525 Welsh St · Chester, PA 19013

$275,000

None bd · None ba · — sqft · MultiFamily · 19 Days on market

Built 1905

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Investment Opportunity Deal: 4-Unit Apartment and storefront in Chester Overview: This 4-unit apartment and storefront building in Chester presents an exceptional investment opportunity with strong income potential. Fully rented and generating monthly cashflow. This property is perfect for savvy investors looking to enhance their portfolio. Key Features: Consistent Cash Flow: With all units currently occupied, you can start collecting income right away, ensuring immediate cash flow from day one. Prime Location: Situated in a desirable area, this property benefits from high demand for rental units, making it an attractive option for tenants and investors alike. Diverse Rental Income: The

Key facts

• Built 1905
• Listed 19 days

Property features AI

Finance

• Financial info: Total of 4 units in the building; Improvement assessed value listed; Land assessed value listed; Tax assessed value and annual tax reported; Assessment year reported

Exterior

• Utilities: Public water; Public septic; Natural gas service
• Home design: Fee simple ownership; Estimated year built
• Construction: Concrete perimeter foundation; Above grade and below grade structures
• Exterior features: Lot dimensions approximately 20 x 139 feet; No tidal water on property

Interior

• Bedrooms: 4 single-room units
• Heating & cooling: Baseboard hot water heating; Radiator heating; Natural gas fuel for heating and hot water
• Interior features: End of row/townhouse structure

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2.0-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $765/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.6% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $6,279/mo this rent would consume 183% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $77k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $270,875 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.28% ✓
• Cap rate: 19.65%
• Cash-on-cash: 47.69%
• DSCR: 3.12
• GRM: 3.6

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 E 4th St	0.16mi	4/—	1,504	9mo	$77,000	$51	73
323 W 7th St	0.45mi	5/—	2,885	1mo	$280,000	$97	66
523 Concord Ave	0.41mi	8/—	3,000	7mo	$400,000	$133	63
619 Fulton St	0.48mi	3/—	1,716	7mo	$205,000	$119	59
428 Penn St	0.32mi	2/—	1,680	17mo	$160,800	$96	58
332 Kerlin St	0.65mi	4/—	1,784	2mo	$69,900	$39	55
610 E 9th St	0.50mi	6/—	1,760	13mo	$193,500	$110	54
608 E 9th St	0.50mi	5/—	1,776	15mo	$193,500	$109	52
1117 Upland St	0.47mi	4/—	1,296	17mo	$190,000	$147	52
329 Rose St	0.45mi	2/2.0	1,777	19mo	$169,900	$96	51
927 Morton Ave	0.56mi	5/—	2,184	19mo	$59,000	$27	45
1127 Kerlin St	0.75mi	3/—	1,768	17mo	$155,000	$88	38

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: 49.5%
• Equity multiple: 3.28×
• Total profit: $175,890
• Equity at exit: $41,003

10-year hold

• IRR: 56.6%
• Equity multiple: 7.72×
• Total profit: $517,712
• Equity at exit: $23,777

Cash invested: $77,000 (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: 14.6×

Monthly cashflow live

• Estimated rent: $6,279 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,319
• Net cashflow: $3,060

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 46%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$6,280
Total (4 units)			$6,279

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	7d	1	0.27mi
428 Penn St Unit 1 Chester, PA	1.0	1.0	1680	$1,295	$0.77	17d	1	0.35mi
210 W 5th St Unit 1a Chester, PA	1.0	2.0	1400	$1,400	$1.00	43d	1	0.36mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	43d	1	0.36mi
519 E 9th St Unit 1F Chester, PA	1.0	1.0	550	$1,050	$1.91	24d	1	0.39mi
535 Moya St Chester, PA	2.0	1.0	624	$1,200	$1.92	43d	1	0.44mi
523 Concord Ave Unit 2R Chester, PA	1.0	1.0	700	$1,050	$1.50	43d	1	0.44mi
610 E 9th St Apt 2 Claymont, DE	3.0	1.0	1760	$1,300	$0.74	43d	1	0.46mi
608 E 9th St Unit 2 Chester, PA	2.0	1.0	1776	$1,400	$0.79	43d	1	0.46mi
608 E 9th St Unit 2 Chester, PA	2.0	1.0	—	$1,400	—	17d	1	0.46mi
336 W 8th St Apt D Chester, PA	1.0	1.0	—	$1,215	—	12d	1	0.53mi
1470 Providence Ave Chester, PA	2.0	1.0	—	$1,250	—	43d	1	0.68mi
901 W 8th St Chester, PA	1.0	1.5	836	$1,500	$1.79	43d	1	0.80mi
1211 Johnson St Chester, PA	3.0	1.0	882	$1,500	$1.70	2d	1	0.81mi
1100 Remington St Chester, PA	3.0	1.0	—	$1,515	—	43d	1	0.81mi
1111 Morton Ave Unit B Chester, PA	1.0	1.0	—	$1,100	—	43d	1	0.83mi
1124 Thomas St Chester, PA	3.0	1.0	1046	$1,200	$1.15	24d	1	0.85mi
1118 Brown St Unit 318 Chester, PA	3.0	1.0	1092	$1,900	$1.74	14d	1	0.85mi
24 E 18th St Unit 1st fl Chester, PA	1.0	1.0	600	$1,065	$1.77	5d	1	0.88mi
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	43d	1	0.89mi
1206 Thomas St Chester, PA	3.0	1.0	833	$1,399	$1.68	24d	1	0.91mi
2013 Edgmont Ave Chester, PA	3.0	1.0	—	$1,600	—	20d	1	0.99mi
1406 Morton Ave Chester, PA	3.0	1.0	—	$1,500	—	43d	1	1.01mi
726 E 18th St Chester, PA	3.0	1.5	1584	$2,200	$1.39	14d	1	1.02mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	43d	1	1.02mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	43d	1	1.15mi
2015 Hyatt St Chester, PA	3.0	1.0	988	$1,950	$1.97	10d	1	1.16mi
209 W Parkway Ave Apt B Chester, PA	2.0	1.0	—	$1,415	—	43d	1	1.19mi
1312 E 13th St Crum Lynne, PA	3.0	1.0	1280	$1,940	$1.52	18d	1	1.21mi
206 W Parkway Ave Chester, PA	2.0	1.0	1666	$1,450	$0.87	24d	1	1.22mi
936 Simpson St Crum Lynne, PA	2.0	1.0	—	$1,350	—	14d	1	1.22mi
1 Church St Brookhaven, PA	1.0	1.0	—	$650	—	24d	1	1.23mi
920 E 21st St Unit 2 Chester, PA	1.0	1.0	563	$1,000	$1.78	11d	1	1.26mi
920 E 21st St Unit 16 Chester, PA	1.0	1.0	—	$1,000	—	43d	1	1.26mi
920 E 21st St Unit 1BR Chester, PA	1.0	1.0	650	$1,000	$1.54	24d	1	1.26mi
2614 Cisco Ct Unit A Brookhaven, PA	2.0	1.0	—	$1,600	—	43d	1	1.29mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	5d	1	1.29mi
1000 MacDade Blvd Chester, PA	1.0	1.0	—	$1,100	—	5d	1	1.30mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	4d	13	1.30mi
500 E 24th St Chester, PA	1.0–2.0	1.0	—	$1,150	—	4d	2	1.31mi

Listing history 15 events

1. 2026-06-18
   days on market $275,000 Active 19 DOM
2. 2026-06-17
   days on market $275,000 Active 18 DOM
3. 2026-06-16
   days on market $275,000 Active 17 DOM
4. 2026-06-15
   days on market $275,000 Active 16 DOM
5. 2026-06-13
   days on market $275,000 Active 14 DOM
6. 2026-06-13
   days on market $275,000 Active 13 DOM
7. 2026-06-09
   days on market $275,000 Active 10 DOM
8. 2026-06-08
   days on market $275,000 Active 9 DOM
9. 2026-06-07
   days on market $275,000 Active 8 DOM
10. 2026-06-04
    days on market $275,000 Active 5 DOM
11. 2026-06-03
    days on market $275,000 Active 4 DOM
12. 2026-06-02
    days on market $275,000 Active 3 DOM
13. 2026-06-01
    days on market $275,000 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $275,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $75,348
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$6,028
• − Management: −$6,028
• − Depreciation: −$8,000
• Taxable income: $34,388
• Est. tax owed @ 24.0%: −$8,253
• After-tax cash flow: $28,466/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

+12.2% since first listed

11 events — show timeline

• 2026-05-31 Price Changed $275,000 BRIGHT MLS
• 2026-05-31 Relisted — BRIGHT MLS
• 2026-03-25 Listing Removed — BRIGHT MLS
• 2026-03-25 Relisted — BRIGHT MLS
• 2026-02-09 Listing Removed — BRIGHT MLS
• 2026-02-09 Listed $300,000 BRIGHT MLS
• 2024-06-30 Listing Removed — BRIGHT MLS
• 2024-03-05 Price Changed $300,000 BRIGHT MLS
• 2024-01-10 Listed $325,000 BRIGHT MLS
• 2011-09-30 Listing Removed — BRIGHT MLS
• 2011-03-29 Listed $245,000 BRIGHT MLS