103 Rose View Dr · West Grove, PA 19390

$425,000

3 bd · 2.0 ba · 1,959 sqft · Townhouse public records · 15 Days on market

Built 2021 8,368 sqft lot Est $427k · at est. $220/mo HOA · 5% of rent

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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).

• Cash flow +16.8/30.0
• ARV discount +7.7/15.0
• Schools +5.3/10.0
• DSCR +5.2/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One of the most sought after 55+ communities in Chester County. Easy one floor living in this practically new 3 bedroom 2 bath twin style home backing to beautiful open space. You will love the views and southern exposure. Entry foyer, dining room, spacious living room with gas fireplace, Primary Bedroom with two large closets pretty windows looking out the side and nicely sized primary bath with linen closet, well appointed kitchen with upgraded stainless steel appliances and stylish ceramic tile backsplash. Sliding glass doors to a private patio enjoying the peace and quiet of open space and blue sky. Second bedroom with double window and large closet, full hall bathroom with stylish vani

Key facts

• Open space
• Gas fireplace
• Private patio

Tags

• ONE FLOOR LIVING
• OPEN SPACE
• GAS FIREPLACE
• CERAMIC TILE BACKSPLASH
• PRIVATE PATIO
• THIRD BEDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $425k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $424k (0.3% below list).
• Recommended offer: $419k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 1.8% in West Grove — 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 (#183 in PA, #1,542 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F.
• Avon Grove SD (suburban): math 54% / reading 61% proficiency, ranked #63 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Avon Grove Hs (math 80% / reading 24%, grade C-, #112 of 437 statewide, top 26%, 1,747 students, 24% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $13k 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 15 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $418,625 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $427,062
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Allyssa Ln	0.17mi	3/3.0	1,988 (+2%)	2mo	$425,000	$214	84
143 Rose View Dr	0.13mi	2/2.0 (-1)	1,937 (-1%)	8mo	$402,000	$208	80
231 Rose View Dr	0.07mi	2/2.0 (-1)	1,686 (-14%)	9mo	$404,000	$240	61
127 Rose View Dr	0.06mi	2/2.0 (-1)	1,786 (-9%)	22mo	$400,000	$224	60
217 Rose View Dr	0.12mi	2/2.0 (-1)	1,742 (-11%)	19mo	$380,000	$218	56
192 Rose View Dr	0.21mi	2/2.0 (-1)	1,750 (-11%)	20mo	$379,900	$217	51

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-51,383
• Equity at exit: $63,369

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-21,814
• Equity at exit: $36,746

Cash invested: $119,000 (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 19390

• Home prices YoY: -27.7%
• Active inventory: 70
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $4,238 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$450 /mo · $5,405/yr
• Insurance: −$177
• HOA: −$220
• Vacancy / Maint / Mgmt: −$890
• Net cashflow: $272

Break-even live

Break-even rent $3,894

Max offer price $425,000

Occupancy floor 89%

Sensitivity live

Price	-10% $513	-5% $392	+0% $272	+5% $152	+10% $32
Rent	-10% $-63	-5% $105	+0% $272	+5% $440	+10% $607
Rate	-1.0pp $486	-0.5pp $380	base $272	+0.5pp $162	+1.0pp $50

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Greenbriar Ln West Grove, PA	2.0	1.5–2.0	2876	$4,238	$1.47	2d	1	0.14mi

HOA detail

• Monthly dues: $220 · $2,640/yr
• Likely covers: gas

Listing history 2 events

1. 2026-04-19
   status Pending
2. 2026-04-04
   listed $425,000 Active

ⓘ 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: $5,405 · $450/mo
• Projected year-2 tax: $6,060 · $505/mo
• Expected delta: +$655/yr (+$55/mo · 12.1%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,862
• − Mortgage interest: −$23,807
• − Property taxes: −$5,405
• − Insurance: −$2,125
• − Repairs & maintenance: −$4,069
• − Management: −$4,069
• − HOA: −$2,640
• − Depreciation: −$12,364
• Taxable loss: −$3,616
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $4,134/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: Avon Grove SD
• NCES district ID: 4202790
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 61% ▼ -15.00%
• Median HH income: $90,335
• Composite: 52.84/100
• National rank: #1536
• State rank: #63 of 539 in PA

Livability — West Grove

• Score: 81/100
• State rank: #183
• US rank: #1542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,049

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 9% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 10% Other Asian/Pacific 1% Other Indo-European 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: ▼ -102.59%
• Current HPI: 268.0284
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-04-19 Pending — BRIGHT MLS
• 2026-04-04 Listed $425,000 BRIGHT MLS

Property tax history

+30.1%/yr

Latest (2026): $5,405 · +2.6% YoY. Source: county tax records.