161 Jefferson Ave · Downingtown, PA 19335

$215,000

3 bd · 1.0 ba · 738 sqft · Townhouse public records · 91 Days on market

Built 1920 1,338 sqft lot Est $215k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.4/15.0
• Schools +6.9/10.0
• 1% rule +6.2/10.0
• Livability +4.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bath home is currently tenant-occupied, offering immediate rental income for investors. With a strong rental history and location in a high-demand area, this property is a smart addition to any portfolio. The interior was updated within the last 4 years and includes relatively new appliances and hot water heater. While some additional updates may be desired, the home is being sold as-is, providing a value-add opportunity. Enjoy a private backyard space perfect for relaxing or entertaining. Situated directly across from the site of a future train station, the location offers excellent long-term growth potential. Don’t miss this chance to invest in a desirable neighborhood with solid upside! Listing agent is also owner/landlord

Key facts

• Built 1920
• Listed 91 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Permanent foundation; Above-grade and below-grade structures; Built year per assessor
• Exterior features: Located in a federal flood zone; No tidal water on the lot

Interior

• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard electric heating; 200+ amp electrical service; Electric hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.1% in Downingtown — 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 91/100 on livability (#13 in PA, #56 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, employment A+.
• Downingtown Area SD (suburban): math 67% / reading 83% proficiency, ranked #9 of 539 in PA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.0%/yr); 232 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $6k 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 91 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 32y 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 $135k; list at $215k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wind risk, 26% 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 $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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. 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: 1.12% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $214,758
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Jefferson Ave	0.00mi	2/1.0 (-1)	738 (0%)	1mo	$215,000	$291	94
126 Washington Ave	0.05mi	2/1.0 (-1)	784 (+6%)	20mo	$231,950	$296	66
163 Jefferson Ave	0.00mi	2/1.0 (-1)	828 (+12%)	14mo	$210,000	$254	63

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-10,024
• Equity at exit: $32,057

10-year hold

• IRR: 4.0%
• Equity multiple: 1.28×
• Total profit: $16,936
• Equity at exit: $18,589

Cash invested: $60,200 (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 19335

• Rents YoY: 2.0%
• Active inventory: 232
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,412 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$90
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $426

Break-even live

Break-even rent $1,873

Max offer price $215,000

Occupancy floor 77%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Woodbine Rd Downingtown, PA	2.0	1.0–2.0	917	$2,864	$3.12	1d	8	1.08mi

Listing history 26 events

1. 2026-05-21
   status Pending
2. 2026-05-01
   historical Active Under Contract
3. 2026-04-18
   status Active
4. 2026-04-02
   historical Active Under Contract
5. 2026-03-05
   price $215,000
6. 2026-02-12
   price $220,000
7. 2026-01-15
   listed $225,000 Active
8. 2026-01-08
   historical $225,000
9. 2025-12-02
   soldstatus $135,000
10. 2025-11-14
    soldstatus $135,000 Closed 759-char remark

    Show marketing remark (759 chars)

    This 2-bedroom, 1-bath home is currently tenant-occupied, offering immediate rental income for investors. With a strong rental history and location in a high-demand area, this property is a smart addition to any portfolio. The interior was updated within the last 4 years and includes relatively new appliances and hot water heater. While some additional updates may be desired, the home is being sold as-is, providing a value-add opportunity. Enjoy a private backyard space perfect for relaxing or entertaining. Situated directly across from the site of a future train station, the location offers excellent long-term growth potential. Don’t miss this chance to invest in a desirable neighborhood with solid upside! Listing agent is also owner/landlord

11. 2025-10-17
    status Pending 759-char remark

    Show marketing remark (759 chars)

    This 2-bedroom, 1-bath home is currently tenant-occupied, offering immediate rental income for investors. With a strong rental history and location in a high-demand area, this property is a smart addition to any portfolio. The interior was updated within the last 4 years and includes relatively new appliances and hot water heater. While some additional updates may be desired, the home is being sold as-is, providing a value-add opportunity. Enjoy a private backyard space perfect for relaxing or entertaining. Situated directly across from the site of a future train station, the location offers excellent long-term growth potential. Don’t miss this chance to invest in a desirable neighborhood with solid upside! Listing agent is also owner/landlord

12. 2025-09-11
    price $170,000 759-char remark

    Show marketing remark (759 chars)

    This 2-bedroom, 1-bath home is currently tenant-occupied, offering immediate rental income for investors. With a strong rental history and location in a high-demand area, this property is a smart addition to any portfolio. The interior was updated within the last 4 years and includes relatively new appliances and hot water heater. While some additional updates may be desired, the home is being sold as-is, providing a value-add opportunity. Enjoy a private backyard space perfect for relaxing or entertaining. Situated directly across from the site of a future train station, the location offers excellent long-term growth potential. Don’t miss this chance to invest in a desirable neighborhood with solid upside! Listing agent is also owner/landlord

13. 2025-08-13
    price $180,000 759-char remark

    Show marketing remark (759 chars)

    This 2-bedroom, 1-bath home is currently tenant-occupied, offering immediate rental income for investors. With a strong rental history and location in a high-demand area, this property is a smart addition to any portfolio. The interior was updated within the last 4 years and includes relatively new appliances and hot water heater. While some additional updates may be desired, the home is being sold as-is, providing a value-add opportunity. Enjoy a private backyard space perfect for relaxing or entertaining. Situated directly across from the site of a future train station, the location offers excellent long-term growth potential. Don’t miss this chance to invest in a desirable neighborhood with solid upside! Listing agent is also owner/landlord

14. 2025-06-29
    listed $199,000 Active 759-char remark

    Show marketing remark (759 chars)

    This 2-bedroom, 1-bath home is currently tenant-occupied, offering immediate rental income for investors. With a strong rental history and location in a high-demand area, this property is a smart addition to any portfolio. The interior was updated within the last 4 years and includes relatively new appliances and hot water heater. While some additional updates may be desired, the home is being sold as-is, providing a value-add opportunity. Enjoy a private backyard space perfect for relaxing or entertaining. Situated directly across from the site of a future train station, the location offers excellent long-term growth potential. Don’t miss this chance to invest in a desirable neighborhood with solid upside! Listing agent is also owner/landlord

15. 2022-08-02
    historical
16. 2022-06-30
    listed $189,000 Active
17. 2021-06-22
    soldstatus $130,000
18. 2021-06-10
    soldstatus $130,000 Closed
19. 2021-05-28
    status Pending
20. 2021-04-13
    historical Active Under Contract
21. 2021-04-09
    listed $150,000 Active
22. 1998-10-09
    historical
23. 1998-10-09
    listed $70,000
24. 1997-01-21
    historical
25. 1996-07-09
    soldstatus $50,000
26. 1994-07-10
    listed $55,000

ⓘ 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: $2,484 · $207/mo
• Projected year-2 tax: $2,941 · $245/mo
• Expected delta: +$456/yr (+$38/mo · 18.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,942
• − Mortgage interest: −$12,043
• − Property taxes: −$2,484
• − Insurance: −$1,742
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − Depreciation: −$6,255
• Taxable income: $1,788
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $4,680/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: Downingtown Area SD
• NCES district ID: 4207710
• Math proficiency: 67% ▼ -1.00%
• Reading proficiency: 83% ▼ -1.00%
• Median HH income: $104,515
• Composite: 68.66/100
• National rank: #338
• State rank: #9 of 539 in PA

Livability — Downingtown

• Score: 91/100
• State rank: #13
• US rank: #56

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Downingtown, PA
• County: Chester County · 432,350 people
• City population: 53,629
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 53,629
• Household income: $143,249
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 689.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Asian 8% Black 5% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 90% English-only · Other Indo-European 4% Other Asian/Pacific 3% Spanish 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: ▼ -248.84%
• Current HPI: 288.2999
• Rent YoY: ▲ 2.03%
• 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

+290.9% since first listed

26 events — show timeline

• 2026-05-21 Pending — BRIGHT MLS
• 2026-05-01 Contingent — BRIGHT MLS
• 2026-04-18 Relisted — BRIGHT MLS
• 2026-04-02 Contingent — BRIGHT MLS
• 2026-03-05 Price Changed $215,000 BRIGHT MLS
• 2026-02-12 Price Changed $220,000 BRIGHT MLS
• 2026-01-15 Listed $225,000 BRIGHT MLS
• 2026-01-08 Coming Soon $225,000 BRIGHT MLS
• 2025-12-02 Sold (Public Records) $135,000 Public Records
• 2025-11-14 Sold (MLS) $135,000 BRIGHT MLS
• 2025-10-17 Pending — BRIGHT MLS
• 2025-09-11 Price Changed $170,000 BRIGHT MLS
• 2025-08-13 Price Changed $180,000 BRIGHT MLS
• 2025-06-29 Listed $199,000 BRIGHT MLS
• 2022-08-02 Listing Removed — BRIGHT MLS
• 2022-06-30 Listed $189,000 BRIGHT MLS
• 2021-06-22 Sold (Public Records) $130,000 Public Records
• 2021-06-10 Sold (MLS) $130,000 BRIGHT MLS
• 2021-05-28 Pending — BRIGHT MLS
• 2021-04-13 Contingent — BRIGHT MLS
• 2021-04-09 Listed $150,000 BRIGHT MLS
• 1998-10-09 Listed $70,000 BRIGHT MLS
• 1998-10-09 Listing Removed — BRIGHT MLS
• 1997-01-21 Listing Removed — BRIGHT MLS
• 1996-07-09 Sold (Public Records) $50,000 Public Records
• 1994-07-10 Listed $55,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $2,484 · +2.7% YoY. Source: county tax records.