251 E Chestnut St · Coatesville, PA 19320

$275,000

6 bd · 2.0 ba · 2,716 sqft · Other public records · 68 Days on market

Built 1900 4,125 sqft lot $101/sqft · 7% below area Est $295k · 7% under

---

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 +19.4/30.0
• ARV discount +10.6/15.0
• DSCR +6.1/10.0
• 1% rule +4.8/10.0
• 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 MLS

Property is being sold in "as is" condition and buyer is responsible for City of Coatesville U & R Water. sewer, trash , and heat are not billed separate. Electric is metered separate for each floor, first floor is metered including basement All rooms are accessed by main staircase except for one bedroom on the second floor which is accessed by a back staircase. There is a wall that can be opened in this room which would allow access from the main staircase as well.

Key facts

• 4,125 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath other listed at $275k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (1.6% below list).
• Recommended offer: $258k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.1% 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); 255 active listings in the ZIP; solid renter incomes; 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).
• This rent runs 36% 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 $8k 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 68 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $190k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $258,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.98% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

• ARV (median comp): $295,000
• List price: $275,000
• Delta: -6.78%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-19,977
• Equity at exit: $41,003

10-year hold

• IRR: 4.8%
• Equity multiple: 1.38×
• Total profit: $29,245
• Equity at exit: $23,777

Cash invested: $77,000 (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: 255
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,706 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$274 /mo · $3,286/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $307

Break-even live

Break-even rent $2,317

Max offer price $275,000

Occupancy floor 84%

Sensitivity live

Price	-10% $463	-5% $385	+0% $307	+5% $229	+10% $151
Rent	-10% $93	-5% $200	+0% $307	+5% $414	+10% $521
Rate	-1.0pp $445	-0.5pp $377	base $307	+0.5pp $236	+1.0pp $163

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $275,000 Active 68 DOM
2. 2026-06-18
   days on market $275,000 Active 65 DOM
3. 2026-06-17
   days on market $275,000 Active 64 DOM
4. 2026-06-16
   days on market $275,000 Active 63 DOM
5. 2026-06-15
   days on market $275,000 Active 62 DOM
6. 2026-06-13
   days on market $275,000 Active 60 DOM
7. 2026-06-13
   days on market $275,000 Active 59 DOM
8. 2026-06-09
   days on market $275,000 Active 56 DOM
9. 2026-06-08
   days on market $275,000 Active 55 DOM
10. 2026-06-07
    days on market $275,000 Active 54 DOM
11. 2026-06-04
    days on market $275,000 Active 51 DOM
12. 2026-06-03
    days on market $275,000 Active 50 DOM
13. 2026-06-02
    days on market $275,000 Active 49 DOM
14. 2026-06-02
    price $275,000 Active 48 DOM
15. 2026-06-01
    days on market $299,900 Active 48 DOM
16. 2026-05-31
    days on market $299,900 Active 47 DOM
17. 2026-04-14
    listed $325,000 Active 484-char remark

    Show marketing remark (484 chars)

    Property is being sold in "as is" condition and buyer is responsible for City of Coatesville U & R Water. sewer, trash , and heat are not billed separate. Electric is metered separate for each floor, first floor is metered including basement All rooms are accessed by main staircase except for one bedroom on the second floor which is accessed by a back staircase. There is a wall that can be opened in this room which would allow access from the main staircase as well.

18. 2025-11-21
    soldstatus $190,000
19. 2005-08-10
    soldstatus $72,500
20. 1999-07-19
    soldstatus $22,028

ⓘ 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: $3,286 · $274/mo
• Projected year-2 tax: $3,816 · $318/mo
• Expected delta: +$529/yr (+$44/mo · 16.1%)

ⓘ 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: $32,467
• − Mortgage interest: −$15,404
• − Property taxes: −$3,286
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,597
• − Management: −$2,597
• − Depreciation: −$8,000
• Taxable loss: −$793
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $3,873/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

+1375.4% since first listed

4 events — show timeline

• 2026-04-14 Listed $325,000 BRIGHT MLS
• 2025-11-21 Sold (Public Records) $190,000 Public Records
• 2005-08-10 Sold (Public Records) $72,500 Public Records
• 1999-07-19 Sold (Public Records) $22,028 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,286 · +2.4% YoY. Source: county tax records.