210 Graham Ave · Coatesville, PA 19320

$170,000

3 bd · 1.5 ba · 1,380 sqft · Townhouse public records · 6 Days on market

Built 1900 3,449 sqft lot Est $196k · 13% 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 +20.0/30.0
• ARV discount +13.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.9/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom, 1.5-bath twin located in the City of Coatesville with convenient access to parks, schools, shopping, dining, and major commuter routes! This home offers a functional layout with spacious living areas, a partially finished basement providing additional living or storage space, and a remodeled full bathroom. Situated on a desirable corner lot, the property also features a backyard perfect for outdoor enjoyment, gardening, or entertaining. The home is located near Coatesville Area schools and is just minutes from local parks and everyday conveniences including the nearby train station and easy access to Route 30 for commuting to Downingtown, Exton, West Chester, and surrounding area

Key facts

• Desirable corner lot
• Built 1900
• Listed 6 days

Tags

• PARTIALLY FINISHED BASEMENT
• REMODELED FULL BATHROOM
• DESIRABLE CORNER LOT
• BACKYARD FOR OUTDOOR ENJOYMENT
• EASY ACCESS TO ROUTE 30

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water; Electric and oil for heating/cooling systems
• Home design: Semi-detached property
• Construction: Brick construction; Shingle roof; Concrete perimeter foundation; Built year per assessor
• Exterior features: Public water and public sewer; No tidal water

Interior

• Kitchen: Refrigerator; Double oven
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level); One half bathroom on a lower level
• Heating & cooling: Baseboard electric heating; Oil heating fuel; Cooling fuel: Other; Natural gas hot water
• Interior features: Full, partially finished basement; Assessor-listed living area source

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.8% vs local median 6.2% in Coatesville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#791 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, 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); 250 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $170,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $195,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 N 8th Ave	0.42mi	3/1.5	1,296 (-6%)	4mo	$215,000	$166	67
177 Davish Rd	0.50mi	2/2.0 (-1)	1,357 (-2%)	2mo	$360,000	$265	65
313 S 1st Ave	0.70mi	3/2.0	1,372 (-1%)	1mo	$194,670	$142	63
220 Fleetwood St	0.36mi	4/1.0 (+1)	1,302 (-6%)	7mo	$139,900	$107	61
216 Fleetwood St	0.37mi	4/1.0 (+1)	1,302 (-6%)	7mo	$139,900	$107	61
427 Oak St	0.59mi	3/1.0	1,275 (-8%)	2mo	$163,000	$128	56
55 S 6th Ave	0.41mi	4/1.5 (+1)	1,531 (+11%)	8mo	$152,500	$100	51
822 Stirling St	0.62mi	3/1.5	1,531 (+11%)	3mo	$233,000	$152	51
1060 Merchant St	0.60mi	3/1.5	1,250 (-9%)	8mo	$215,000	$172	49
149 S 4th Ave	0.58mi	4/1.0 (+1)	1,450 (+5%)	11mo	$193,000	$133	48
218 Fleetwood St	0.37mi	4/1.0 (+1)	1,184 (-14%)	7mo	$139,900	$118	46
104 Haslan Ln #2	0.42mi	2/2.5 (-1)	1,568 (+14%)	10mo	$385,000	$246	40

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-10,828
• Equity at exit: $25,348

10-year hold

• IRR: 5.9%
• Equity multiple: 1.47×
• Total profit: $22,553
• Equity at exit: $14,698

Cash invested: $47,600 (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: 250
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$891
• Tax from tax record: −$291 /mo · $3,493/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $207

Break-even live

Break-even rent $1,587

Max offer price $170,000

Occupancy floor 84%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Harlan Dr Coatesville, PA	2.0–4.0	1.0–2.0	1062	$1,294	$1.22	1d	1	0.13mi
633 Coates St Coatesville, PA	4.0	3.0	1331	$1,250	$0.94	24d	1	0.18mi
603 E Chestnut St Coatesville, PA	4.0	1.0	1629	$2,000	$1.23	22d	1	0.20mi
23 N 2nd Ave Coatesville, PA	3.0	1.0	1125	$1,685	$1.50	24d	1	0.43mi
868 Coates St Coatesville, PA	3.0	2.0	1016	$1,750	$1.72	22d	1	0.43mi
845 Poplar St Coatesville, PA	3.0	1.5	1152	$2,250	$1.95	18d	1	0.44mi
92 Virginia Ave Coatesville, PA	3.0	1.5	1184	$1,850	$1.56	24d	1	0.45mi
749 Oak St Coatesville, PA	3.0	1.0	924	$1,800	$1.95	3d	1	0.63mi
1136 Stirling St Coatesville, PA	3.0	1.5	1572	$2,195	$1.40	24d	1	0.79mi
100 Cobblestone Dr Unit 2216 Coatesville, PA	2.0	2.0	1178	$1,810	$1.54	15d	1	0.90mi
100 Cobblestone Dr Unit 1910 Coatesville, PA	2.0	2.0	1088	$1,890	$1.74	15d	1	0.90mi
100 Cobblestone Dr Unit 1109 Coatesville, PA	2.0	2.0	1178	$1,766	$1.50	15d	1	0.90mi
100 Cobblestone Dr Unit 1816 Coatesville, PA	2.0	2.0	1178	$1,965	$1.67	15d	1	0.90mi
100 Cobblestone Dr Unit 2209 Coatesville, PA	2.0	2.0	1078	$2,000	$1.86	15d	1	0.90mi
100 Cobblestone Dr Unit 2024 Coatesville, PA	2.0	2.0	1178	$1,925	$1.63	15d	1	0.90mi
100 Cobblestone Dr Unit 1407 Coatesville, PA	2.0	2.0	1178	$1,784	$1.51	15d	1	0.90mi
100 Cobblestone Dr Unit 2114 Coatesville, PA	2.0	2.0	1088	$1,719	$1.58	15d	1	0.90mi
100 Cobblestone Dr Unit 2224 Coatesville, PA	2.0	2.0	1178	$1,840	$1.56	5d	1	0.90mi
100 Cobblestone Dr Coatesville, PA	1.0–2.0	1.0–2.0	974	$2,039	$2.09	19d	19	0.90mi
1064 Wayne Ave Coatesville, PA	2.0–3.0	1.0–1.5	1180	$1,900	$1.61	1d	5	0.94mi
322 Charles St Coatesville, PA	3.0	1.0	1064	$1,700	$1.60	24d	1	1.00mi
342 Valley Rd Coatesville, PA	3.0	1.0	1131	$1,450	$1.28	44d	1	1.06mi
416 W Lincoln Hwy Coatesville, PA	3.0	1.0	1240	$2,100	$1.69	18d	1	1.08mi
2 Quarry St Coatesville, PA	3.0	1.0	1144	$1,700	$1.49	18d	1	1.44mi

Listing history 1 events

1. 2026-05-22
   listed $170,000 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: $3,493 · $291/mo
• Projected year-2 tax: $3,493 · $291/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 2/10 Low
• 🌡 Heat 6/10 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: $22,187
• − Mortgage interest: −$9,523
• − Property taxes: −$3,493
• − Insurance: −$850
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$4,945
• Taxable loss: −$175
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $2,528/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 — Coatesville

• Score: 70/100
• State rank: #791
• US rank: #7996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coatesville, PA
• County: Chester County · 432,350 people
• City population: 55,941
• 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

1 event — show timeline

• 2026-05-22 Listed $170,000 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2026): $3,493 · +2.4% YoY. Source: county tax records.