23 Birch St · South Coatesville, PA 19320

$145,000

3 bd · 1.0 ba · 826 sqft · Townhouse public records · 3 Days on market

Built 1910 2,494 sqft lot Est $182k · 20% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hud Owned. Refer To Case #441-486274. All Bids & Property Availability Through Internet Www. Firstpreston. Com. Use New Hud Key Avail At All 10 Century 21 Advantage Gold Offices-$3 With Re Id. Insured With $4785 Escrow 203B/Cash/Conv. Use Hud #9548 Sales Contract & Addendum Available At L/B Office At N/C. All Noncash Buyers Must Have Preapproval Prior To Making Bid. Sold "As Is". Buyer Pays All Transfer Tax.

Key facts

• Eat-in-kitchen
• White cabinets
• Vinyl floors

Tags

• EAT-IN-KITCHEN
• FORMICA COUNTER TOPS
• WHITE CABINETS
• VINYL FLOORS
• SKYLIGHT
• SPACIOUS LIVING ROOM

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Oil hot water
• Home design: Semi-detached home; Good condition; Built year per assessor
• Construction: Brick construction; Permanent foundation; Above grade and below grade structures
• Exterior features: Rear yard

Interior

• Kitchen: Electric range/oven; Refrigerator
• Bedrooms: Two bedrooms on the first upper level
• Flooring: Laminate flooring; Luxury vinyl tile
• Bathrooms: One full bathroom on upper level; One half bathroom on main level
• Heating & cooling: Forced air heating; Oil fuel for heating and hot water; Electric cooling
• Interior features: Dining area; Traditional floor plan; Eat-in kitchen; Skylights
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $145k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 10.8% vs local median 3.0% in South Coatesville — 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 67/100 on livability (#995 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, amenities F.
• 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); 250 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $19k; list at $145k implies a 663% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $145,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.11%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $181,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Wood St	0.07mi	3/1.0	868 (+5%)	12mo	$191,000	$220	79

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.36×
• Total profit: $14,610
• Equity at exit: $21,620

10-year hold

• IRR: 19.6%
• Equity multiple: 2.77×
• Total profit: $71,885
• Equity at exit: $12,537

Cash invested: $40,600 (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: 250
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$760
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $545

Break-even live

Break-even rent $1,148

Max offer price $145,000

Occupancy floor 65%

Sensitivity live

Price	-10% $627	-5% $586	+0% $545	+5% $504	+10% $463
Rent	-10% $400	-5% $472	+0% $545	+5% $618	+10% $690
Rate	-1.0pp $618	-0.5pp $582	base $545	+0.5pp $507	+1.0pp $469

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 N Brandywine Ave Coatesville, PA	2.0	1.0	1064	$1,900	$1.79	44d	1	0.92mi
322 Charles St Coatesville, PA	3.0	1.0	1064	$1,700	$1.60	25d	1	1.25mi
44 S Brandywine Ave Coatesville, PA	2.0	1.0	1000	$1,900	$1.90	2d	1	1.34mi
749 Oak St Coatesville, PA	3.0	1.0	924	$1,800	$1.95	3d	1	1.39mi
23 N 2nd Ave Coatesville, PA	3.0	1.0	1125	$1,685	$1.50	25d	1	1.40mi
524 Lincoln Hwy E Apt 3F Coatesville, PA	2.0	1.0	800	$1,300	$1.62	25d	1	1.41mi
118 N 2nd Ave Apt 9 Coatesville, PA	2.0	2.0	807	$1,595	$1.98	44d	1	1.43mi
533 Lincoln Hwy E Coatesville, PA	2.0	1.0	560	$1,595	$2.85	44d	1	1.45mi
533 Lincoln Hwy E Coatesville, PA	2.0	1.0	854	$1,595	$1.87	22d	1	1.45mi
1064 Wayne Ave Coatesville, PA	2.0–3.0	1.0–1.5	1180	$1,900	$1.61	2d	5	1.46mi

Listing history 4 events

1. 2026-06-18
   days on market $145,000 Active 3 DOM
2. 2026-06-17
   days on market $145,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $145,000 Active 1 DOM

ⓘ 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: $1,033 · $86/mo
• Projected year-2 tax: $1,662 · $138/mo
• Expected delta: +$629/yr (+$52/mo · 60.9%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,053
• − Mortgage interest: −$8,122
• − Property taxes: −$1,033
• − Insurance: −$725
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$4,218
• Taxable income: $4,427
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $5,477/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 — South Coatesville

• Score: 67/100
• State rank: #995
• US rank: #10974

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Coatesville, PA
• County: Chester County · 432,350 people
• 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

+427.3% since first listed

9 events — show timeline

• 2026-06-15 Listed $145,000 BRIGHT MLS
• 2007-11-19 Listing Removed — BRIGHT MLS
• 2007-08-13 Listed $74,900 BRIGHT MLS
• 2001-03-01 Sold (MLS) $19,000 BRIGHT MLS
• 2001-01-18 Listing Removed — BRIGHT MLS
• 2000-11-09 Listed $19,000 BRIGHT MLS
• 1994-05-05 Sold (Public Records) $56,000 Public Records
• 1990-05-01 Sold (Public Records) $27,500 Public Records
• 1986-11-01 Sold (Public Records) $27,500 Public Records

Property tax history

-1.8%/yr

Latest (2026): $1,033 · +26.1% YoY. Source: county tax records.