1008 Painters Xing #1008 · Chadds Ford, PA 19317

$249,500

2 bd · 2.0 ba · 1,138 sqft · Condo public records · 8 Days on market

Built 1972 $622/mo HOA · 29% of rent

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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).

• ARV discount +7.5/15.0
• Schools +7.2/10.0
• Cash flow +6.6/30.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in Ready! Painter's Crossing Condo offers maintenance free living at it's best! Newer updates incl; vinyl SGD to Balcony, front loading W/ D, energy eff refrig/freezer, S/C gas oven/range, microwave & GD. Beautiful Oak Kitchen. Home was used as a 2 Bedroom with Office but can be a 3rd Bedroom if needed. Neutral carpet & freshly painted, gas fireplace in Living Room. Updated Baths both with tub showers. Roof was recently replaced in 1000 bldg. Updated heater, pull down steps for Attic storage & extra storage at the end of the building. Picturesque Brandywine Valley, shops, theatres, museums at your doorstep, award winning Unionville- Chadds Ford Schools. Amenities for condo include pool, tennis court, picnic area, tot lot & walking trails. Quiet country setting yet so close to everything! Seller will share in the 4 months cap contribution fee at settlement!

Key facts

• Newer stove
• Updated baths
• Balcony

Tags

• GAS FIREPLACE
• BALCONY
• UPDATED BATHS
• NEWER STOVE
• NEWER MICROWAVE
• NEWER REFRIGERATOR

Property features AI

Finance

• Other: Washer/dryer hookup in unit; Pets allowed with number limits; Ground rent paid annually
• HOA & community: Monthly HOA fee includes gas, heat, water, trash, common area maintenance, lawn maintenance, management, parking fee, snow removal, exterior building maintenance, and a cook/gas fee; Community amenities include picnic area, outdoor pool, and playground/tot lot

Exterior

• Parking: Parking fee included in HOA
• Utilities: Central air conditioning (electric); Forced air heating (natural gas); Hot water: propane; Public water; Public sewer; Municipal trash service not provided
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry on level 2; Fee simple ownership
• Construction: Stucco exterior; Shingle roof; Built year per assessor
• Exterior features: Community outdoor pool; Above-grade and below-grade structures noted; Not in a federal flood zone

Interior

• Kitchen: Refrigerator; Dishwasher; Microwave; Range hood; Disposal
• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: Two full bathrooms (all upper levels)
• Interior features: Range hood; Disposal; No basement
• Laundry & utility: Washer and dryer included; Laundry located on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (29.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (12.7% below list).
• Recommended offer: $177k (29.1% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 1.4% in Chadds Ford — 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Unionville-Chadds Ford SD (suburban): math 69% / reading 85% proficiency, ranked #4 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Unionville Hs (math 93%, 1,306 students, 5% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: 66 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 30y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $205k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• 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 $176,833 (29.1% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.87% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.07%
• DSCR: 0.69
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -28.4%
• Equity multiple: 0.05×
• Total profit: $-66,346
• Equity at exit: $37,201

10-year hold

• IRR: -27.0%
• Equity multiple: -0.29×
• Total profit: $-90,360
• Equity at exit: $21,572

Cash invested: $69,860 (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 19317

• Home prices YoY: -21.8%
• Active inventory: 66
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,308
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$104
• HOA: −$622
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-411

Break-even live

Break-even rent $2,698

Max offer price $176,833

Occupancy floor —

Sensitivity live

Price	-10% $-270	-5% $-341	+0% $-411	+5% $-482	+10% $-553
Rent	-10% $-583	-5% $-497	+0% $-411	+5% $-325	+10% $-239
Rate	-1.0pp $-286	-0.5pp $-348	base $-411	+0.5pp $-476	+1.0pp $-542

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 Painters Xing #1106 Chadds Ford, PA	1.0	1.0	810	$1,850	$2.28	44d	1	0.04mi
501 Painters Xing Chadds Ford, PA	1.0	1.0	703	$1,795	$2.55	44d	1	0.10mi
501 Painters Xing #501 Chadds Ford, PA	1.0	1.0	703	$1,895	$2.70	44d	1	0.10mi
1609 Painters Xing #1609 Chadds Ford, PA	3.0	2.5	1210	$2,900	$2.40	3d	1	0.11mi
100 Cornerstone Dr Glen Mills, PA	1.0–3.0	1.0–2.0	1146	$2,550	$2.22	2d	18	1.32mi

HOA detail condo

• Monthly dues: $622 · $7,464/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $249,500 Active 8 DOM
2. 2026-06-17
   days on market $249,500 Active 7 DOM
3. 2026-06-16
   days on market $249,500 Active 6 DOM
4. 2026-06-15
   days on market $249,500 Active 5 DOM
5. 2026-06-13
   days on market $249,500 Active 3 DOM
6. 2026-06-13
   remarks 581-char remark
7. 2026-06-13
   listed $249,500 Active 2 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: $1,161 · $97/mo
• Projected year-2 tax: $2,552 · $213/mo
• Expected delta: +$1,390/yr (+$116/mo · 119.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,123
• − Mortgage interest: −$13,976
• − Property taxes: −$1,161
• − Insurance: −$1,248
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − HOA: −$7,464
• − Depreciation: −$7,258
• Taxable loss: −$9,163
• Est. tax savings @ 24.0%: +$2,199
• After-tax cash flow: $-2,737/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: Unionville-Chadds Ford SD
• NCES district ID: 4224210
• Math proficiency: 69% ▼ -7.00%
• Reading proficiency: 85% ▼ -4.00%
• Median HH income: $121,143
• Composite: 71.91/100
• National rank: #214
• State rank: #4 of 539 in PA

Livability — Chadds Ford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,844

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 (77%)
• Race & ethnicity: White 77% Asian 12% Two or more races 6% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Italian 3% Subsaharan African 3%
• Foreign-born: 12% · China, Canada, South Korea
• Languages at home: 86% English-only · Chinese 5% Other Asian/Pacific 3% Other Indo-European 2%

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: ▼ -78.82%
• Current HPI: 282.6281
• Rent YoY: —
• Metro: —
• 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

+246.5% since first listed

22 events — show timeline

• 2026-06-11 Listed $249,500 BRIGHT MLS
• 2026-06-10 Coming Soon $249,500 BRIGHT MLS
• 2022-04-26 Sold (Public Records) $205,000 Public Records
• 2012-10-23 Sold (Public Records) $140,000 Public Records
• 2012-10-19 Sold (MLS) $140,000 TREND
• 2012-10-19 Sold (MLS) $140,000 BRIGHT MLS
• 2012-10-02 Pending — TREND
• 2012-09-27 Listing Removed — BRIGHT MLS
• 2012-08-27 Listed $153,000 TREND
• 2012-08-27 Listed $153,000 BRIGHT MLS
• 2008-12-16 Sold (Public Records) $170,000 Public Records
• 2008-12-12 Sold (MLS) $170,000 BRIGHT MLS
• 2008-09-24 Listing Removed — BRIGHT MLS
• 2008-09-02 Listed $179,900 BRIGHT MLS
• 2004-04-28 Sold (MLS) $144,000 BRIGHT MLS
• 2004-04-23 Sold (Public Records) $144,000 Public Records
• 2004-02-23 Listing Removed — BRIGHT MLS
• 2004-01-24 Listed $144,000 BRIGHT MLS
• 1998-08-10 Sold (Public Records) $76,000 Public Records
• 1996-12-31 Listing Removed — BRIGHT MLS
• 1996-03-01 Listed $78,000 BRIGHT MLS
• 1986-07-07 Sold (Public Records) $72,000 Public Records

Property tax history

-3.1%/yr

Latest (2026): $1,161 · -62.7% YoY. Source: county tax records.