1988 Valley Rd · Sadsbury, PA 19320

$150,000

3 bd · 1.0 ba · 1,114 sqft · SingleFamily · 52 Days on market

Built 1900 Poor condition 7,750 sqft lot $135/sqft · 50% below area Est $298k · 50% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Alert!!! This property is being offered a live on site Public Auction on Wednesday, June 17, 2026 at 1pm. This listed price is not the sale price and property may sell for higher or lower than this list priced at public auction subject to seller confirmation of price. Auction Terms: 10% down payment day of auction, balance of purchase price by July 30, 2026, Buyer pays all realty transfer taxes, property taxes prorated at settlement, property sold in "as is" condition. Property consists of a two story home with a detached 20'x40' garage shop with a front single garage door and a side double garage door. The main floor contains a living room, dining room, and kitchen. Th

Key facts

• 7,750 sq ft lot
• 4 garage spots
• Built 1900

Property features AI

Finance

• Other: Fee simple ownership; Property described as below average condition

Exterior

• Parking: Detached garage (4 spaces); Front-entry and side-entry oversized garage; Gravel driveway with space for 3 vehicles; Total of 7 garage and parking spaces
• Utilities: Circuit breakers for electric; Natural gas service; Public sewer; Shared well water; Cable and phone available; No municipal trash service
• Home design: Detached structure; Shingle roof; Not in a federal flood zone; Suburban location; Blacktop road access
• Construction: Frame construction; Stone foundation; Replacement/insulated/storm double-hung windows; Year built estimated
• Exterior features: Cleared, level lot; Deck(s) and porch(es); Garage(s) structure

Interior

• Kitchen: Electric oven/range
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Natural gas hot water
• Interior features: Attic; Paneled and plaster walls; Estimated living area
• Laundry & utility: Basement utility access (unfinished full basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 1 comparable units currently listed for rent nearby; 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 $4k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.40% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.90%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $298,128
• List price: $150,000
• Delta: -49.69%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Reel St	0.66mi	3/1.0	948 (-15%)	23mo	$250,000	$264	26

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: -0.1%
• Equity multiple: 0.99×
• Total profit: $-240
• Equity at exit: $22,365

10-year hold

• IRR: 11.8%
• Equity multiple: 2.03×
• Total profit: $43,065
• Equity at exit: $12,969

Cash invested: $42,000 (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 19320

• Rents YoY: 4.8%
• Active inventory: 250
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,105 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $313

Break-even live

Break-even rent $1,709

Max offer price $150,000

Occupancy floor 80%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Wildflower Ln Unit 52 Parkesburg, PA	2.0	2.0	1225	$2,045	$1.67	44d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 52 DOM
2. 2026-06-17
   days on market $150,000 Active 51 DOM
3. 2026-06-16
   days on market $150,000 Active 50 DOM
4. 2026-06-15
   days on market $150,000 Active 49 DOM
5. 2026-06-13
   days on market $150,000 Active 47 DOM
6. 2026-06-13
   days on market $150,000 Active 46 DOM
7. 2026-06-09
   days on market $150,000 Active 43 DOM
8. 2026-06-08
   days on market $150,000 Active 42 DOM
9. 2026-06-07
   days on market $150,000 Active 41 DOM
10. 2026-06-04
    days on market $150,000 Active 38 DOM
11. 2026-06-03
    days on market $150,000 Active 37 DOM
12. 2026-06-02
    days on market $150,000 Active 36 DOM
13. 2026-06-01
    days on market $150,000 Active 35 DOM
14. 2026-05-31
    days on market $150,000 Active 34 DOM
15. 2026-04-27
    listed $150,000 Active 967-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $25,262
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$4,515
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$4,364
• Taxable income: $1,689
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $3,347/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.

Condition & rehab AI · 12 photos

Poor 30/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant work is needed on the exterior, interior, and systems to improve its value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major exterior windows — Visible damage
• Major interior walls — Peeling paint and visible damage
• Major kitchen appliances — Outdated and worn
• Major bathroom fixtures — Small, outdated fixtures

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Resale Replace carpet — Improves living space appearance
• Resale Fix windows — Enhances natural light and energy efficiency
• Resale Replace kitchen appliances — Modernizes the space
• Resale Replace bathroom fixtures — Modernizes the space

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
exterior windows · Visible damage	Major	$15,000–50,000
interior walls · Peeling paint and visible damage	Major	$15,000–50,000
kitchen appliances · Outdated and worn	Major	$15,000–50,000
bathroom fixtures · Small, outdated fixtures	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Resale Replace carpet — Improves living space appearance ↑
• Resale Fix windows — Enhances natural light and energy efficiency ↑
• Resale Replace kitchen appliances — Modernizes the space ↑
• Resale Replace bathroom fixtures — Modernizes the space ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Sadsbury

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

Census & demographics

• Census place: Pomeroy, 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

2 events — show timeline

• 2026-06-19 Pending — BRIGHT MLS
• 2026-04-27 Listed $150,000 BRIGHT MLS