1402 Cosgrove St · Linwood, PA 19061

$144,000

2 bd · 1.0 ba · 720 sqft · Townhouse public records · 1 Days on market

Built 1955 1,742 sqft lot Est $195k · 26% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1402 Cosgrove St in Marcus Hook, PA — a thoughtfully updated 3-bedroom, 1 full bath split-level home offering comfortable living spaces, modern finishes, and great everyday functionality. Step inside to a bright living room with high ceilings that create an open, airy feel and make the space live larger. The living room, upper-level bedrooms, and full bath feature luxury vinyl plank flooring, giving the home a clean, cohesive look with easy-care appeal. The full bath is enhanced by a skylight, bringing in natural light and adding a fresh, inviting touch. On the lower level, you’ll find tile flooring, bright kitchen cabinetry, and convenient built-ins throughout the ho

Key facts

• Bright living room
• Tile flooring
• Built 1955

Tags

• UPDATED SPLIT-LEVEL HOME
• BRIGHT LIVING ROOM
• LUXURY VINYL PLANK FLOORING
• SKYLIGHT IN FULL BATH
• TILE FLOORING
• BRIGHT KITCHEN CABINETRY

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service available; Phone service available; Cable TV available
• Home design: Interior townhouse/rowhouse; Facing not specified
• Construction: Brick construction; Flat roof; Crawl space foundation; Built year as recorded by assessor
• Exterior features: Patio(s); Property in good condition; Pets allowed with no restrictions

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: Two bedrooms on the upper level; One bedroom on the lower level
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Skylights; Tub with shower
• Laundry & utility: Laundry hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $144k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $144k).

Location & tenants

• Location reads 79/100 on livability (#234 in PA, #2,020 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: commute D+, amenities F.
• Chichester SD (suburban): math 19% / reading 41% proficiency, ranked #438 of 539 in PA (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.8%/yr); 68 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $996 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $64k; list at $144k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $144,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $195,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1412 Simpson St	0.04mi	3/1.0 (+1)	720 (0%)	7mo	$195,000	$271	87
325 White Ave	0.09mi	3/1.0 (+1)	720 (0%)	6mo	$179,900	$250	86
1414 Simpson St	0.04mi	3/1.0 (+1)	720 (0%)	11mo	$175,000	$243	84
332 White Ave	0.12mi	3/2.0 (+1)	720 (0%)	2mo	$230,000	$319	84
119 Chadwick Ave	0.25mi	3/1.0 (+1)	720 (0%)	2mo	$213,000	$296	82
156 Fronefield Ave	0.28mi	2/1.5	720 (0%)	8mo	$160,000	$222	78
135 Ervin	0.25mi	3/1.5 (+1)	720 (0%)	5mo	$118,000	$164	78
105 Fronefield Ave	0.32mi	3/1.5 (+1)	720 (0%)	1mo	$146,000	$203	77
163 Chadwick Ave	0.19mi	3/1.5 (+1)	720 (0%)	9mo	$175,000	$243	77
1556 Summit St	0.33mi	3/1.5 (+1)	720 (0%)	4mo	$216,000	$300	74
111 Ervin Ave	0.28mi	3/1.5 (+1)	720 (0%)	10mo	$196,000	$272	71
1592 Summit St	0.38mi	3/1.0 (+1)	720 (0%)	10mo	$199,900	$278	69

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 · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,033
• Equity at exit: $21,471

10-year hold

• IRR: 2.9%
• Equity multiple: 1.20×
• Total profit: $7,957
• Equity at exit: $12,450

Cash invested: $40,320 (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 19061

• Rents YoY: 1.8%
• Active inventory: 68
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$755
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $268

Break-even live

Break-even rent $1,123

Max offer price $144,000

Occupancy floor 77%

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Ervin Ave Marcus Hook, PA	3.0	1.5	720	$1,595	$2.22	20d	1	0.27mi
1006 Keystone Rd Chester, PA	2.0	1.0	750	$1,200	$1.60	24d	1	0.94mi
1107-1115 Keystone Rd Chester, PA	2.0	1.0	700	$1,250	$1.79	43d	1	0.96mi
908 Keystone Rd Chester, PA	2.0	1.0	750	$1,200	$1.60	43d	1	0.97mi
2820 Chichester Ave Boothwyn, PA	1.0	1.0	750	$1,210	$1.61	43d	1	1.42mi
2820 Chichester Ave Boothwyn, PA	1.0	1.0	750	$1,197	$1.60	24d	1	1.42mi

Listing history 2 events

1. 2026-06-18
   remarks 687-char remark
2. 2026-06-18
   listed $144,000 Active 1 DOM

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $868 · $72/mo
• Projected year-2 tax: $1,572 · $131/mo
• Expected delta: +$704/yr (+$59/mo · 81.1%)

ⓘ 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 ≥104°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: $17,546
• − Mortgage interest: −$8,066
• − Property taxes: −$868
• − Insurance: −$720
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$4,189
• Taxable income: $896
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $2,997/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: Chichester SD
• NCES district ID: 4205910
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $57,612
• Composite: 26.84/100
• National rank: #7110
• State rank: #438 of 539 in PA

Livability — Linwood

• Score: 79/100
• State rank: #234
• US rank: #2020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linwood, PA
• County: Delaware County · 399,863 people
• City population: 20,135
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 19,896
• Household income: $82,005
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 612.0

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 White (74%)
• Race & ethnicity: White 74% Black 11% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Subsaharan African 3% Polish 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 3% Chinese 3% Other Indo-European 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: ▼ -187.71%
• Current HPI: 265.507
• Rent YoY: ▲ 1.83%
• 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

+126.8% since first listed

3 events — show timeline

• 2026-06-18 Listed $144,000 BRIGHT MLS
• 2026-06-18 Coming Soon $144,000 BRIGHT MLS
• 1993-06-24 Sold (Public Records) $63,500 Public Records

Property tax history

-7.2%/yr

Latest (2026): $868 · -67.7% YoY. Source: county tax records.