46 W 5th Ave · Coatesville, PA 19320

$162,500

3 bd · 1.0 ba · 1,108 sqft · Townhouse public records · 19 Days on market

Built 1900 1,551 sqft lot Est $152k · 7% over

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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 +23.4/30.0
• DSCR +7.5/10.0
• 1% rule +6.8/10.0
• ARV discount +4.3/15.0
• 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 MLS

Priced to sell! Perfect investment property or rental property. Needs updating, cosmetics and some modifications to bathroom. Available for showings. Showings begin Sat, June 11. Seller is relative of agent.

Key facts

• Bonus room
• Full basement
• Updated kitchen

Tags

• UPDATED KITCHEN
• VINTAGE BUILT-IN CABINET
• NEW GAS STOVE
• BONUS ROOM
• FULL BASEMENT
• NEWER GAS FURNACE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Natural gas heating; Natural gas hot water; Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Property in good condition
• Construction: Brick construction; Stone foundation; Includes above-grade and below-grade structures; Built year per assessor
• Exterior features: On-street parking; No tidal water

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Attic access; Ceiling fans; Dining area; Six-panel interior doors
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $162k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $160k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 6.2% in 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 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; 23 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $63k; list at $162k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $160,062 (1.5% below list)

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: 1.18% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $151,796
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
338 Valley Rd	0.24mi	3/1.0	1,131 (+2%)	2mo	$155,000	$137	84
41 W 6th Ave	0.03mi	3/1.0	1,030 (-7%)	4mo	$200,000	$194	84
322 Charles St	0.24mi	3/1.0	1,064 (-4%)	3mo	$135,000	$127	79
366 Valley Rd	0.21mi	4/1.5 (+1)	1,101 (-1%)	7mo	$139,900	$127	76
205 Madison St	0.38mi	3/1.0	1,092 (-1%)	9mo	$142,000	$130	73
326 Charles St	0.23mi	3/1.0	1,064 (-4%)	12mo	$110,000	$103	72
225 Madison St	0.34mi	2/1.0 (-1)	1,148 (+4%)	6mo	$90,000	$78	68
318 W Lincoln Hwy	0.29mi	3/1.0	1,233 (+11%)	6mo	$110,000	$89	63
322 W Lincoln Hwy	0.28mi	4/1.0 (+1)	1,233 (+11%)	7mo	$170,000	$138	57
329 Mount Pleasant St	0.36mi	3/1.5	1,260 (+14%)	4mo	$246,000	$195	55
317 Mount Pleasant St	0.31mi	3/2.5	1,260 (+14%)	4mo	$235,000	$187	53
301 Mount Pleasant St	0.39mi	3/1.5	1,260 (+14%)	12mo	$233,000	$185	46

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,612
• Equity at exit: $24,229

10-year hold

• IRR: 9.7%
• Equity multiple: 1.81×
• Total profit: $36,997
• Equity at exit: $14,050

Cash invested: $45,500 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$852
• Tax from tax record: −$299 /mo · $3,587/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $299

Break-even live

Break-even rent $1,543

Max offer price $162,500

Occupancy floor 79%

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 W Lincoln Hwy Coatesville, PA	3.0	1.0	1240	$2,100	$1.69	18d	1	0.17mi
322 Charles St Coatesville, PA	3.0	1.0	1064	$1,700	$1.60	24d	1	0.22mi
342 Valley Rd Coatesville, PA	3.0	1.0	1131	$1,450	$1.28	44d	1	0.23mi
100 Cobblestone Dr Coatesville, PA	1.0–2.0	1.0–2.0	974	$2,039	$2.09	19d	19	0.60mi
100 Cobblestone Dr Unit 1109 Coatesville, PA	2.0	2.0	1178	$1,766	$1.50	15d	1	0.60mi
100 Cobblestone Dr Unit 2224 Coatesville, PA	2.0	2.0	1178	$1,840	$1.56	5d	1	0.60mi
100 Cobblestone Dr Unit 2209 Coatesville, PA	2.0	2.0	1078	$2,000	$1.86	15d	1	0.60mi
100 Cobblestone Dr Unit 1816 Coatesville, PA	2.0	2.0	1178	$1,965	$1.67	15d	1	0.60mi
100 Cobblestone Dr Unit 2216 Coatesville, PA	2.0	2.0	1178	$1,810	$1.54	15d	1	0.60mi
100 Cobblestone Dr Unit 2114 Coatesville, PA	2.0	2.0	1088	$1,719	$1.58	15d	1	0.60mi
100 Cobblestone Dr Unit 1910 Coatesville, PA	2.0	2.0	1088	$1,890	$1.74	15d	1	0.60mi
100 Cobblestone Dr Unit 1407 Coatesville, PA	2.0	2.0	1178	$1,784	$1.51	15d	1	0.60mi
100 Cobblestone Dr Unit 2024 Coatesville, PA	2.0	2.0	1178	$1,925	$1.63	15d	1	0.60mi
118 N 2nd Ave Apt 9 Coatesville, PA	2.0	2.0	807	$1,595	$1.98	44d	1	0.78mi
23 N 2nd Ave Coatesville, PA	3.0	1.0	1125	$1,685	$1.50	24d	1	0.80mi
1055 W Lincoln Hwy Coatesville, PA	3.0	1.0	1152	$2,600	$2.26	44d	1	0.97mi
100 Harlan Dr Coatesville, PA	2.0–4.0	1.0–2.0	1062	$1,294	$1.22	1d	1	1.09mi
524 Lincoln Hwy E Apt 3F Coatesville, PA	2.0	1.0	800	$1,300	$1.62	24d	1	1.14mi
533 Lincoln Hwy E Coatesville, PA	2.0	1.0	854	$1,595	$1.87	22d	1	1.16mi
92 Virginia Ave Coatesville, PA	3.0	1.5	1184	$1,850	$1.56	24d	1	1.18mi
40 Beech St Coatesville, PA	4.0	1.0	1150	$1,850	$1.61	24d	1	1.22mi
633 Coates St Coatesville, PA	4.0	3.0	1331	$1,250	$0.94	24d	1	1.39mi
749 Oak St Coatesville, PA	3.0	1.0	924	$1,800	$1.95	3d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $162,500 Active 19 DOM
2. 2026-06-17
   days on market $162,500 Active 18 DOM
3. 2026-06-16
   days on market $162,500 Active 17 DOM
4. 2026-06-15
   days on market $162,500 Active 16 DOM
5. 2026-06-13
   pricedays on market $162,500 Active 14 DOM
6. 2026-06-13
   days on market $170,000 Active 13 DOM
7. 2026-06-09
   days on market $170,000 Active 10 DOM
8. 2026-06-08
   days on market $170,000 Active 9 DOM
9. 2026-06-07
   days on market $170,000 Active 8 DOM
10. 2026-06-04
    days on market $170,000 Active 5 DOM
11. 2026-06-03
    days on market $170,000 Active 4 DOM
12. 2026-06-02
    days on market $170,000 Active 3 DOM
13. 2026-06-01
    days on market $170,000 Active 2 DOM
14. 2026-05-31
    remarks 421-char remark
15. 2026-05-31
    listed $170,000 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: $3,587 · $299/mo
• Projected year-2 tax: $3,587 · $299/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 6/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $23,057
• − Mortgage interest: −$9,103
• − Property taxes: −$3,587
• − Insurance: −$812
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$4,727
• Taxable income: $1,138
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $3,316/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

+169.8% since first listed

5 events — show timeline

• 2026-05-30 Listed $170,000 BRIGHT MLS
• 2005-08-05 Sold (Public Records) $63,000 Public Records
• 2005-07-15 Sold (MLS) $63,000 BRIGHT MLS
• 2005-06-15 Listing Removed — BRIGHT MLS
• 2005-06-06 Listed $63,000 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2026): $3,587 · +2.4% YoY. Source: county tax records.