3007 Lincoln Hwy · Thorndale, PA 19320

$724,900

28 bd · None ba · 3,200 sqft · MultiFamily · 10 Days on market

Built 1924 2.60 ac lot

---

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).

• Cash flow +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +4.5/5.0
• 1% rule +4.1/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

This property has been updated and very well maintained! Picturesque setting makes you feel like you're at home!!!! This nicely landscaped 2.6 Acre level lot allows plenty of parking as well as a two story Barn and breathtaking yard. The building has been classified as non smoking & no pets since 1994. Zoned-SV-Sadsbury Village District- with 167.9' Frontage. This property has lots of possibliities including zoning for office space. Call agent for copies of zoning within village district. Only retirement makes this property available. A RARE FIND INDEED!

Key facts

• Two story barn
• Landscaped lot
• Public water

Tags

• LANDSCAPED LOT
• TWO STORY BARN
• POTENTIAL FOR ADDITIONAL UNITS
• SEWER CONNECTION AVAILABLE
• PUBLIC WATER

Property features AI

Finance

• Other: Assessor provided living area and year-built source; Property located in Sadsbury Township (Sadsburyville)
• Financial info: Four-unit multifamily property; Improvement assessed value reported; Land assessed value reported

Exterior

• Parking: Driveway
• Utilities: Public water; On-site septic; Electric service
• Home design: Detached structure; Fee simple ownership
• Construction: Stucco construction; Stone foundation; Above-grade and below-grade structures; Year built source: Assessor
• Exterior features: Public water; On-site septic

Interior

• Bedrooms: Four units total: two 1-bedroom units, one 2-bedroom unit, one 3-bedroom unit
• Heating & cooling: Hot water heating; Heating fuel: oil; Electric hot water
• Interior features: Assessor-reported finished area above grade: 3,200

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $725k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive. Per door: $54/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $662k (8.7% below list).
• Recommended offer: $662k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.9% in Thorndale — 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 (#20 in PA, #118 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities C-, schools D+.
• 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); 253 active listings in the ZIP; solid renter incomes; 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).
• At $6,617/mo this rent would consume 88% of the median local household income ($91k/yr) (locally 1480% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $285k; list at $725k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $661,700 (8.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.55×
• Total profit: $-91,156
• Equity at exit: $108,085

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-8,567
• Equity at exit: $62,676

Cash invested: $202,972 (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: 253
• Price-to-rent: 36.5×

Monthly cashflow live

• Estimated rent: $6,617 medium
• Mortgage (P&I): −$3,801
• Tax est. 1.5%: −$906 /mo · $10,874/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,390
• Net cashflow: $218

Break-even live

Break-even rent $6,341

Max offer price $724,900

Occupancy floor 92%

Sensitivity live

Price	-10% $719	-5% $468	+0% $218	+5% $-33	+10% $-283
Rent	-10% $-305	-5% $-44	+0% $218	+5% $479	+10% $741
Rate	-1.0pp $583	-0.5pp $402	base $218	+0.5pp $30	+1.0pp $-161

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$6,616
Total (4 units)			$6,617

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: $181,225
• Closing costs: $21,747
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $724,900 Active 10 DOM
2. 2026-06-18
   days on market $724,900 Active 7 DOM
3. 2026-06-17
   days on market $724,900 Active 6 DOM
4. 2026-06-16
   days on market $724,900 Active 5 DOM
5. 2026-06-15
   remarks 577-char remark
6. 2026-06-15
   days on market $724,900 Active 4 DOM
7. 2026-06-13
   days on market $724,900 Active 2 DOM
8. 2026-06-13
   remarks 529-char remark
9. 2026-06-13
   listed $724,900 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $79,404
• − Mortgage interest: −$40,606
• − Property taxes: −$10,874
• − Insurance: −$3,624
• − Repairs & maintenance: −$6,352
• − Management: −$6,352
• − Depreciation: −$21,088
• Taxable loss: −$9,492
• Est. tax savings @ 24.0%: +$2,278
• After-tax cash flow: $4,892/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 — Thorndale

• Score: 89/100
• State rank: #20
• US rank: #118

Category grades

Amenities C- Commute A+ 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

• County: Chester County · 432,350 people
• City population: 2,294
• 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

+107.1% since first listed

11 events — show timeline

• 2026-06-11 Listed $724,900 BRIGHT MLS
• 2018-03-20 Delisted — TREND
• 2018-03-19 Sold (MLS) $285,000 BRIGHT MLS
• 2018-03-19 Sold (MLS) $285,000 TREND
• 2018-03-09 Pending — BRIGHT MLS
• 2018-03-09 Pending — TREND
• 2018-03-09 Listed $285,000 BRIGHT MLS
• 2018-03-09 Listed $285,000 TREND
• 2007-10-23 Sold (MLS) $350,000 BRIGHT MLS
• 2007-09-29 Listing Removed — BRIGHT MLS
• 2007-08-21 Listed $350,000 BRIGHT MLS