4502 Adams Ct #4502 · Lionville, PA 19425

$389,000

3 bd · 2.5 ba · 2,016 sqft · Townhouse public records · 3 Days on market

Built 1986 1,142 sqft lot $193/sqft · at area comps Est $399k · at est. $200/mo HOA · 7% of rent

---

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 +8.6/15.0
• Cash flow +7.3/30.0
• Schools +6.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this fantastic townhouse located in Chester Springs in the sought after community of Liongate. The first floor has been freshly painted and features the fully equipped kitchen including refrigerator, dishwasher, microwave, garbage disposal and electric oven. The kitchen island provides extra counter/storage space. Off the kitchen is a spacious breakfast area with built in window seat. The living room has a fireplace, cozy built-in window seat, and sliding doors to the spacious deck. There is a large dining area off the living room and the first floor powder room and utility area are on this level. The second floor features newer neutral wall-to-wall carpeting. The stairs and hallway have been freshly painted. There are three bedrooms on this level. The master bedroom has generous closet space and master bathroom. The full hall bath and separate laundry area are on this level. The third level has newer, neutral wall-to-wall carpeting, a newly constructed bedroom closet and features two skylights. This spacious area offers a 4th bedroom, office, workout room, kids playroom and offers many other possibilities. This move-in ready home is a generous size, is in award-winning Downingtown School District, and is one of the most convenient areas for shopping, restaurants and major highways. Make sure this home is on your must-see list.

Key facts

• $200 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Property manager present
• HOA & community: Monthly HOA fee of $200; HOA covers lawn maintenance, road maintenance, snow removal, and common area maintenance; Community amenities include swimming pool, clubhouse, dog park, playgrounds, and basketball courts

Exterior

• Parking: Two parking lot spaces (free)
• Utilities: Public water; Public sewer; Electric service available; Cable TV available; Phone service available
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Property in very good condition
• Construction: Frame construction; Shingle roof; Slab foundation; Bay/bow and double-hung windows with skylights
• Exterior features: Deck(s); Private road access; Blacktop road surface; Above grade and below grade structures noted; Community in-ground pool

Interior

• Kitchen: Refrigerator; Electric oven/range; Dishwasher; Microwave; Garbage disposal; Kitchen island; Eat-in/kitchen dining area
• Bedrooms: Three bedrooms on the primary upper level; One bedroom on the second upper level
• Flooring: Carpet; Luxury vinyl tile; Ceramic tile
• Bathrooms: Two full bathrooms on the primary upper level; One half bathroom on the main level; Two total full bathrooms; One total half bathroom
• Heating & cooling: Heat pump(s); Central air conditioning; Electric heating and cooling systems; Circuit breaker electrical service
• Interior features: Breakfast area; Combination dining/living area; Kitchen island; Skylights; Stall shower; Tub/shower; Combination kitchen/dining; Eat-in kitchen; Dry wall walls and ceilings; Sliding glass and storm doors; Wood-burning fireplace (1)
• Laundry & utility: Washer and electric dryer located on upper floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $389k.

Deal economics

• At list price, monthly cash flow is $-513 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (25.6% below list).
• Recommended offer: $289k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.0% in Lionville — 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 (#180 in PA, #1,494 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities D, cost of living D, commute F.
• 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: Lionville El Sch (math 63% / reading 81%, grade A-, #123 of 1,518 statewide, top 9%, 652 students, 15% FRL); Marsh Creek Sixth Grade Center (math 53% / reading 83%, grade A-, #15 of 512 statewide, top 3%, 1,046 students, 13% FRL); Downingtown Hs East Campus (math 80%, 1,702 students, 15% FRL).
• Market conditions: 47 active listings in the ZIP; 8 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).
• This rent is only 16% of the median local income ($212k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 29y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,494 (25.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.74% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.65%
• DSCR: 0.75
• GRM: 11.2

CMA / ARV

• ARV (median comp): $398,931
• List price: $389,000
• Delta: -2.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
545 Pickering Station Dr	0.13mi	3/2.5	1,958 (-3%)	7mo	$420,000	$215	84
3001 Trinity Ct #3001	0.03mi	2/2.0 (-1)	1,921 (-5%)	1mo	$386,000	$201	83
2303 Bridgewater Ct #2303	0.12mi	3/2.0	1,902 (-6%)	1mo	$385,000	$202	82
1101 Saint Michaels Ct #1101	0.15mi	3/2.0	1,909 (-5%)	9mo	$395,000	$207	75
524 Pickering Station Dr	0.24mi	3/2.5	2,093 (+4%)	12mo	$440,000	$210	73
1005 Saint Michaels Ct #1005	0.16mi	3/2.0	1,788 (-11%)	0mo	$392,000	$219	72
3302 Eaton Ct #3302	0.06mi	4/2.5 (+1)	2,250 (+12%)	9mo	$392,500	$174	65
138 Talgrath Ct	0.65mi	3/2.5	1,760 (-13%)	9mo	$398,000	$226	41
114 Neyland Ct	0.67mi	3/2.5	1,760 (-13%)	8mo	$417,000	$237	40
103 Neyland Ct	0.70mi	3/2.5	1,760 (-13%)	8mo	$440,000	$250	40
116 Talgrath Ct	0.66mi	3/2.5	1,760 (-13%)	11mo	$413,000	$235	39
121 Talgrath Ct	0.70mi	3/2.5	1,760 (-13%)	11mo	$405,000	$230	37

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: -25.9%
• Equity multiple: 0.12×
• Total profit: $-95,595
• Equity at exit: $58,001

10-year hold

• IRR: -22.5%
• Equity multiple: -0.15×
• Total profit: $-124,856
• Equity at exit: $33,634

Cash invested: $108,920 (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 19425

• Home prices YoY: -19.6%
• Active inventory: 47
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,895 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$398 /mo · $4,775/yr
• Insurance: −$162
• HOA: −$200
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-513

Break-even live

Break-even rent $3,544

Max offer price $298,379

Occupancy floor —

Sensitivity live

Price	-10% $-293	-5% $-403	+0% $-513	+5% $-623	+10% $-733
Rent	-10% $-742	-5% $-627	+0% $-513	+5% $-399	+10% $-284
Rate	-1.0pp $-317	-0.5pp $-414	base $-513	+0.5pp $-614	+1.0pp $-716

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 Saint Albans Ct Chester Springs, PA	3.0	3.5	1680	$2,475	$1.47	26d	1	0.10mi
507 Pickering Station Dr Chester Springs, PA	2.0	2.5	1408	$3,500	$2.49	26d	1	0.27mi
1002 Worthington Dr Unit 1002 Exton, PA	3.0	2.5	1716	$2,550	$1.49	45d	1	0.86mi
802 Worthington Dr Exton, PA	3.0	2.5	1716	$2,499	$1.46	20d	1	0.88mi
206 Towyn Ct Exton, PA	2.0	2.5	1760	$2,300	$1.31	45d	1	0.89mi
118 Caernarvon Ct Exton, PA	3.0	2.5	1760	$2,500	$1.42	45d	1	0.95mi
415 Pine Creek Rd Exton, PA	4.0	2.5	2292	$3,850	$1.68	45d	1	1.14mi
6 S Village Ave Unit B Exton, PA	2.0	2.0	1500	$2,500	$1.67	20d	1	1.24mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: trashelectric

Listing history 32 events

1. 2026-05-18
   status Pending 1482-char remark
2. 2026-05-15
   listed $389,000 Active 1482-char remark
3. 2026-05-08
   historical $389,000 1482-char remark
4. 2024-10-24
   soldstatus $375,000
5. 2021-11-10
   soldstatus $299,000
6. 2021-04-23
   soldstatus $279,900
7. 2021-04-15
   soldstatus $279,900 Closed 1362-char remark

   Show marketing remark (1362 chars)

   Don't miss this fantastic townhouse located in Chester Springs in the sought after community of Liongate. The first floor has been freshly painted and features the fully equipped kitchen including refrigerator, dishwasher, microwave, garbage disposal and electric oven. The kitchen island provides extra counter/storage space. Off the kitchen is a spacious breakfast area with built in window seat. The living room has a fireplace, cozy built-in window seat, and sliding doors to the spacious deck. There is a large dining area off the living room and the first floor powder room and utility area are on this level. The second floor features newer neutral wall-to-wall carpeting. The stairs and hallway have been freshly painted. There are three bedrooms on this level. The master bedroom has generous closet space and master bathroom. The full hall bath and separate laundry area are on this level. The third level has newer, neutral wall-to-wall carpeting, a newly constructed bedroom closet and features two skylights. This spacious area offers a 4th bedroom, office, workout room, kids playroom and offers many other possibilities. This move-in ready home is a generous size, is in award-winning Downingtown School District, and is one of the most convenient areas for shopping, restaurants and major highways. Make sure this home is on your must-see list.

8. 2021-04-09
   status Pending 1362-char remark

   Show marketing remark (1362 chars)

   Don't miss this fantastic townhouse located in Chester Springs in the sought after community of Liongate. The first floor has been freshly painted and features the fully equipped kitchen including refrigerator, dishwasher, microwave, garbage disposal and electric oven. The kitchen island provides extra counter/storage space. Off the kitchen is a spacious breakfast area with built in window seat. The living room has a fireplace, cozy built-in window seat, and sliding doors to the spacious deck. There is a large dining area off the living room and the first floor powder room and utility area are on this level. The second floor features newer neutral wall-to-wall carpeting. The stairs and hallway have been freshly painted. There are three bedrooms on this level. The master bedroom has generous closet space and master bathroom. The full hall bath and separate laundry area are on this level. The third level has newer, neutral wall-to-wall carpeting, a newly constructed bedroom closet and features two skylights. This spacious area offers a 4th bedroom, office, workout room, kids playroom and offers many other possibilities. This move-in ready home is a generous size, is in award-winning Downingtown School District, and is one of the most convenient areas for shopping, restaurants and major highways. Make sure this home is on your must-see list.

9. 2021-04-02
   historical Active Under Contract 1362-char remark

   Show marketing remark (1362 chars)

   Don't miss this fantastic townhouse located in Chester Springs in the sought after community of Liongate. The first floor has been freshly painted and features the fully equipped kitchen including refrigerator, dishwasher, microwave, garbage disposal and electric oven. The kitchen island provides extra counter/storage space. Off the kitchen is a spacious breakfast area with built in window seat. The living room has a fireplace, cozy built-in window seat, and sliding doors to the spacious deck. There is a large dining area off the living room and the first floor powder room and utility area are on this level. The second floor features newer neutral wall-to-wall carpeting. The stairs and hallway have been freshly painted. There are three bedrooms on this level. The master bedroom has generous closet space and master bathroom. The full hall bath and separate laundry area are on this level. The third level has newer, neutral wall-to-wall carpeting, a newly constructed bedroom closet and features two skylights. This spacious area offers a 4th bedroom, office, workout room, kids playroom and offers many other possibilities. This move-in ready home is a generous size, is in award-winning Downingtown School District, and is one of the most convenient areas for shopping, restaurants and major highways. Make sure this home is on your must-see list.

10. 2021-03-26
    status Active 1362-char remark

    Show marketing remark (1362 chars)

    Don't miss this fantastic townhouse located in Chester Springs in the sought after community of Liongate. The first floor has been freshly painted and features the fully equipped kitchen including refrigerator, dishwasher, microwave, garbage disposal and electric oven. The kitchen island provides extra counter/storage space. Off the kitchen is a spacious breakfast area with built in window seat. The living room has a fireplace, cozy built-in window seat, and sliding doors to the spacious deck. There is a large dining area off the living room and the first floor powder room and utility area are on this level. The second floor features newer neutral wall-to-wall carpeting. The stairs and hallway have been freshly painted. There are three bedrooms on this level. The master bedroom has generous closet space and master bathroom. The full hall bath and separate laundry area are on this level. The third level has newer, neutral wall-to-wall carpeting, a newly constructed bedroom closet and features two skylights. This spacious area offers a 4th bedroom, office, workout room, kids playroom and offers many other possibilities. This move-in ready home is a generous size, is in award-winning Downingtown School District, and is one of the most convenient areas for shopping, restaurants and major highways. Make sure this home is on your must-see list.

11. 2021-03-16
    historical Active Under Contract 1362-char remark

    Show marketing remark (1362 chars)

    Don't miss this fantastic townhouse located in Chester Springs in the sought after community of Liongate. The first floor has been freshly painted and features the fully equipped kitchen including refrigerator, dishwasher, microwave, garbage disposal and electric oven. The kitchen island provides extra counter/storage space. Off the kitchen is a spacious breakfast area with built in window seat. The living room has a fireplace, cozy built-in window seat, and sliding doors to the spacious deck. There is a large dining area off the living room and the first floor powder room and utility area are on this level. The second floor features newer neutral wall-to-wall carpeting. The stairs and hallway have been freshly painted. There are three bedrooms on this level. The master bedroom has generous closet space and master bathroom. The full hall bath and separate laundry area are on this level. The third level has newer, neutral wall-to-wall carpeting, a newly constructed bedroom closet and features two skylights. This spacious area offers a 4th bedroom, office, workout room, kids playroom and offers many other possibilities. This move-in ready home is a generous size, is in award-winning Downingtown School District, and is one of the most convenient areas for shopping, restaurants and major highways. Make sure this home is on your must-see list.

12. 2021-03-10
    listed $279,900 Active 1362-char remark

    Show marketing remark (1362 chars)

    Don't miss this fantastic townhouse located in Chester Springs in the sought after community of Liongate. The first floor has been freshly painted and features the fully equipped kitchen including refrigerator, dishwasher, microwave, garbage disposal and electric oven. The kitchen island provides extra counter/storage space. Off the kitchen is a spacious breakfast area with built in window seat. The living room has a fireplace, cozy built-in window seat, and sliding doors to the spacious deck. There is a large dining area off the living room and the first floor powder room and utility area are on this level. The second floor features newer neutral wall-to-wall carpeting. The stairs and hallway have been freshly painted. There are three bedrooms on this level. The master bedroom has generous closet space and master bathroom. The full hall bath and separate laundry area are on this level. The third level has newer, neutral wall-to-wall carpeting, a newly constructed bedroom closet and features two skylights. This spacious area offers a 4th bedroom, office, workout room, kids playroom and offers many other possibilities. This move-in ready home is a generous size, is in award-winning Downingtown School District, and is one of the most convenient areas for shopping, restaurants and major highways. Make sure this home is on your must-see list.

13. 2013-04-03
    soldstatus $212,000
14. 2013-03-22
    soldstatus $212,000 Sold

    Show marketing remark (1016 chars)

    Well-maintained town home in popular Liongate in great location! The first floor offers an open Great Room/Dining Room combination w/ laminate floors, wood burning fireplace/wood stove and bright window seat. An Andersen slider leads to an expanded 10x20' deck shaded by flowering plum trees. Kitchen updates include Pergo flooring (2009), quartz counter tops w/under cabinet lighting, Moen faucet, ceramic tile back splash and appliances (2011). The second level features a large master bedroom w/ceiling fan, two closets, updated (2012) bath flooring, faucets and lighting, two additional bedrooms and hall bath also updated. The washer and dryer conveniently located on this floor are included. A third level LOFT provides flexible space for a fourth bedroom, den or office. Additional upgrades include high-efficiency HVAC (2007), hot water heater (2007), 30-year roof (2011), and all carpets have been professionally cleaned. Flexible settlement, convenient to Route 100, turnpike, and Downingtown East Schools!

15. 2013-03-22
    soldstatus $212,000

    Show marketing remark (1016 chars)

    Well-maintained town home in popular Liongate in great location! The first floor offers an open Great Room/Dining Room combination w/ laminate floors, wood burning fireplace/wood stove and bright window seat. An Andersen slider leads to an expanded 10x20' deck shaded by flowering plum trees. Kitchen updates include Pergo flooring (2009), quartz counter tops w/under cabinet lighting, Moen faucet, ceramic tile back splash and appliances (2011). The second level features a large master bedroom w/ceiling fan, two closets, updated (2012) bath flooring, faucets and lighting, two additional bedrooms and hall bath also updated. The washer and dryer conveniently located on this floor are included. A third level LOFT provides flexible space for a fourth bedroom, den or office. Additional upgrades include high-efficiency HVAC (2007), hot water heater (2007), 30-year roof (2011), and all carpets have been professionally cleaned. Flexible settlement, convenient to Route 100, turnpike, and Downingtown East Schools!

16. 2013-02-23
    status Under Contract

    Show marketing remark (1016 chars)

    Well-maintained town home in popular Liongate in great location! The first floor offers an open Great Room/Dining Room combination w/ laminate floors, wood burning fireplace/wood stove and bright window seat. An Andersen slider leads to an expanded 10x20' deck shaded by flowering plum trees. Kitchen updates include Pergo flooring (2009), quartz counter tops w/under cabinet lighting, Moen faucet, ceramic tile back splash and appliances (2011). The second level features a large master bedroom w/ceiling fan, two closets, updated (2012) bath flooring, faucets and lighting, two additional bedrooms and hall bath also updated. The washer and dryer conveniently located on this floor are included. A third level LOFT provides flexible space for a fourth bedroom, den or office. Additional upgrades include high-efficiency HVAC (2007), hot water heater (2007), 30-year roof (2011), and all carpets have been professionally cleaned. Flexible settlement, convenient to Route 100, turnpike, and Downingtown East Schools!

17. 2013-02-11
    price $216,900

    Show marketing remark (1016 chars)

    Well-maintained town home in popular Liongate in great location! The first floor offers an open Great Room/Dining Room combination w/ laminate floors, wood burning fireplace/wood stove and bright window seat. An Andersen slider leads to an expanded 10x20' deck shaded by flowering plum trees. Kitchen updates include Pergo flooring (2009), quartz counter tops w/under cabinet lighting, Moen faucet, ceramic tile back splash and appliances (2011). The second level features a large master bedroom w/ceiling fan, two closets, updated (2012) bath flooring, faucets and lighting, two additional bedrooms and hall bath also updated. The washer and dryer conveniently located on this floor are included. A third level LOFT provides flexible space for a fourth bedroom, den or office. Additional upgrades include high-efficiency HVAC (2007), hot water heater (2007), 30-year roof (2011), and all carpets have been professionally cleaned. Flexible settlement, convenient to Route 100, turnpike, and Downingtown East Schools!

18. 2013-02-10
    price $193,000

    Show marketing remark (1016 chars)

    Well-maintained town home in popular Liongate in great location! The first floor offers an open Great Room/Dining Room combination w/ laminate floors, wood burning fireplace/wood stove and bright window seat. An Andersen slider leads to an expanded 10x20' deck shaded by flowering plum trees. Kitchen updates include Pergo flooring (2009), quartz counter tops w/under cabinet lighting, Moen faucet, ceramic tile back splash and appliances (2011). The second level features a large master bedroom w/ceiling fan, two closets, updated (2012) bath flooring, faucets and lighting, two additional bedrooms and hall bath also updated. The washer and dryer conveniently located on this floor are included. A third level LOFT provides flexible space for a fourth bedroom, den or office. Additional upgrades include high-efficiency HVAC (2007), hot water heater (2007), 30-year roof (2011), and all carpets have been professionally cleaned. Flexible settlement, convenient to Route 100, turnpike, and Downingtown East Schools!

19. 2013-02-04
    historical
20. 2013-02-01
    listed $216,900 Active

    Show marketing remark (1016 chars)

    Well-maintained town home in popular Liongate in great location! The first floor offers an open Great Room/Dining Room combination w/ laminate floors, wood burning fireplace/wood stove and bright window seat. An Andersen slider leads to an expanded 10x20' deck shaded by flowering plum trees. Kitchen updates include Pergo flooring (2009), quartz counter tops w/under cabinet lighting, Moen faucet, ceramic tile back splash and appliances (2011). The second level features a large master bedroom w/ceiling fan, two closets, updated (2012) bath flooring, faucets and lighting, two additional bedrooms and hall bath also updated. The washer and dryer conveniently located on this floor are included. A third level LOFT provides flexible space for a fourth bedroom, den or office. Additional upgrades include high-efficiency HVAC (2007), hot water heater (2007), 30-year roof (2011), and all carpets have been professionally cleaned. Flexible settlement, convenient to Route 100, turnpike, and Downingtown East Schools!

21. 2013-02-01
    listed $216,900

    Show marketing remark (1016 chars)

    Well-maintained town home in popular Liongate in great location! The first floor offers an open Great Room/Dining Room combination w/ laminate floors, wood burning fireplace/wood stove and bright window seat. An Andersen slider leads to an expanded 10x20' deck shaded by flowering plum trees. Kitchen updates include Pergo flooring (2009), quartz counter tops w/under cabinet lighting, Moen faucet, ceramic tile back splash and appliances (2011). The second level features a large master bedroom w/ceiling fan, two closets, updated (2012) bath flooring, faucets and lighting, two additional bedrooms and hall bath also updated. The washer and dryer conveniently located on this floor are included. A third level LOFT provides flexible space for a fourth bedroom, den or office. Additional upgrades include high-efficiency HVAC (2007), hot water heater (2007), 30-year roof (2011), and all carpets have been professionally cleaned. Flexible settlement, convenient to Route 100, turnpike, and Downingtown East Schools!

22. 2002-07-02
    soldstatus $138,000
23. 2002-06-24
    soldstatus $138,000
24. 2002-04-02
    listed $138,000
25. 2000-01-26
    soldstatus $115,000
26. 2000-01-21
    soldstatus $115,000
27. 1999-11-24
    historical
28. 1999-11-08
    listed $115,000
29. 1998-07-02
    historical
30. 1997-07-03
    listed $107,500
31. 1991-05-23
    soldstatus $109,800
32. 1987-04-01
    soldstatus $106,900

ⓘ 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: $4,775 · $398/mo
• Projected year-2 tax: $5,461 · $455/mo
• Expected delta: +$685/yr (+$57/mo · 14.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 16 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: $34,739
• − Mortgage interest: −$21,790
• − Property taxes: −$4,775
• − Insurance: −$1,945
• − Repairs & maintenance: −$2,779
• − Management: −$2,779
• − HOA: −$2,400
• − Depreciation: −$11,316
• Taxable loss: −$13,046
• Est. tax savings @ 24.0%: +$3,131
• After-tax cash flow: $-3,025/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 — Lionville

• Score: 81/100
• State rank: #180
• US rank: #1494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chester County · 432,350 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 17,219
• Household income: $211,739
• Rent vs Own: 11.0% rent · 89.0% own
• Severe rent burden: 44.0

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: Majority White (65%)
• Race & ethnicity: White 65% Asian 25% Two or more races 7% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 78% English-only · Other Asian/Pacific 9% Other Indo-European 8% Vietnamese 3%

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: ▼ -68.29%
• Current HPI: 280.3737
• Rent YoY: —
• 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

+263.9% since first listed

32 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-15 Listed $389,000 BRIGHT MLS
• 2026-05-08 Coming Soon $389,000 BRIGHT MLS
• 2024-10-24 Sold (Public Records) $375,000 Public Records
• 2021-11-10 Sold (Public Records) $299,000 Public Records
• 2021-04-23 Sold (Public Records) $279,900 Public Records
• 2021-04-15 Sold (MLS) $279,900 BRIGHT MLS
• 2021-04-09 Pending — BRIGHT MLS
• 2021-04-02 Contingent — BRIGHT MLS
• 2021-03-26 Relisted — BRIGHT MLS
• 2021-03-16 Contingent — BRIGHT MLS
• 2021-03-10 Listed $279,900 BRIGHT MLS
• 2013-04-03 Sold (Public Records) $212,000 Public Records
• 2013-03-22 Sold (MLS) $212,000 BRIGHT MLS
• 2013-03-22 Sold (MLS) $212,000 TREND
• 2013-02-23 Pending — TREND
• 2013-02-11 Price Changed $216,900 TREND
• 2013-02-10 Price Changed $193,000 TREND
• 2013-02-04 Listing Removed — BRIGHT MLS
• 2013-02-01 Listed $216,900 BRIGHT MLS
• 2013-02-01 Listed $216,900 TREND
• 2002-07-02 Sold (Public Records) $138,000 Public Records
• 2002-06-24 Sold (MLS) $138,000 BRIGHT MLS
• 2002-04-02 Listed $138,000 BRIGHT MLS
• 2000-01-26 Sold (Public Records) $115,000 Public Records
• 2000-01-21 Sold (MLS) $115,000 BRIGHT MLS
• 1999-11-24 Listing Removed — BRIGHT MLS
• 1999-11-08 Listed $115,000 BRIGHT MLS
• 1998-07-02 Listing Removed — BRIGHT MLS
• 1997-07-03 Listed $107,500 BRIGHT MLS
• 1991-05-23 Sold (Public Records) $109,800 Public Records
• 1987-04-01 Sold (Public Records) $106,900 Public Records

Property tax history

+2.9%/yr

Latest (2026): $4,775 · +4.9% YoY. Source: county tax records.