390 Mary St · Downingtown, PA 19335

$400,000

5 bd · 2.0 ba · 2,576 sqft · SingleFamily public records · 129 Days on market

Built 1960 0.41 ac lot $155/sqft · 22% below area Est $510k · 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 +7.7/30.0
• Schools +6.9/10.0
• Livability +4.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 390 Mary Street, a 5-bedroom, 2.5-bath single-family ranch home situated on a corner lot in Downingtown. Situated across three lots zoned for twin homes, the property presents unique possibilities for future use or development. As you arrive, you’re greeted by a partially fenced yard with a wood privacy fencing, offering both space and seclusion. Inside, the foyer features tile flooring and provides access to the main living areas. To the right is a convenient powder room with tile floors and a ceiling light. To the left, a few steps down, is the living room with new carpeting. A second section of the living room includes an additional front entry, a ceiling fan, built-in shelving, and French doors that open to the fenced yard. Straight ahead from the foyer, the kitchen offers tile floors, a ceiling fan with light, double sink, walk-in pantry closet, and stone backsplash. The kitchen opens to the dining room, which features hardwood floors and a ceiling fan with light. Just off the dining room is the family room with hardwood floors, chair rail detail, a decorative ornamental corner fireplace, and a door leading to the sunroom. The sunroom includes tile floors, a wood accent wall, semi-vaulted ceilings, and a partial stone wall, providing a comfortable space to relax year-round. The primary bedroom features new carpeting, a skylight, a ceiling fan with light, and a linen closet. A full hall bathroom offers tile floors and a tub/shower combination. The second, third, and fourth bedrooms all have hardwood floors, with the second bedroom offering both a walk-in closet and a cedar walk-in closet, as well as access to the primary bedroom. A second full bathroom includes tile floors, a tub, double-sink vanity, and a skylight. The fifth bedroom features carpet flooring, a skylight, and access to the attic. The unfinished basement provides a laundry area and houses the home’s utilities, offering ample storage potential. Windows were replaced in 2017. Conveniently located near local shopping, grocery stores, restaurants, and everyday amenities, this home offers space, functionality, and a great location. Don’t miss the opportunity to make 390 Mary Street your new home.

Key facts

• 0.41 acre lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-462 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (26.2% below list).
• Recommended offer: $295k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.0% 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: amenities A+, employment A+, housing 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.
• Zoned schools: Beaver Creek El Sch (math 47% / reading 72%, grade B-, #377 of 1,518 statewide, top 28%, 527 students, 19% FRL); Downingtown Ms (math 42% / reading 77%, grade B, #46 of 512 statewide, top 9%, 1,154 students, 13% FRL); Downingtown Hs West Campus (math 77%, 1,798 students, 16% FRL).
• Zoned-school proficiency averages 60% at this address vs 75% district-wide (-16 pts) — the specific schools serving this property underperform the Downingtown Area SD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.0%/yr); 239 active listings in the ZIP; 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 $12k 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 129 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 21y ago; this cycle's ask has dropped $125k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $166k; list at $400k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,326 (26.2% 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 129 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.74% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.95%
• DSCR: 0.78
• GRM: 11.3

CMA / ARV

• ARV (median comp): $510,419
• List price: $400,000
• Delta: -21.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 W Pennsylvania Ave	0.15mi	5/2.5	2,524 (-2%)	22mo	$375,000	$149	70
423 Highland Ave	0.24mi	6/2.0 (+1)	2,317 (-10%)	15mo	$410,000	$177	54
433 Church St	0.47mi	4/2.5 (-1)	2,350 (-9%)	11mo	$660,000	$281	47
39 W Lancaster Ave	0.47mi	5/2.0	2,309 (-10%)	18mo	$536,000	$232	46
296 Prospect Ave	0.51mi	4/2.5 (-1)	2,306 (-10%)	18mo	$565,000	$245	37
102 Stonebridge Ln	0.58mi	4/3.5 (-1)	2,922 (+13%)	10mo	$625,000	$214	31

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: -25.8%
• Equity multiple: 0.13×
• Total profit: $-97,023
• Equity at exit: $59,641

10-year hold

• IRR: -25.7%
• Equity multiple: -0.19×
• Total profit: $-133,591
• Equity at exit: $34,585

Cash invested: $112,000 (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 19335

• Rents YoY: 2.0%
• Active inventory: 239
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,953 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$531 /mo · $6,367/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $-462

Break-even live

Break-even rent $3,538

Max offer price $318,417

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-349	+0% $-462	+5% $-575	+10% $-688
Rent	-10% $-695	-5% $-578	+0% $-462	+5% $-345	+10% $-229
Rate	-1.0pp $-260	-0.5pp $-360	base $-462	+0.5pp $-565	+1.0pp $-671

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $400,000 Active 129 DOM
2. 2026-06-18
   days on market $400,000 Active 126 DOM
3. 2026-06-17
   days on market $400,000 Active 125 DOM
4. 2026-06-16
   days on market $400,000 Active 124 DOM
5. 2026-06-15
   days on market $400,000 Active 123 DOM
6. 2026-06-13
   days on market $400,000 Active 121 DOM
7. 2026-06-13
   pricedays on market $400,000 Active 120 DOM
8. 2026-06-09
   days on market $430,000 Active 117 DOM
9. 2026-06-08
   days on market $430,000 Active 116 DOM
10. 2026-06-07
    days on market $430,000 Active 115 DOM
11. 2026-06-04
    days on market $430,000 Active 112 DOM
12. 2026-06-03
    days on market $430,000 Active 111 DOM
13. 2026-06-02
    days on market $430,000 Active 110 DOM
14. 2026-06-01
    days on market $430,000 Active 109 DOM
15. 2026-05-31
    days on market $430,000 Active 108 DOM
16. 2026-04-28
    price $450,000 2227-char remark

    Show marketing remark (2227 chars)

    Welcome to 390 Mary Street, a 5-bedroom, 2.5-bath single-family ranch home situated on a corner lot in Downingtown. Situated across three lots zoned for twin homes, the property presents unique possibilities for future use or development. As you arrive, you’re greeted by a partially fenced yard with a wood privacy fencing, offering both space and seclusion. Inside, the foyer features tile flooring and provides access to the main living areas. To the right is a convenient powder room with tile floors and a ceiling light. To the left, a few steps down, is the living room with new carpeting. A second section of the living room includes an additional front entry, a ceiling fan, built-in shelving, and French doors that open to the fenced yard. Straight ahead from the foyer, the kitchen offers tile floors, a ceiling fan with light, double sink, walk-in pantry closet, and stone backsplash. The kitchen opens to the dining room, which features hardwood floors and a ceiling fan with light. Just off the dining room is the family room with hardwood floors, chair rail detail, a decorative ornamental corner fireplace, and a door leading to the sunroom. The sunroom includes tile floors, a wood accent wall, semi-vaulted ceilings, and a partial stone wall, providing a comfortable space to relax year-round. The primary bedroom features new carpeting, a skylight, a ceiling fan with light, and a linen closet. A full hall bathroom offers tile floors and a tub/shower combination. The second, third, and fourth bedrooms all have hardwood floors, with the second bedroom offering both a walk-in closet and a cedar walk-in closet, as well as access to the primary bedroom. A second full bathroom includes tile floors, a tub, double-sink vanity, and a skylight. The fifth bedroom features carpet flooring, a skylight, and access to the attic. The unfinished basement provides a laundry area and houses the home’s utilities, offering ample storage potential. Windows were replaced in 2017. Conveniently located near local shopping, grocery stores, restaurants, and everyday amenities, this home offers space, functionality, and a great location. Don’t miss the opportunity to make 390 Mary Street your new home.

17. 2026-04-12
    price $470,000 2227-char remark

    Show marketing remark (2227 chars)

    Welcome to 390 Mary Street, a 5-bedroom, 2.5-bath single-family ranch home situated on a corner lot in Downingtown. Situated across three lots zoned for twin homes, the property presents unique possibilities for future use or development. As you arrive, you’re greeted by a partially fenced yard with a wood privacy fencing, offering both space and seclusion. Inside, the foyer features tile flooring and provides access to the main living areas. To the right is a convenient powder room with tile floors and a ceiling light. To the left, a few steps down, is the living room with new carpeting. A second section of the living room includes an additional front entry, a ceiling fan, built-in shelving, and French doors that open to the fenced yard. Straight ahead from the foyer, the kitchen offers tile floors, a ceiling fan with light, double sink, walk-in pantry closet, and stone backsplash. The kitchen opens to the dining room, which features hardwood floors and a ceiling fan with light. Just off the dining room is the family room with hardwood floors, chair rail detail, a decorative ornamental corner fireplace, and a door leading to the sunroom. The sunroom includes tile floors, a wood accent wall, semi-vaulted ceilings, and a partial stone wall, providing a comfortable space to relax year-round. The primary bedroom features new carpeting, a skylight, a ceiling fan with light, and a linen closet. A full hall bathroom offers tile floors and a tub/shower combination. The second, third, and fourth bedrooms all have hardwood floors, with the second bedroom offering both a walk-in closet and a cedar walk-in closet, as well as access to the primary bedroom. A second full bathroom includes tile floors, a tub, double-sink vanity, and a skylight. The fifth bedroom features carpet flooring, a skylight, and access to the attic. The unfinished basement provides a laundry area and houses the home’s utilities, offering ample storage potential. Windows were replaced in 2017. Conveniently located near local shopping, grocery stores, restaurants, and everyday amenities, this home offers space, functionality, and a great location. Don’t miss the opportunity to make 390 Mary Street your new home.

18. 2026-03-27
    price $490,000 2227-char remark

    Show marketing remark (2227 chars)

    Welcome to 390 Mary Street, a 5-bedroom, 2.5-bath single-family ranch home situated on a corner lot in Downingtown. Situated across three lots zoned for twin homes, the property presents unique possibilities for future use or development. As you arrive, you’re greeted by a partially fenced yard with a wood privacy fencing, offering both space and seclusion. Inside, the foyer features tile flooring and provides access to the main living areas. To the right is a convenient powder room with tile floors and a ceiling light. To the left, a few steps down, is the living room with new carpeting. A second section of the living room includes an additional front entry, a ceiling fan, built-in shelving, and French doors that open to the fenced yard. Straight ahead from the foyer, the kitchen offers tile floors, a ceiling fan with light, double sink, walk-in pantry closet, and stone backsplash. The kitchen opens to the dining room, which features hardwood floors and a ceiling fan with light. Just off the dining room is the family room with hardwood floors, chair rail detail, a decorative ornamental corner fireplace, and a door leading to the sunroom. The sunroom includes tile floors, a wood accent wall, semi-vaulted ceilings, and a partial stone wall, providing a comfortable space to relax year-round. The primary bedroom features new carpeting, a skylight, a ceiling fan with light, and a linen closet. A full hall bathroom offers tile floors and a tub/shower combination. The second, third, and fourth bedrooms all have hardwood floors, with the second bedroom offering both a walk-in closet and a cedar walk-in closet, as well as access to the primary bedroom. A second full bathroom includes tile floors, a tub, double-sink vanity, and a skylight. The fifth bedroom features carpet flooring, a skylight, and access to the attic. The unfinished basement provides a laundry area and houses the home’s utilities, offering ample storage potential. Windows were replaced in 2017. Conveniently located near local shopping, grocery stores, restaurants, and everyday amenities, this home offers space, functionality, and a great location. Don’t miss the opportunity to make 390 Mary Street your new home.

19. 2026-03-13
    price $500,000 2227-char remark

    Show marketing remark (2227 chars)

    Welcome to 390 Mary Street, a 5-bedroom, 2.5-bath single-family ranch home situated on a corner lot in Downingtown. Situated across three lots zoned for twin homes, the property presents unique possibilities for future use or development. As you arrive, you’re greeted by a partially fenced yard with a wood privacy fencing, offering both space and seclusion. Inside, the foyer features tile flooring and provides access to the main living areas. To the right is a convenient powder room with tile floors and a ceiling light. To the left, a few steps down, is the living room with new carpeting. A second section of the living room includes an additional front entry, a ceiling fan, built-in shelving, and French doors that open to the fenced yard. Straight ahead from the foyer, the kitchen offers tile floors, a ceiling fan with light, double sink, walk-in pantry closet, and stone backsplash. The kitchen opens to the dining room, which features hardwood floors and a ceiling fan with light. Just off the dining room is the family room with hardwood floors, chair rail detail, a decorative ornamental corner fireplace, and a door leading to the sunroom. The sunroom includes tile floors, a wood accent wall, semi-vaulted ceilings, and a partial stone wall, providing a comfortable space to relax year-round. The primary bedroom features new carpeting, a skylight, a ceiling fan with light, and a linen closet. A full hall bathroom offers tile floors and a tub/shower combination. The second, third, and fourth bedrooms all have hardwood floors, with the second bedroom offering both a walk-in closet and a cedar walk-in closet, as well as access to the primary bedroom. A second full bathroom includes tile floors, a tub, double-sink vanity, and a skylight. The fifth bedroom features carpet flooring, a skylight, and access to the attic. The unfinished basement provides a laundry area and houses the home’s utilities, offering ample storage potential. Windows were replaced in 2017. Conveniently located near local shopping, grocery stores, restaurants, and everyday amenities, this home offers space, functionality, and a great location. Don’t miss the opportunity to make 390 Mary Street your new home.

20. 2026-02-13
    listed $525,000 Active 2227-char remark

    Show marketing remark (2227 chars)

    Welcome to 390 Mary Street, a 5-bedroom, 2.5-bath single-family ranch home situated on a corner lot in Downingtown. Situated across three lots zoned for twin homes, the property presents unique possibilities for future use or development. As you arrive, you’re greeted by a partially fenced yard with a wood privacy fencing, offering both space and seclusion. Inside, the foyer features tile flooring and provides access to the main living areas. To the right is a convenient powder room with tile floors and a ceiling light. To the left, a few steps down, is the living room with new carpeting. A second section of the living room includes an additional front entry, a ceiling fan, built-in shelving, and French doors that open to the fenced yard. Straight ahead from the foyer, the kitchen offers tile floors, a ceiling fan with light, double sink, walk-in pantry closet, and stone backsplash. The kitchen opens to the dining room, which features hardwood floors and a ceiling fan with light. Just off the dining room is the family room with hardwood floors, chair rail detail, a decorative ornamental corner fireplace, and a door leading to the sunroom. The sunroom includes tile floors, a wood accent wall, semi-vaulted ceilings, and a partial stone wall, providing a comfortable space to relax year-round. The primary bedroom features new carpeting, a skylight, a ceiling fan with light, and a linen closet. A full hall bathroom offers tile floors and a tub/shower combination. The second, third, and fourth bedrooms all have hardwood floors, with the second bedroom offering both a walk-in closet and a cedar walk-in closet, as well as access to the primary bedroom. A second full bathroom includes tile floors, a tub, double-sink vanity, and a skylight. The fifth bedroom features carpet flooring, a skylight, and access to the attic. The unfinished basement provides a laundry area and houses the home’s utilities, offering ample storage potential. Windows were replaced in 2017. Conveniently located near local shopping, grocery stores, restaurants, and everyday amenities, this home offers space, functionality, and a great location. Don’t miss the opportunity to make 390 Mary Street your new home.

21. 2026-02-09
    historical $525,000 2227-char remark

    Show marketing remark (2227 chars)

    Welcome to 390 Mary Street, a 5-bedroom, 2.5-bath single-family ranch home situated on a corner lot in Downingtown. Situated across three lots zoned for twin homes, the property presents unique possibilities for future use or development. As you arrive, you’re greeted by a partially fenced yard with a wood privacy fencing, offering both space and seclusion. Inside, the foyer features tile flooring and provides access to the main living areas. To the right is a convenient powder room with tile floors and a ceiling light. To the left, a few steps down, is the living room with new carpeting. A second section of the living room includes an additional front entry, a ceiling fan, built-in shelving, and French doors that open to the fenced yard. Straight ahead from the foyer, the kitchen offers tile floors, a ceiling fan with light, double sink, walk-in pantry closet, and stone backsplash. The kitchen opens to the dining room, which features hardwood floors and a ceiling fan with light. Just off the dining room is the family room with hardwood floors, chair rail detail, a decorative ornamental corner fireplace, and a door leading to the sunroom. The sunroom includes tile floors, a wood accent wall, semi-vaulted ceilings, and a partial stone wall, providing a comfortable space to relax year-round. The primary bedroom features new carpeting, a skylight, a ceiling fan with light, and a linen closet. A full hall bathroom offers tile floors and a tub/shower combination. The second, third, and fourth bedrooms all have hardwood floors, with the second bedroom offering both a walk-in closet and a cedar walk-in closet, as well as access to the primary bedroom. A second full bathroom includes tile floors, a tub, double-sink vanity, and a skylight. The fifth bedroom features carpet flooring, a skylight, and access to the attic. The unfinished basement provides a laundry area and houses the home’s utilities, offering ample storage potential. Windows were replaced in 2017. Conveniently located near local shopping, grocery stores, restaurants, and everyday amenities, this home offers space, functionality, and a great location. Don’t miss the opportunity to make 390 Mary Street your new home.

22. 2026-02-04
    historical
23. 2026-01-23
    status Active
24. 2026-01-23
    historical
25. 2026-01-23
    listed $525,000
26. 2025-12-29
    historical
27. 2025-10-14
    price $440,000
28. 2025-10-12
    listed $400,000 Active
29. 2025-10-11
    historical
30. 2025-09-30
    historical
31. 2025-05-30
    price $375,000
32. 2025-04-05
    price $390,000
33. 2025-03-15
    price $420,000
34. 2025-01-28
    listed $450,000 Active
35. 2016-05-23
    historical
36. 2016-01-20
    listed $200,000
37. 2013-11-13
    historical
38. 2013-08-14
    listed $225,000
39. 2009-10-08
    historical
40. 2009-06-26
    listed $230,000
41. 2006-10-13
    soldstatus $165,500
42. 2006-09-30
    historical
43. 2006-09-17
    historical
44. 2006-09-14
    listed $165,500
45. 2006-07-28
    historical
46. 2006-04-04
    listed $249,900
47. 2006-03-21
    historical
48. 2006-03-20
    listed $235,000
49. 2006-02-28
    historical
50. 2005-09-07
    listed $275,000

ⓘ 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: $6,367 · $531/mo
• Projected year-2 tax: $6,367 · $531/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 14 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: $35,439
• − Mortgage interest: −$22,406
• − Property taxes: −$6,367
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,835
• − Management: −$2,835
• − Depreciation: −$11,636
• Taxable loss: −$12,641
• Est. tax savings @ 24.0%: +$3,034
• After-tax cash flow: $-2,508/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

+63.6% since first listed

36 events — show timeline

• 2026-04-28 Price Changed $450,000 BRIGHT MLS
• 2026-04-12 Price Changed $470,000 BRIGHT MLS
• 2026-03-27 Price Changed $490,000 BRIGHT MLS
• 2026-03-13 Price Changed $500,000 BRIGHT MLS
• 2026-02-13 Listed $525,000 BRIGHT MLS
• 2026-02-09 Coming Soon $525,000 BRIGHT MLS
• 2026-02-04 Listing Removed — BRIGHT MLS
• 2026-01-23 Relisted — BRIGHT MLS
• 2026-01-23 Listed $525,000 BRIGHT MLS
• 2026-01-23 Listing Removed — BRIGHT MLS
• 2025-12-29 Listing Removed — BRIGHT MLS
• 2025-10-14 Price Changed $440,000 BRIGHT MLS
• 2025-10-12 Listed $400,000 BRIGHT MLS
• 2025-10-11 Coming Soon — BRIGHT MLS
• 2025-09-30 Listing Removed — BRIGHT MLS
• 2025-05-30 Price Changed $375,000 BRIGHT MLS
• 2025-04-05 Price Changed $390,000 BRIGHT MLS
• 2025-03-15 Price Changed $420,000 BRIGHT MLS
• 2025-01-28 Listed $450,000 BRIGHT MLS
• 2016-05-23 Listing Removed — BRIGHT MLS
• 2016-01-20 Listed $200,000 BRIGHT MLS
• 2013-11-13 Listing Removed — BRIGHT MLS
• 2013-08-14 Listed $225,000 BRIGHT MLS
• 2009-10-08 Listing Removed — BRIGHT MLS
• 2009-06-26 Listed $230,000 BRIGHT MLS
• 2006-10-13 Sold (MLS) $165,500 BRIGHT MLS
• 2006-09-30 Listing Removed — BRIGHT MLS
• 2006-09-17 Listing Removed — BRIGHT MLS
• 2006-09-14 Listed $165,500 BRIGHT MLS
• 2006-07-28 Listing Removed — BRIGHT MLS
• 2006-04-04 Listed $249,900 BRIGHT MLS
• 2006-03-21 Listing Removed — BRIGHT MLS
• 2006-03-20 Listed $235,000 BRIGHT MLS
• 2006-02-28 Listing Removed — BRIGHT MLS
• 2005-09-07 Listed $299,990 BRIGHT MLS
• 2005-09-07 Listed $275,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $6,367 · +2.7% YoY. Source: county tax records.