141 W 21st St · Chester, PA 19013

$139,900

3 bd · 1.0 ba · 1,152 sqft · Townhouse public records · 77 Days on market

Built 1948 1,742 sqft lot $121/sqft · at area comps Est $135k · at est.

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Why this score? — see what drove the C- 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 +21.2/30.0
• 1% rule +6.8/10.0
• DSCR +6.8/10.0
• ARV discount +5.7/15.0
• 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

Listing remarks MLS

Tenant occupied- section 8

Key facts

• Built 1948
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% 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); 140 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,651/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 $967 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1948 — 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 $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.18% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 7.1

CMA / ARV

• ARV (median comp): $134,578
• List price: $139,900
• Delta: 3.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 W 21st St	0.03mi	3/1.5	1,152 (0%)	1mo	$135,000	$117	96
200 W 21st St	0.04mi	3/1.0	1,152 (0%)	3mo	$160,000	$139	95
21 W 21st St	0.09mi	3/1.0	1,151 (-0%)	3mo	$137,500	$119	93
312 W 21st St	0.15mi	3/1.0	1,152 (0%)	2mo	$155,000	$135	91
248 W 22nd St	0.13mi	3/1.0	1,152 (0%)	5mo	$130,000	$113	89
327 W 21st St	0.17mi	3/1.5	1,152 (0%)	2mo	$105,312	$91	89
1137 Mulberry St	0.45mi	3/1.5	1,122 (-3%)	2mo	$235,000	$209	71
2419 Upland St	0.41mi	3/1.0	1,212 (+5%)	3mo	$105,000	$87	70
2535 Lindsay St	0.38mi	3/1.0	1,088 (-6%)	5mo	$80,000	$74	69
2534 Sandeland St	0.38mi	2/1.0 (-1)	1,204 (+4%)	4mo	$190,000	$158	67
1009 Mulberry St	0.56mi	3/1.5	1,078 (-6%)	5mo	$215,000	$199	57
210 Sunnyside Ave	0.34mi	3/1.5	1,312 (+14%)	6mo	$125,000	$95	54

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: 0.92×
• Total profit: $-2,996
• Equity at exit: $20,860

10-year hold

• IRR: 11.9%
• Equity multiple: 2.13×
• Total profit: $44,174
• Equity at exit: $12,096

Cash invested: $39,172 (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 19013

• Rents YoY: 6.9%
• Active inventory: 140
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$734
• Tax from tax record: −$311 /mo · $3,727/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $202

Break-even live

Break-even rent $1,396

Max offer price $139,900

Occupancy floor 83%

Sensitivity live

Price	-10% $281	-5% $242	+0% $202	+5% $162	+10% $123
Rent	-10% $72	-5% $137	+0% $202	+5% $267	+10% $332
Rate	-1.0pp $272	-0.5pp $238	base $202	+0.5pp $166	+1.0pp $129

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	25d	1	0.02mi
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	44d	1	0.15mi
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	44d	1	0.20mi
2219 Madison St Unit B Chester, PA	2.0	1.0	800	$1,000	$1.25	44d	1	0.25mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	6d	1	0.36mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	5d	13	0.42mi
2701 Madison St Chester, PA	1.0–2.0	1.0	860	$1,533	$1.78	2d	10	0.47mi
2607 Edgmont Ave Unit 2F Brookhaven, PA	2.0	1.0	850	$1,600	$1.88	25d	1	0.51mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	44d	1	0.56mi
2015 Hyatt St Chester, PA	3.0	1.0	988	$1,950	$1.97	11d	1	0.60mi
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	8d	1	0.71mi
1510 Washington Ave Chester, PA	4.0	1.5	1280	$2,000	$1.56	19d	1	0.80mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	8d	1	0.82mi
1211 Johnson St Chester, PA	3.0	1.0	882	$1,500	$1.70	3d	1	0.85mi
1944 Ridley Mill Ln Woodlyn, PA	2.0	1.0	840	$1,600	$1.90	44d	1	0.91mi
89 Park Valley Ln Brookhaven, PA	2.0	1.5	984	$1,705	$1.73	44d	1	0.92mi
51 Park Valley Ln Brookhaven, PA	2.0	1.5	990	$1,795	$1.81	19d	1	0.92mi
1118 Brown St Unit 318 Chester, PA	3.0	1.0	1092	$1,900	$1.74	15d	1	0.92mi
1124 Thomas St Chester, PA	3.0	1.0	1046	$1,200	$1.15	25d	1	1.00mi
1206 Thomas St Chester, PA	3.0	1.0	833	$1,399	$1.68	25d	1	1.02mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	44d	1	1.12mi
407 Beech Rd Apt B Wallingford, PA	2.0	1.0	998	$1,600	$1.60	44d	1	1.15mi
1312 E 13th St Crum Lynne, PA	3.0	1.0	1280	$1,940	$1.52	19d	1	1.23mi
403 Trenton Ct Wallingford, PA	2.0	1.0	775	$2,250	$2.90	2d	1	1.27mi
1224 Elson Rd Brookhaven, PA	3.0	2.0	1200	$1,900	$1.58	18d	1	1.33mi
739 Pennsylvania Ave Wallingford, PA	3.0	1.0	1026	$2,100	$2.05	8d	1	1.36mi
1400 MacDade Blvd Woodlyn, PA	1.0–2.0	1.0	775	$1,600	$2.06	44d	2	1.37mi
404 Nashville Ct Wallingford, PA	2.0	1.0	868	$1,750	$2.02	19d	1	1.38mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–2.0	775	$1,695	$2.19	6d	4	1.38mi
280 Bridgewater Rd Brookhaven, PA	1.0–2.0	1.0–1.5	775	$1,800	$2.32	25d	2	1.38mi
1315 Harshaw Rd Brookhaven, PA	3.0	2.5	1260	$2,395	$1.90	2d	1	1.38mi
768 Putnam Blvd Unit A Wallingford, PA	2.0	1.0	889	$1,595	$1.79	25d	1	1.42mi
925 W 3rd St Chester, PA	4.0	1.0	1500	$1,700	$1.13	19d	1	1.42mi
532 Brookhaven Rd Brookhaven, PA	1.0–2.0	1.0	720	$1,690	$2.35	2d	10	1.43mi
732 Putnam Blvd Wallingford, PA	2.0	1.0	889	$1,700	$1.91	6d	1	1.46mi
1433 Grant Ave Unit B Woodlyn, PA	2.0	1.0	1200	$1,450	$1.21	44d	1	1.46mi

Listing history 28 events

1. 2026-06-21
   days on market $139,900 Active 77 DOM
2. 2026-06-18
   days on market $139,900 Active 74 DOM
3. 2026-06-17
   days on market $139,900 Active 73 DOM
4. 2026-06-16
   days on market $139,900 Active 72 DOM
5. 2026-06-15
   days on market $139,900 Active 71 DOM
6. 2026-06-13
   days on market $139,900 Active 69 DOM
7. 2026-06-13
   days on market $139,900 Active 68 DOM
8. 2026-06-09
   days on market $139,900 Active 65 DOM
9. 2026-06-08
   days on market $139,900 Active 64 DOM
10. 2026-06-07
    days on market $139,900 Active 63 DOM
11. 2026-06-04
    days on market $139,900 Active 60 DOM
12. 2026-06-03
    days on market $139,900 Active 59 DOM
13. 2026-06-02
    days on market $139,900 Active 58 DOM
14. 2026-06-01
    days on market $139,900 Active 57 DOM
15. 2026-05-31
    days on market $139,900 Active 56 DOM
16. 2026-05-09
    price $139,900 26-char remark

    Show marketing remark (26 chars)

    Tenant occupied- section 8

17. 2026-04-18
    price $149,900 26-char remark

    Show marketing remark (26 chars)

    Tenant occupied- section 8

18. 2026-04-05
    listed $159,900 Active 26-char remark

    Show marketing remark (26 chars)

    Tenant occupied- section 8

19. 2021-11-15
    soldstatus $75,000
20. 2021-10-29
    soldstatus $75,000 Closed 344-char remark

    Show marketing remark (344 chars)

    Great opportunity for an investor or first home. This 3 bedroom, 1 bathroom home is convenient to I-95, Route 1, and blocks from Widener University. Tax information reflects County Tax. City and School taxes will be updated as they become available. Tenant occupied. Motivated sellers! Property is being sold as-is. Make your appointment today!

21. 2021-10-12
    status Pending 344-char remark

    Show marketing remark (344 chars)

    Great opportunity for an investor or first home. This 3 bedroom, 1 bathroom home is convenient to I-95, Route 1, and blocks from Widener University. Tax information reflects County Tax. City and School taxes will be updated as they become available. Tenant occupied. Motivated sellers! Property is being sold as-is. Make your appointment today!

22. 2021-09-19
    price $89,000 344-char remark

    Show marketing remark (344 chars)

    Great opportunity for an investor or first home. This 3 bedroom, 1 bathroom home is convenient to I-95, Route 1, and blocks from Widener University. Tax information reflects County Tax. City and School taxes will be updated as they become available. Tenant occupied. Motivated sellers! Property is being sold as-is. Make your appointment today!

23. 2021-09-14
    listed $95,000 Active 344-char remark

    Show marketing remark (344 chars)

    Great opportunity for an investor or first home. This 3 bedroom, 1 bathroom home is convenient to I-95, Route 1, and blocks from Widener University. Tax information reflects County Tax. City and School taxes will be updated as they become available. Tenant occupied. Motivated sellers! Property is being sold as-is. Make your appointment today!

24. 2015-01-20
    soldstatus $46,470
25. 2007-12-13
    soldstatus $70,000
26. 2007-11-12
    soldstatus $70,000
27. 2007-09-14
    historical
28. 2007-09-07
    listed $70,000

ⓘ 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: $3,727 · $311/mo
• Projected year-2 tax: $3,727 · $311/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 ≥103°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: $19,816
• − Mortgage interest: −$7,837
• − Property taxes: −$3,727
• − Insurance: −$700
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$4,070
• Taxable income: $313
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $2,349/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

+99.9% since first listed

13 events — show timeline

• 2026-05-09 Price Changed $139,900 BRIGHT MLS
• 2026-04-18 Price Changed $149,900 BRIGHT MLS
• 2026-04-05 Listed $159,900 BRIGHT MLS
• 2021-11-15 Sold (Public Records) $75,000 Public Records
• 2021-10-29 Sold (MLS) $75,000 BRIGHT MLS
• 2021-10-12 Pending — BRIGHT MLS
• 2021-09-19 Price Changed $89,000 BRIGHT MLS
• 2021-09-14 Listed $95,000 BRIGHT MLS
• 2015-01-20 Sold (Public Records) $46,470 Public Records
• 2007-12-13 Sold (Public Records) $70,000 Public Records
• 2007-11-12 Sold (MLS) $70,000 BRIGHT MLS
• 2007-09-14 Listing Removed — BRIGHT MLS
• 2007-09-07 Listed $70,000 BRIGHT MLS

Property tax history

+18.7%/yr

Latest (2026): $3,727 · +143.3% YoY. Source: county tax records.