102 Paschall Mill Rd · West Grove, PA 19390

$275,000

2 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 55 Days on market

Built 1940 0.41 ac lot $235/sqft · 15% below area Est $323k · 15% 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 +14.2/15.0
• Cash flow +10.9/30.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a serene setting, this charming cottage-style home offers a unique opportunity to embrace a lifestyle of comfort and community. Built in 1940, this delightful residence features a spacious 0.41-acre lot, providing ample outdoor space for gardening, play, or simply enjoying the tranquility of nature. Inside, an open floor plan on first floor features low maintenance laminate hardwood flooring flowing through the spacious family room with skylights, laundry area, coat closet dining room and large kitchen, with pantry closet and breakfast bar area. Dining area has a wood burning stove (included), which has the potential to heat most of the house at a huge cost savings. Upstairs has a main bedroom as well as an additional bedroom and hall bath. Located on a quiet stroll just outside the Boro of West Grove, this property is just a stone's throw away from local parks, restaurants, and shops. This cottage is more than just a house; it's a place where memories are made and cherished. Don't miss out on this chance to make it yours!

Key facts

• 0.41 acre lot
• 3 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (18.0% below list).
• Recommended offer: $226k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 1.8% in West Grove — 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 81/100 on livability (#183 in PA, #1,542 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F.
• Avon Grove SD (suburban): math 54% / reading 61% proficiency, ranked #63 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 70 active listings in the ZIP; 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 $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 55 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 34y ago; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $208k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% 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 $225,578 (18.0% 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 55 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $322,767
• List price: $275,000
• Delta: -14.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Myrtle Ave	0.72mi	3/1.0 (+1)	1,296 (+11%)	21mo	$280,000	$216	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.28×
• Total profit: $-55,776
• Equity at exit: $41,003

10-year hold

• IRR: -14.1%
• Equity multiple: 0.18×
• Total profit: $-62,814
• 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 19390

• Home prices YoY: -27.7%
• Active inventory: 70
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,256 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$347 /mo · $4,164/yr
• Insurance: −$115
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-177

Break-even live

Break-even rent $2,480

Max offer price $243,702

Occupancy floor —

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 47 events

1. 2026-06-18
   days on market $275,000 Active 55 DOM
2. 2026-06-17
   status $275,000 Active 54 DOM
3. 2026-06-10
   status $275,000 Active Under Contract 54 DOM
4. 2026-06-09
   days on market $275,000 Active 54 DOM
5. 2026-06-08
   days on market $275,000 Active 53 DOM
6. 2026-06-07
   days on market $275,000 Active 52 DOM
7. 2026-06-04
   days on market $275,000 Active 49 DOM
8. 2026-06-03
   days on market $275,000 Active 48 DOM
9. 2026-06-02
   days on market $275,000 Active 47 DOM
10. 2026-06-01
    days on market $275,000 Active 46 DOM
11. 2026-05-31
    days on market $275,000 Active 45 DOM
12. 2026-05-15
    price $275,000 1049-char remark

    Show marketing remark (1049 chars)

    Nestled in a serene setting, this charming cottage-style home offers a unique opportunity to embrace a lifestyle of comfort and community. Built in 1940, this delightful residence features a spacious 0.41-acre lot, providing ample outdoor space for gardening, play, or simply enjoying the tranquility of nature. Inside, an open floor plan on first floor features low maintenance laminate hardwood flooring flowing through the spacious family room with skylights, laundry area, coat closet dining room and large kitchen, with pantry closet and breakfast bar area. Dining area has a wood burning stove (included), which has the potential to heat most of the house at a huge cost savings. Upstairs has a main bedroom as well as an additional bedroom and hall bath. Located on a quiet stroll just outside the Boro of West Grove, this property is just a stone's throw away from local parks, restaurants, and shops. This cottage is more than just a house; it's a place where memories are made and cherished. Don't miss out on this chance to make it yours!

13. 2026-04-17
    listed $299,000 Active 1049-char remark

    Show marketing remark (1049 chars)

    Nestled in a serene setting, this charming cottage-style home offers a unique opportunity to embrace a lifestyle of comfort and community. Built in 1940, this delightful residence features a spacious 0.41-acre lot, providing ample outdoor space for gardening, play, or simply enjoying the tranquility of nature. Inside, an open floor plan on first floor features low maintenance laminate hardwood flooring flowing through the spacious family room with skylights, laundry area, coat closet dining room and large kitchen, with pantry closet and breakfast bar area. Dining area has a wood burning stove (included), which has the potential to heat most of the house at a huge cost savings. Upstairs has a main bedroom as well as an additional bedroom and hall bath. Located on a quiet stroll just outside the Boro of West Grove, this property is just a stone's throw away from local parks, restaurants, and shops. This cottage is more than just a house; it's a place where memories are made and cherished. Don't miss out on this chance to make it yours!

14. 2026-04-15
    historical $299,000 1049-char remark

    Show marketing remark (1049 chars)

    Nestled in a serene setting, this charming cottage-style home offers a unique opportunity to embrace a lifestyle of comfort and community. Built in 1940, this delightful residence features a spacious 0.41-acre lot, providing ample outdoor space for gardening, play, or simply enjoying the tranquility of nature. Inside, an open floor plan on first floor features low maintenance laminate hardwood flooring flowing through the spacious family room with skylights, laundry area, coat closet dining room and large kitchen, with pantry closet and breakfast bar area. Dining area has a wood burning stove (included), which has the potential to heat most of the house at a huge cost savings. Upstairs has a main bedroom as well as an additional bedroom and hall bath. Located on a quiet stroll just outside the Boro of West Grove, this property is just a stone's throw away from local parks, restaurants, and shops. This cottage is more than just a house; it's a place where memories are made and cherished. Don't miss out on this chance to make it yours!

15. 2022-04-18
    soldstatus $208,000
16. 2022-03-23
    soldstatus $208,000 Closed 1067-char remark

    Show marketing remark (1067 chars)

    Charming and private cottage with neutral decor, ready for your personal touches: within a mile to West Grove Borough, and easy access to US-1, less than 20 minutes to Newark, DE and the Maryland border, and 40 minutes from Wilmington, DE. Open floor plan on first floor features low maintenance laminate hardwood flooring flowing through the spacious family room with skylights, laundry area, coat closet dining room and large kitchen, with pantry closet and breakfast bar area. Dining area has a wood burning stove (negotiable), which has the potential to heat most of the house at a huge cost savings. The large rear deck has access off kitchen with covered area - great to watch the rain or stay out of the sun. Upstairs offers a main bedroom with vaulted ceiling, ceiling fan, and walk-in-closet. 2nd bedroom with ceiling fan, and cheerful hall bath with vaulted ceiling, skylight linen closet, and updated vanity finish off the second floor. Full walkout basement (no interior access) - with tons of storage space and utility access. Great value for the price!

17. 2022-03-17
    status Pending 1067-char remark

    Show marketing remark (1067 chars)

    Charming and private cottage with neutral decor, ready for your personal touches: within a mile to West Grove Borough, and easy access to US-1, less than 20 minutes to Newark, DE and the Maryland border, and 40 minutes from Wilmington, DE. Open floor plan on first floor features low maintenance laminate hardwood flooring flowing through the spacious family room with skylights, laundry area, coat closet dining room and large kitchen, with pantry closet and breakfast bar area. Dining area has a wood burning stove (negotiable), which has the potential to heat most of the house at a huge cost savings. The large rear deck has access off kitchen with covered area - great to watch the rain or stay out of the sun. Upstairs offers a main bedroom with vaulted ceiling, ceiling fan, and walk-in-closet. 2nd bedroom with ceiling fan, and cheerful hall bath with vaulted ceiling, skylight linen closet, and updated vanity finish off the second floor. Full walkout basement (no interior access) - with tons of storage space and utility access. Great value for the price!

18. 2022-02-12
    historical Active Under Contract 1067-char remark

    Show marketing remark (1067 chars)

    Charming and private cottage with neutral decor, ready for your personal touches: within a mile to West Grove Borough, and easy access to US-1, less than 20 minutes to Newark, DE and the Maryland border, and 40 minutes from Wilmington, DE. Open floor plan on first floor features low maintenance laminate hardwood flooring flowing through the spacious family room with skylights, laundry area, coat closet dining room and large kitchen, with pantry closet and breakfast bar area. Dining area has a wood burning stove (negotiable), which has the potential to heat most of the house at a huge cost savings. The large rear deck has access off kitchen with covered area - great to watch the rain or stay out of the sun. Upstairs offers a main bedroom with vaulted ceiling, ceiling fan, and walk-in-closet. 2nd bedroom with ceiling fan, and cheerful hall bath with vaulted ceiling, skylight linen closet, and updated vanity finish off the second floor. Full walkout basement (no interior access) - with tons of storage space and utility access. Great value for the price!

19. 2021-11-01
    listed $200,000 Active 1067-char remark

    Show marketing remark (1067 chars)

    Charming and private cottage with neutral decor, ready for your personal touches: within a mile to West Grove Borough, and easy access to US-1, less than 20 minutes to Newark, DE and the Maryland border, and 40 minutes from Wilmington, DE. Open floor plan on first floor features low maintenance laminate hardwood flooring flowing through the spacious family room with skylights, laundry area, coat closet dining room and large kitchen, with pantry closet and breakfast bar area. Dining area has a wood burning stove (negotiable), which has the potential to heat most of the house at a huge cost savings. The large rear deck has access off kitchen with covered area - great to watch the rain or stay out of the sun. Upstairs offers a main bedroom with vaulted ceiling, ceiling fan, and walk-in-closet. 2nd bedroom with ceiling fan, and cheerful hall bath with vaulted ceiling, skylight linen closet, and updated vanity finish off the second floor. Full walkout basement (no interior access) - with tons of storage space and utility access. Great value for the price!

20. 2016-12-14
    soldstatus $70,000
21. 2016-09-23
    soldstatus $70,000 Sold
22. 2016-09-23
    soldstatus $70,000
23. 2016-08-12
    status Under Contract
24. 2016-08-11
    historical
25. 2016-07-12
    price $80,000
26. 2016-05-06
    listed $90,000 Active
27. 2016-03-10
    listed $80,000
28. 2014-09-19
    historical
29. 2014-04-25
    listed $90,000
30. 2011-03-25
    historical
31. 2010-06-11
    listed $119,900
32. 2007-05-11
    soldstatus $144,310
33. 2004-02-19
    soldstatus $80,500
34. 2003-12-16
    historical
35. 2003-03-21
    listed $80,500
36. 2000-11-06
    soldstatus $99,900
37. 2000-10-13
    soldstatus $99,900
38. 2000-08-14
    historical
39. 2000-01-20
    listed $99,900
40. 1995-06-05
    soldstatus $81,340
41. 1995-05-26
    soldstatus $81,340
42. 1995-03-05
    historical
43. 1995-01-09
    listed $81,340
44. 1992-05-27
    soldstatus $22,000
45. 1992-05-15
    soldstatus $22,000
46. 1992-04-03
    historical
47. 1992-03-23
    listed $22,000

ⓘ 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: $4,164 · $347/mo
• Projected year-2 tax: $4,254 · $355/mo
• Expected delta: +$91/yr (+$8/mo · 2.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,069
• − Mortgage interest: −$15,404
• − Property taxes: −$4,164
• − Insurance: −$2,042
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − Depreciation: −$8,000
• Taxable loss: −$6,871
• Est. tax savings @ 24.0%: +$1,649
• After-tax cash flow: $-477/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: Avon Grove SD
• NCES district ID: 4202790
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 61% ▼ -15.00%
• Median HH income: $90,335
• Composite: 52.84/100
• National rank: #1536
• State rank: #63 of 539 in PA

Livability — West Grove

• Score: 81/100
• State rank: #183
• US rank: #1542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,049

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 9% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 10% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -102.59%
• Current HPI: 268.0284
• Rent YoY: —
• Metro: —
• 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

+1150.0% since first listed

36 events — show timeline

• 2026-05-15 Price Changed $275,000 BRIGHT MLS
• 2026-04-17 Listed $299,000 BRIGHT MLS
• 2026-04-15 Coming Soon $299,000 BRIGHT MLS
• 2022-04-18 Sold (Public Records) $208,000 Public Records
• 2022-03-23 Sold (MLS) $208,000 BRIGHT MLS
• 2022-03-17 Pending — BRIGHT MLS
• 2022-02-12 Contingent — BRIGHT MLS
• 2021-11-01 Listed $200,000 BRIGHT MLS
• 2016-12-14 Sold (Public Records) $70,000 Public Records
• 2016-09-23 Sold (MLS) $70,000 BRIGHT MLS
• 2016-09-23 Sold (MLS) $70,000 TREND
• 2016-08-12 Pending — TREND
• 2016-08-11 Listing Removed — BRIGHT MLS
• 2016-07-12 Price Changed $80,000 TREND
• 2016-05-06 Listed $90,000 TREND
• 2016-03-10 Listed $80,000 BRIGHT MLS
• 2014-09-19 Listing Removed — BRIGHT MLS
• 2014-04-25 Listed $90,000 BRIGHT MLS
• 2011-03-25 Listing Removed — BRIGHT MLS
• 2010-06-11 Listed $119,900 BRIGHT MLS
• 2007-05-11 Sold (Public Records) $144,310 Public Records
• 2004-02-19 Sold (MLS) $80,500 BRIGHT MLS
• 2003-12-16 Listing Removed — BRIGHT MLS
• 2003-03-21 Listed $80,500 BRIGHT MLS
• 2000-11-06 Sold (Public Records) $99,900 Public Records
• 2000-10-13 Sold (MLS) $99,900 BRIGHT MLS
• 2000-08-14 Listing Removed — BRIGHT MLS
• 2000-01-20 Listed $99,900 BRIGHT MLS
• 1995-06-05 Sold (Public Records) $81,340 Public Records
• 1995-05-26 Sold (MLS) $81,340 BRIGHT MLS
• 1995-03-05 Listing Removed — BRIGHT MLS
• 1995-01-09 Listed $81,340 BRIGHT MLS
• 1992-05-27 Sold (Public Records) $22,000 Public Records
• 1992-05-15 Sold (MLS) $22,000 BRIGHT MLS
• 1992-04-03 Listing Removed — BRIGHT MLS
• 1992-03-23 Listed $22,000 BRIGHT MLS

Property tax history

+2.4%/yr

Latest (2026): $4,164 · +2.5% YoY. Source: county tax records.