1336 Phoenixville Pike · Exton, PA 19380

$375,000

2 bd · 1.0 ba · 1,666 sqft · SingleFamily public records · 5 Days on market

Built 1953 0.38 ac lot $225/sqft · 22% below area Est $480k · 22% 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 +15.0/15.0
• Cash flow +7.5/30.0
• Schools +5.9/10.0
• Livability +4.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This ranch home was transformed into a cozy one level paradise featuring very functional indoor spaces, and inviting but secluded outdoor spaces. The home was recently renovated with an addition to the kitchen. The new kitchen features a 10 x 8 foot Center island with granite top, Top of the line stainless steel appliances, custom kitchen cabinets, and recessed lighting. The master bedroom features a full bath with whirlpool tub, separate shower and double closet. The out door area features a heated Sylvan pool, separate hot tub, deck all in an enclosed fenced area and great for entertaining. Finished basement with laundry, powder room and bilco doors. New exterior stucco, Updated Heater, hot water heater.

Key facts

• 0.38 acre lot
• Garage
• Pool

Property features AI

Exterior

• Parking: Detached garage (front entry, oversized) with 1 garage space; Paved driveway with 7 driveway spaces; Total of 8 garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water; Electric-powered cooling
• Home design: Detached property; Pitched shingle roof; Entry level: 1
• Construction: Stucco exterior; Block foundation
• Exterior features: Vinyl fencing; Front yard, rear yard and side yards; Level lot; Personal pool

Interior

• Kitchen: Cooktop; Wall oven; Double oven; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Wood
• Bathrooms: 1 full bathroom on the main level; 1 half bathroom on the main level
• Heating & cooling: Hot water heating (oil-fired); Central air conditioning (electric)
• Interior features: Attic; Pantry; Skylights; Upgraded countertops; Soaking tub; Stall shower; Ceiling fans; Kitchen island; Eat-in kitchen; Entry-level bedroom; Wood floors
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-465 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (31.8% below list).
• Recommended offer: $256k (31.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.1% in Exton — 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 89/100 on livability (#22 in PA, #136 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F, cost of living F.
• West Chester Area SD (suburban): math 56% / reading 74% proficiency, ranked #34 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Exton El Sch (math 56% / reading 73%, grade B, #249 of 1,518 statewide, top 19%, 442 students, 16% FRL); J R Fugett Ms (math 40% / reading 75%, grade B, #61 of 512 statewide, top 13%, 908 students, 23% FRL); West Chester East Hs (math 86%, 1,251 students, 20% FRL).
• Market conditions: Rents rising (+3.5%/yr); 162 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $11k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $255,814 (31.8% 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. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.68% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.31%
• DSCR: 0.76
• GRM: 12.2

CMA / ARV

• ARV (median comp): $479,520
• List price: $375,000
• Delta: -21.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1336 Phoenixville Pike	0.00mi	2/1.5	1,666 (0%)	0mo	$380,000	$228	98
1103 Queen Dr	0.26mi	3/2.0 (+1)	1,614 (-3%)	1mo	$570,000	$353	73
1004 Queen Dr	0.19mi	3/3.0 (+1)	1,715 (+3%)	13mo	$500,000	$292	62
1401 Old Phoenixville Pike	0.46mi	3/2.5 (+1)	1,601 (-4%)	3mo	$403,000	$252	58
1361 Old Phoenixville Pike	0.23mi	3/1.0 (+1)	1,465 (-12%)	18mo	$372,500	$254	49
1271 Phoenixville Pike	0.43mi	3/2.0 (+1)	1,850 (+11%)	6mo	$565,100	$305	48
1342 Morstein Rd	0.52mi	3/2.0 (+1)	1,802 (+8%)	12mo	$526,342	$292	43

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 · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.15×
• Total profit: $-89,064
• Equity at exit: $55,914

10-year hold

• IRR: -19.3%
• Equity multiple: -0.05×
• Total profit: $-110,218
• Equity at exit: $32,423

Cash invested: $105,000 (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 19380

• Rents YoY: 3.5%
• Active inventory: 162
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,558 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$363 /mo · $4,358/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-465

Break-even live

Break-even rent $3,147

Max offer price $292,855

Occupancy floor —

Sensitivity live

Price	-10% $-253	-5% $-359	+0% $-465	+5% $-571	+10% $-677
Rent	-10% $-667	-5% $-566	+0% $-465	+5% $-364	+10% $-263
Rate	-1.0pp $-276	-0.5pp $-370	base $-465	+0.5pp $-562	+1.0pp $-661

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
174 Longford Rd West Chester, PA	3.0	2.5	1520	$2,600	$1.71	45d	1	0.27mi
1266 Longford Rd West Chester, PA	3.0	2.5	1790	$2,800	$1.56	12d	1	0.33mi
779 Reading Ct #40 West Chester, PA	2.0	2.0	1112	$2,300	$2.07	45d	1	1.23mi
320 Henley Dr Franklin Center, PA	2.0–3.0	2.5	1883	$3,268	$1.74	0d	8	1.44mi

Listing history 9 events

1. 2026-05-15
   listed $375,000 Active 1582-char remark
2. 2026-05-13
   historical $375,000 1582-char remark
3. 2009-11-10
   soldstatus $310,000
4. 2009-11-05
   soldstatus $310,000 719-char remark

   Show marketing remark (719 chars)

   This ranch home was transformed into a cozy one level paradise featuring very functional indoor spaces, and inviting but secluded outdoor spaces. The home was recently renovated with an addition to the kitchen. The new kitchen features a 10 x 8 foot Center island with granite top, Top of the line stainless steel appliances, custom kitchen cabinets, and recessed lighting. The master bedroom features a full bath with whirlpool tub, separate shower and double closet. The out door area features a heated Sylvan pool, separate hot tub, deck all in an enclosed fenced area and great for entertaining. Finished basement with laundry, powder room and bilco doors. New exterior stucco, Updated Heater, hot water heater.

5. 2009-11-05
   soldstatus $310,000

   Show marketing remark (719 chars)

   This ranch home was transformed into a cozy one level paradise featuring very functional indoor spaces, and inviting but secluded outdoor spaces. The home was recently renovated with an addition to the kitchen. The new kitchen features a 10 x 8 foot Center island with granite top, Top of the line stainless steel appliances, custom kitchen cabinets, and recessed lighting. The master bedroom features a full bath with whirlpool tub, separate shower and double closet. The out door area features a heated Sylvan pool, separate hot tub, deck all in an enclosed fenced area and great for entertaining. Finished basement with laundry, powder room and bilco doors. New exterior stucco, Updated Heater, hot water heater.

6. 2009-05-01
   listed $329,900 719-char remark

   Show marketing remark (719 chars)

   This ranch home was transformed into a cozy one level paradise featuring very functional indoor spaces, and inviting but secluded outdoor spaces. The home was recently renovated with an addition to the kitchen. The new kitchen features a 10 x 8 foot Center island with granite top, Top of the line stainless steel appliances, custom kitchen cabinets, and recessed lighting. The master bedroom features a full bath with whirlpool tub, separate shower and double closet. The out door area features a heated Sylvan pool, separate hot tub, deck all in an enclosed fenced area and great for entertaining. Finished basement with laundry, powder room and bilco doors. New exterior stucco, Updated Heater, hot water heater.

7. 2009-05-01
   listed $329,900

   Show marketing remark (719 chars)

   This ranch home was transformed into a cozy one level paradise featuring very functional indoor spaces, and inviting but secluded outdoor spaces. The home was recently renovated with an addition to the kitchen. The new kitchen features a 10 x 8 foot Center island with granite top, Top of the line stainless steel appliances, custom kitchen cabinets, and recessed lighting. The master bedroom features a full bath with whirlpool tub, separate shower and double closet. The out door area features a heated Sylvan pool, separate hot tub, deck all in an enclosed fenced area and great for entertaining. Finished basement with laundry, powder room and bilco doors. New exterior stucco, Updated Heater, hot water heater.

8. 2005-08-01
   soldstatus $275,000
9. 1978-09-01
   soldstatus $53,500

ⓘ 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: $4,358 · $363/mo
• Projected year-2 tax: $5,141 · $428/mo
• Expected delta: +$784/yr (+$65/mo · 18.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,698
• − Mortgage interest: −$21,006
• − Property taxes: −$4,358
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,456
• − Management: −$2,456
• − Depreciation: −$10,909
• Taxable loss: −$12,362
• Est. tax savings @ 24.0%: +$2,967
• After-tax cash flow: $-2,613/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: West Chester Area SD
• NCES district ID: 4225290
• Math proficiency: 56% ▼ -8.00%
• Reading proficiency: 74% ▼ -6.00%
• Median HH income: $87,125
• Composite: 58.7/100
• National rank: #980
• State rank: #34 of 539 in PA

Livability — Exton

• Score: 89/100
• State rank: #22
• US rank: #136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chester County · 432,350 people
• City population: 21,709
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,856
• Household income: $122,899
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1590.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 6% Hispanic / Latino 6% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 5% Slovak 2% Scotch-Irish 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -349.57%
• Current HPI: 286.4699
• Rent YoY: ▲ 3.52%
• 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

+610.3% since first listed

12 events — show timeline

• 2026-06-16 Sold (MLS) $380,000 BRIGHT MLS
• 2026-05-28 Pending — BRIGHT MLS
• 2026-05-19 Contingent — BRIGHT MLS
• 2026-05-15 Listed $375,000 BRIGHT MLS
• 2026-05-13 Coming Soon $375,000 BRIGHT MLS
• 2009-11-10 Sold (Public Records) $310,000 Public Records
• 2009-11-05 Sold (MLS) $310,000 TREND
• 2009-11-05 Sold (MLS) $310,000 BRIGHT MLS
• 2009-05-01 Listed $329,900 TREND
• 2009-05-01 Listed $329,900 BRIGHT MLS
• 2005-08-01 Sold (Public Records) $275,000 Public Records
• 1978-09-01 Sold (Public Records) $53,500 Public Records

Property tax history

+2.0%/yr

Latest (2026): $4,358 · +2.2% YoY. Source: county tax records.