105 E 22nd St · Chester, PA 19013

$125,000

3 bd · 1.5 ba · 1,418 sqft · SingleFamily public records · 269 Days on market

Built 1945 2,178 sqft lot $88/sqft · at area comps Est $131k · 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 +26.1/30.0
• ARV discount +9.6/15.0
• DSCR +8.8/10.0
• 1% rule +8.2/10.0
• 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

Long term tenant! Over 20yrs! Currently rented for $1,150.00. Lease ending 8/31/2026 A solid investment property in the heart of Chester! This classic single-family home boasts durable brick construction, a manageable lot. Making it ideal for low-maintenance ownership. Inside, you’ll find a functional layout with a mix of hardwood and carpeted flooring, ample natural light, and generous ceiling heights that appeal to tenants seeking comfort and space. With public water and sewer, central heating, and wall-unit cooling, the home is equipped with reliable utilities to keep operating costs predictable. The property is situated within the Chester-Upland School District and is located in a convenient area with strong rental demand, making it an excellent candidate for steady cash flow. Whether you’re expanding your rental portfolio or looking for an affordable entry-point investment, 105 E 22nd Street offers the perfect blend of value, durability, and income potential.

Key facts

• Ample natural light
• Manageable lot
• Brick construction

Tags

• BRICK CONSTRUCTION
• MANAGEABLE LOT
• HARDWOOD AND CARPETED FLOORING
• AMPLE NATURAL LIGHT
• GENEROUS CEILING HEIGHTS
• PUBLIC WATER AND SEWER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 7.5% in Chester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1,653/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 $864 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $125k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1945 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.32% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 6.3

CMA / ARV

• ARV (median comp): $130,988
• List price: $125,000
• Delta: -4.57%
• 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
704 E 18th St	0.40mi	3/1.0	1,409 (-1%)	1mo	$242,000	$172	78
2420 Edgmont Ave	0.34mi	3/1.0	1,295 (-9%)	2mo	$205,000	$158	66
30 W Avon Rd	0.52mi	4/1.0 (+1)	1,383 (-2%)	1mo	$310,000	$224	64
25 W Elbon Rd	0.68mi	3/1.5	1,409 (-1%)	9mo	$310,000	$220	60
100 E Roland Rd	0.60mi	3/2.5	1,310 (-8%)	5mo	$260,250	$199	51
237-E Roland Rd	0.73mi	3/1.5	1,342 (-5%)	10mo	$290,000	$216	48
245 E Roland Rd	0.74mi	3/2.5	1,388 (-2%)	13mo	$310,000	$223	47
108 E Parkway Ave	0.49mi	3/1.5	1,624 (+14%)	8mo	$279,900	$172	46
101 E Chelton Rd	0.71mi	4/1.5 (+1)	1,498 (+6%)	9mo	$335,000	$224	45
2901 Arlington Ave	0.68mi	3/1.0	1,206 (-15%)	4mo	$316,500	$262	38
29 Ridley Dr	0.64mi	2/3.0 (-1)	1,541 (+9%)	10mo	$406,300	$264	37
12 W Roland Rd	0.61mi	4/1.5 (+1)	1,603 (+13%)	10mo	$320,000	$200	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: 4.7%
• Equity multiple: 1.19×
• Total profit: $6,686
• Equity at exit: $18,638

10-year hold

• IRR: 17.8%
• Equity multiple: 2.77×
• Total profit: $61,971
• Equity at exit: $10,808

Cash invested: $35,000 (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: 140
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,653 high
• Mortgage (P&I): −$656
• Tax from tax record: −$282 /mo · $3,387/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $316

Break-even live

Break-even rent $1,253

Max offer price $125,000

Occupancy floor 76%

Sensitivity live

Price	-10% $387	-5% $352	+0% $316	+5% $281	+10% $245
Rent	-10% $186	-5% $251	+0% $316	+5% $381	+10% $447
Rate	-1.0pp $379	-0.5pp $348	base $316	+0.5pp $284	+1.0pp $251

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 E 21st St Unit A Chester, PA	2.0	1.0	900	$1,250	$1.39	45d	1	0.09mi
314 E 24th St Chester, PA	2.0	1.0–1.5	800	$1,500	$1.88	0d	12	0.20mi
125 W 21st St Chester, PA	4.0	1.5	1152	$1,850	$1.61	25d	1	0.22mi
2701 Madison St Chester, PA	1.0–2.0	1.0	860	$1,533	$1.78	3d	10	0.27mi
2015 Hyatt St Chester, PA	3.0	1.5	988	$1,950	$1.97	0d	1	0.41mi
25 W Parkway Ave Chester, PA	3.0	1.0	1324	$1,600	$1.21	6d	1	0.41mi
330 W 21st St Chester, PA	3.0	1.0	1152	$1,500	$1.30	45d	1	0.43mi
726 E 18th St Chester, PA	3.0	1.5	1584	$2,200	$1.39	16d	1	0.43mi
206 W Parkway Ave Chester, PA	2.0	1.0	1666	$1,450	$0.87	25d	1	0.51mi
30 W Roland Rd Brookhaven, PA	3.0	1.0	1424	$1,695	$1.19	45d	1	0.62mi
1510 Washington Ave Chester, PA	4.0	1.5	1280	$2,000	$1.56	19d	1	0.70mi
1127 Walnut St Chester, PA	4.0	1.5	1312	$1,600	$1.22	9d	1	0.74mi
921 E 15th St Chester, PA	3.0	1.0	1279	$1,650	$1.29	0d	1	0.75mi
1016 Potter St Chester, PA	4.0	1.5	1536	$1,750	$1.14	25d	1	0.80mi
1211 Johnson St Chester, PA	3.0	1.0	882	$1,500	$1.70	4d	1	0.80mi
1012 Potter St Chester, PA	4.0	1.0	1536	$1,650	$1.07	45d	1	0.80mi
89 Park Valley Ln Brookhaven, PA	2.0	1.5	984	$1,705	$1.73	45d	1	0.85mi
1118 Brown St Unit 318 Chester, PA	3.0	1.0	1092	$1,900	$1.74	16d	1	0.87mi
51 Park Valley Ln Brookhaven, PA	2.0	1.5	990	$1,795	$1.81	19d	1	0.87mi
814 Upland St Chester, PA	3.0	1.0	1344	$1,525	$1.13	9d	1	0.92mi
608 E 9th St Unit 2 Chester, PA	2.0	1.0	1776	$1,400	$0.79	45d	1	0.92mi
610 E 9th St Apt 2 Claymont, DE	3.0	1.0	1760	$1,300	$0.74	45d	1	0.92mi
1124 Thomas St Chester, PA	3.0	1.0	1046	$1,200	$1.15	25d	1	0.96mi
407 Beech Rd Apt B Wallingford, PA	2.0	1.0	998	$1,600	$1.60	45d	1	1.01mi
1312 E 13th St Crum Lynne, PA	3.0	1.0	1280	$1,940	$1.52	19d	1	1.12mi
739 Pennsylvania Ave Wallingford, PA	3.0	1.0	1026	$2,100	$2.05	9d	1	1.23mi
1433 Grant Ave Unit B Woodlyn, PA	2.0	1.0	1200	$1,450	$1.21	45d	1	1.25mi
768 Putnam Blvd Unit A Wallingford, PA	2.0	1.0	889	$1,595	$1.79	25d	1	1.29mi
418 Penn St Chester, PA	3.0	1.0	1250	$1,350	$1.08	45d	1	1.31mi
732 Putnam Blvd Wallingford, PA	2.0	1.0	889	$1,700	$1.91	6d	1	1.32mi
800 Avondale Rd Unit I2-O Wallingford, PA	2.0	2.0	1848	$2,200	$1.19	16d	1	1.40mi

Listing history 23 events

1. 2026-06-21
   days on market $125,000 Active 269 DOM
2. 2026-06-18
   days on market $125,000 Active 266 DOM
3. 2026-06-17
   days on market $125,000 Active 265 DOM
4. 2026-06-16
   days on market $125,000 Active 264 DOM
5. 2026-06-15
   days on market $125,000 Active 263 DOM
6. 2026-06-13
   days on market $125,000 Active 261 DOM
7. 2026-06-13
   days on market $125,000 Active 260 DOM
8. 2026-06-10
   price $125,000 Active 257 DOM
9. 2026-06-09
   days on market $140,000 Active 257 DOM
10. 2026-06-08
    days on market $140,000 Active 256 DOM
11. 2026-06-07
    days on market $140,000 Active 255 DOM
12. 2026-06-04
    days on market $140,000 Active 252 DOM
13. 2026-06-03
    days on market $140,000 Active 251 DOM
14. 2026-06-02
    days on market $140,000 Active 250 DOM
15. 2026-06-01
    days on market $140,000 Active 249 DOM
16. 2026-05-31
    days on market $140,000 Active 248 DOM
17. 2025-09-25
    listed $140,000 Active 993-char remark

    Show marketing remark (993 chars)

    Long term tenant! Over 20yrs! Currently rented for $1,150.00. Lease ending 8/31/2026 A solid investment property in the heart of Chester! This classic single-family home boasts durable brick construction, a manageable lot. Making it ideal for low-maintenance ownership. Inside, you’ll find a functional layout with a mix of hardwood and carpeted flooring, ample natural light, and generous ceiling heights that appeal to tenants seeking comfort and space. With public water and sewer, central heating, and wall-unit cooling, the home is equipped with reliable utilities to keep operating costs predictable. The property is situated within the Chester-Upland School District and is located in a convenient area with strong rental demand, making it an excellent candidate for steady cash flow. Whether you’re expanding your rental portfolio or looking for an affordable entry-point investment, 105 E 22nd Street offers the perfect blend of value, durability, and income potential.

18. 2023-11-15
    historical
19. 2023-05-15
    listed $135,000 Active
20. 2022-08-03
    soldstatus $75,000
21. 2015-09-01
    historical
22. 2010-03-01
    listed $66,900
23. 2002-04-15
    soldstatus $17,000

ⓘ 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: $3,387 · $282/mo
• Projected year-2 tax: $3,387 · $282/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: $19,838
• − Mortgage interest: −$7,002
• − Property taxes: −$3,387
• − Insurance: −$625
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$3,636
• Taxable income: $2,013
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $3,310/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

+723.5% since first listed

7 events — show timeline

• 2025-09-25 Listed $140,000 BRIGHT MLS
• 2023-11-15 Listing Removed — BRIGHT MLS
• 2023-05-15 Listed $135,000 BRIGHT MLS
• 2022-08-03 Sold (Public Records) $75,000 Public Records
• 2015-09-01 Listing Removed — BRIGHT MLS
• 2010-03-01 Listed $66,900 BRIGHT MLS
• 2002-04-15 Sold (Public Records) $17,000 Public Records

Property tax history

+18.9%/yr

Latest (2026): $3,387 · +143.3% YoY. Source: county tax records.