40 W Birch St · South Coatesville, PA 19320

$294,000

3 bd · 2.0 ba · 2,580 sqft · SingleFamily public records · 60 Days on market

Built 1950 4,800 sqft lot $114/sqft · 29% below area Est $411k · 29% under

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Why this score? — see what drove the D 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 +15.0/15.0
• Cash flow +9.4/30.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully remodeled three bedroom Cape Cod offers the perfect blend of classic charm and modern convenience. Move in ready and thoughtfully updated throughout, this home features a desirable first floor master, providing comfort and accessibility. With two fully renovated bathrooms and convenient first floor laundry, everyday living is both practical and stylish. The spacious living room is filled with natural light, creating a warm and inviting atmosphere ideal for relaxing or entertaining. The kitchen is equipped with modern appliances and updated finishes, making it a standout space for cooking and gathering. Step outside to enjoy the expansive porch, perfect for hosting guests or unwinding after a long day. Situated on a large, fully grassed corner lot, the property offers ample outdoor space along with the potential for off-street parking. Every detail has been carefully updated, making this home a turnkey opportunity for buyers seeking quality and comfort. You can park on grass and along the lot, sellers were just cleaning up yard from renovating home.

Key facts

• First floor master
• Large corner lot
• First floor laundry

Tags

• FIRST FLOOR MASTER
• FULLY RENOVATED BATHROOMS
• FIRST FLOOR LAUNDRY
• EXPANSIVE PORCH
• LARGE CORNER LOT
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (19.4% below list).
• Recommended offer: $237k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.0% in South Coatesville — 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 67/100 on livability (#995 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, amenities F.
• Coatesville Area SD (suburban): math 18% / reading 31% proficiency, ranked #457 of 539 in PA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.8%/yr); 253 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).
• This rent runs 31% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Chester County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; list at $294k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,916 (19.4% 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. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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 D-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. 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 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: 0.81% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 10.3

CMA / ARV

• ARV (median comp): $411,461
• List price: $294,000
• Delta: -27.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 Hatteras Rd	0.73mi	3/2.5	2,672 (+4%)	15mo	$424,900	$159	45
193 Milbury Rd	0.47mi	4/2.5 (+1)	2,796 (+8%)	15mo	$530,000	$190	45

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-56,374
• Equity at exit: $43,836

10-year hold

• IRR: -8.5%
• Equity multiple: 0.43×
• Total profit: $-47,032
• Equity at exit: $25,420

Cash invested: $82,320 (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 19320

• Rents YoY: 4.8%
• Active inventory: 253
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,369 medium
• Mortgage (P&I): −$1,542
• Tax from tax record: −$415 /mo · $4,978/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-207

Break-even live

Break-even rent $2,632

Max offer price $257,345

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-124	+0% $-207	+5% $-291	+10% $-374
Rent	-10% $-395	-5% $-301	+0% $-207	+5% $-114	+10% $-20
Rate	-1.0pp $-59	-0.5pp $-133	base $-207	+0.5pp $-284	+1.0pp $-361

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: $73,500
• Closing costs: $8,820
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 S Church St Unit 2 Coatesville, PA	2.0	1.5	2912	$1,300	$0.45	6d	1	1.15mi
398 Valley Rd Coatesville, PA	4.0	1.0	2000	$2,100	$1.05	6d	1	1.15mi
420 Valley Rd Coatesville, PA	4.0	1.0	2000	$2,100	$1.05	6d	1	1.16mi
115 Columbia Dr Coatesville, PA	4.0	2.5	1752	$3,000	$1.71	2d	1	1.29mi

Listing history 37 events

1. 2026-06-21
   pricedays on market $294,000 Active 60 DOM
2. 2026-06-18
   days on market $300,000 Active 57 DOM
3. 2026-06-17
   days on market $300,000 Active 56 DOM
4. 2026-06-16
   days on market $300,000 Active 55 DOM
5. 2026-06-15
   days on market $300,000 Active 54 DOM
6. 2026-06-13
   days on market $300,000 Active 52 DOM
7. 2026-06-13
   days on market $300,000 Active 51 DOM
8. 2026-06-09
   days on market $300,000 Active 48 DOM
9. 2026-06-08
   days on market $300,000 Active 47 DOM
10. 2026-06-07
    days on market $300,000 Active 46 DOM
11. 2026-06-04
    days on market $300,000 Active 43 DOM
12. 2026-06-03
    days on market $300,000 Active 42 DOM
13. 2026-06-02
    days on market $300,000 Active 41 DOM
14. 2026-06-01
    days on market $300,000 Active 40 DOM
15. 2026-05-31
    days on market $300,000 Active 39 DOM
16. 2026-05-01
    price $300,000 1082-char remark

    Show marketing remark (1082 chars)

    This beautifully remodeled three bedroom Cape Cod offers the perfect blend of classic charm and modern convenience. Move in ready and thoughtfully updated throughout, this home features a desirable first floor master, providing comfort and accessibility. With two fully renovated bathrooms and convenient first floor laundry, everyday living is both practical and stylish. The spacious living room is filled with natural light, creating a warm and inviting atmosphere ideal for relaxing or entertaining. The kitchen is equipped with modern appliances and updated finishes, making it a standout space for cooking and gathering. Step outside to enjoy the expansive porch, perfect for hosting guests or unwinding after a long day. Situated on a large, fully grassed corner lot, the property offers ample outdoor space along with the potential for off-street parking. Every detail has been carefully updated, making this home a turnkey opportunity for buyers seeking quality and comfort. You can park on grass and along the lot, sellers were just cleaning up yard from renovating home.

17. 2026-04-22
    listed $315,000 Active 1082-char remark

    Show marketing remark (1082 chars)

    This beautifully remodeled three bedroom Cape Cod offers the perfect blend of classic charm and modern convenience. Move in ready and thoughtfully updated throughout, this home features a desirable first floor master, providing comfort and accessibility. With two fully renovated bathrooms and convenient first floor laundry, everyday living is both practical and stylish. The spacious living room is filled with natural light, creating a warm and inviting atmosphere ideal for relaxing or entertaining. The kitchen is equipped with modern appliances and updated finishes, making it a standout space for cooking and gathering. Step outside to enjoy the expansive porch, perfect for hosting guests or unwinding after a long day. Situated on a large, fully grassed corner lot, the property offers ample outdoor space along with the potential for off-street parking. Every detail has been carefully updated, making this home a turnkey opportunity for buyers seeking quality and comfort. You can park on grass and along the lot, sellers were just cleaning up yard from renovating home.

18. 2026-02-11
    soldstatus $131,500
19. 2024-01-08
    soldstatus $161,900 Closed 840-char remark

    Show marketing remark (840 chars)

    Welcome to 40 W Birch Street in Valley Township offering a move-in ready home featuring 3 bedrooms & 2 full bathrooms. As you enter the home you will notice the enclosed front porch leading into the spacious foyer. From the foyer you can either enter the nicely sized kitchen or large living room. The main level also features a dining room, primary suite & laundry room. The primary bedroom located on the first floor and features a full bathroom & walk-in closet ensuite. The second level features two generously sized bedrooms & one full bathroom. The lower level offers an unfinished basement which makes for a great storage place. You will love the massive deck on the exterior & plenty of yard space. 40 W Birch Street has so much to offer & will not last! Call to schedule a private showing today!

20. 2023-12-27
    historical Active Under Contract 840-char remark

    Show marketing remark (840 chars)

    Welcome to 40 W Birch Street in Valley Township offering a move-in ready home featuring 3 bedrooms & 2 full bathrooms. As you enter the home you will notice the enclosed front porch leading into the spacious foyer. From the foyer you can either enter the nicely sized kitchen or large living room. The main level also features a dining room, primary suite & laundry room. The primary bedroom located on the first floor and features a full bathroom & walk-in closet ensuite. The second level features two generously sized bedrooms & one full bathroom. The lower level offers an unfinished basement which makes for a great storage place. You will love the massive deck on the exterior & plenty of yard space. 40 W Birch Street has so much to offer & will not last! Call to schedule a private showing today!

21. 2023-11-17
    historical

    Show marketing remark (840 chars)

    Welcome to 40 W Birch Street in Valley Township offering a move-in ready home featuring 3 bedrooms & 2 full bathrooms. As you enter the home you will notice the enclosed front porch leading into the spacious foyer. From the foyer you can either enter the nicely sized kitchen or large living room. The main level also features a dining room, primary suite & laundry room. The primary bedroom located on the first floor and features a full bathroom & walk-in closet ensuite. The second level features two generously sized bedrooms & one full bathroom. The lower level offers an unfinished basement which makes for a great storage place. You will love the massive deck on the exterior & plenty of yard space. 40 W Birch Street has so much to offer & will not last! Call to schedule a private showing today!

22. 2023-11-17
    listed $159,900 Active 840-char remark

    Show marketing remark (840 chars)

    Welcome to 40 W Birch Street in Valley Township offering a move-in ready home featuring 3 bedrooms & 2 full bathrooms. As you enter the home you will notice the enclosed front porch leading into the spacious foyer. From the foyer you can either enter the nicely sized kitchen or large living room. The main level also features a dining room, primary suite & laundry room. The primary bedroom located on the first floor and features a full bathroom & walk-in closet ensuite. The second level features two generously sized bedrooms & one full bathroom. The lower level offers an unfinished basement which makes for a great storage place. You will love the massive deck on the exterior & plenty of yard space. 40 W Birch Street has so much to offer & will not last! Call to schedule a private showing today!

23. 2023-11-13
    price $159,900
24. 2023-10-30
    price $164,900
25. 2023-10-20
    price $169,900
26. 2023-10-16
    historical
27. 2023-10-16
    listed $174,900 Active
28. 2023-10-15
    price $174,900
29. 2023-09-25
    price $175,000
30. 2023-09-15
    listed $179,900 Active
31. 2023-08-30
    soldstatus $108,000
32. 2018-01-05
    soldstatus $48,000 Closed
33. 2018-01-05
    soldstatus $48,000 Sold
34. 2017-12-18
    status Under Contract
35. 2017-08-16
    price $59,900
36. 2017-07-31
    listed $79,900 Active
37. 2017-07-31
    listed $59,900 Active

ⓘ 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: $4,978 · $415/mo
• Projected year-2 tax: $4,978 · $415/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,430
• − Mortgage interest: −$16,469
• − Property taxes: −$4,978
• − Insurance: −$1,470
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − Depreciation: −$8,553
• Taxable loss: −$7,589
• Est. tax savings @ 24.0%: +$1,821
• After-tax cash flow: $-669/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: Coatesville Area SD
• NCES district ID: 4206240
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $66,753
• Composite: 23.19/100
• National rank: #7944
• State rank: #457 of 539 in PA

Livability — South Coatesville

• Score: 67/100
• State rank: #995
• US rank: #10974

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Coatesville, PA
• County: Chester County · 432,350 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 55,941
• Household income: $90,601
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 1480.0

Population outlook (Chester County) Hauer SSP2

• Today (2025): 546,756 people
• By 2030: 559,441 · +2.3%
• By 2040: 576,377 · +5.4%
• By 2050: 580,602 · +6.2%
• By 2075: 581,575 · +6.4%
• By 2100: 540,922 · -1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Black 17% Hispanic / Latino 14% Two or more races 11%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Russian/Polish/Slavic 0%

Political lean MEDSL · Chester

• 2024 margin: D (+14.5) · D 56.7% · R 42.2% · Other 1.0%
• 2008→2024 swing: +5.2pp toward D · 2008: 9.2pp · 2024: 14.5pp
• All cycles: 2024: D+14.5 2020: D+17.0 2016: D+9.2 2012: R+0.4 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -195.38%
• Current HPI: 274.045
• Rent YoY: ▲ 4.82%
• 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

+400.8% since first listed

22 events — show timeline

• 2026-05-01 Price Changed $300,000 BRIGHT MLS
• 2026-04-22 Listed $315,000 BRIGHT MLS
• 2026-02-11 Sold (Public Records) $131,500 Public Records
• 2024-01-08 Sold (MLS) $161,900 BRIGHT MLS
• 2023-12-27 Contingent — BRIGHT MLS
• 2023-11-17 Listed $159,900 BRIGHT MLS
• 2023-11-17 Listing Removed — BRIGHT MLS
• 2023-11-13 Price Changed $159,900 BRIGHT MLS
• 2023-10-30 Price Changed $164,900 BRIGHT MLS
• 2023-10-20 Price Changed $169,900 BRIGHT MLS
• 2023-10-16 Listed $174,900 BRIGHT MLS
• 2023-10-16 Listing Removed — BRIGHT MLS
• 2023-10-15 Price Changed $174,900 BRIGHT MLS
• 2023-09-25 Price Changed $175,000 BRIGHT MLS
• 2023-09-15 Listed $179,900 BRIGHT MLS
• 2023-08-30 Sold (Public Records) $108,000 Public Records
• 2018-01-05 Sold (MLS) $48,000 TREND
• 2018-01-05 Sold (MLS) $48,000 BRIGHT MLS
• 2017-12-18 Pending — TREND
• 2017-08-16 Price Changed $59,900 TREND
• 2017-07-31 Listed $79,900 TREND
• 2017-07-31 Listed $59,900 BRIGHT MLS

Property tax history

+3.2%/yr

Latest (2026): $4,978 · +2.8% YoY. Source: county tax records.