max offer price $130,000

Occupancy floor 83%

Sensitivity live

Price	-10% $260	-5% $223	+0% $186	+5% $150	+10% $113
Rent	-10% $62	-5% $124	+0% $186	+5% $248	+10% $310
Rate	-1.0pp $252	-0.5pp $219	base $186	+0.5pp $153	+1.0pp $118

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	19d	1	0.27mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	44d	1	0.28mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	8d	1	0.88mi
1012 Potter St Chester, PA	4.0	1.0	1536	$1,650	$1.07	44d	1	1.01mi
1016 Potter St Chester, PA	4.0	1.5	1536	$1,750	$1.14	25d	1	1.01mi
2106 W 4th St Unit 2 Chester, PA	2.0	1.0	1736	$1,100	$0.63	44d	1	1.02mi
608 E 9th St Unit 2 Chester, PA	2.0	1.0	1776	$1,400	$0.79	44d	1	1.09mi
610 E 9th St Apt 2 Claymont, DE	3.0	1.0	1760	$1,300	$0.74	44d	1	1.09mi
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	8d	1	1.15mi
2104 N Williams Cir Chester, PA	4.0	1.5	1540	$1,895	$1.23	44d	1	1.17mi
206 W Parkway Ave Chester, PA	2.0	1.0	1666	$1,450	$0.87	25d	1	1.33mi
2725 W 3rd St Unit 2723 Chester, PA	4.0	1.5	1925	$1,425	$0.74	25d	1	1.46mi
2723 W 3rd St Unit 1F Chester, PA	4.0	1.5	1800	$1,500	$0.83	44d	1	1.46mi
2723 W 3rd St Unit 1F Chester, PA	4.0	1.5	1800	$1,425	$0.79	21d	1	1.46mi
2723 W 3rd St Unit 1F Chester, PA	4.0	1.5	1800	$1,425	$0.79	25d	1	1.46mi
2723 W 3rd St Unit 1F Chester, PA	4.0	1.5	1800	$1,425	$0.79	6d	1	1.46mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	6d	1	1.47mi
425 Highland Ave Apt A Chester, PA	2.0	1.5	1829	$1,000	$0.55	44d	1	1.48mi
1348 Elson Rd Brookhaven, PA	3.0	2.5	2000	$2,200	$1.10	2d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $130,000 Active 59 DOM
2. 2026-06-17
   days on market $130,000 Active 58 DOM
3. 2026-06-16
   days on market $130,000 Active 57 DOM
4. 2026-06-15
   days on market $130,000 Active 56 DOM
5. 2026-06-13
   days on market $130,000 Active 54 DOM
6. 2026-06-13
   days on market $130,000 Active 53 DOM
7. 2026-06-09
   days on market $130,000 Active 50 DOM
8. 2026-06-08
   pricedays on market $130,000 Active 49 DOM
9. 2026-06-07
   days on market $140,000 Active 48 DOM
10. 2026-06-04
    days on market $140,000 Active 45 DOM
11. 2026-06-03
    days on market $140,000 Active 44 DOM
12. 2026-06-02
    days on market $140,000 Active 43 DOM
13. 2026-06-01
    days on market $140,000 Active 42 DOM
14. 2026-05-31
    days on market $140,000 Active 41 DOM
15. 2026-04-22
    price $140,000
16. 2026-04-21
    listed $189,999 Active
17. 2026-02-21
    historical $189,999

ⓘ 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: $3,811 · $318/mo
• Projected year-2 tax: $3,811 · $318/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 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,833
• − Mortgage interest: −$7,282
• − Property taxes: −$3,811
• − Insurance: −$650
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$3,782
• Taxable income: $295
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,166/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

-26.3% since first listed

3 events — show timeline

• 2026-04-22 Price Changed $140,000 BRIGHT MLS
• 2026-04-21 Listed $189,999 BRIGHT MLS
• 2026-02-21 Coming Soon $189,999 BRIGHT MLS

Property tax history

+24.4%/yr

Latest (2026): $3,811 · +143.3% YoY. Source: county tax records.