221 Hillside Dr · Exton, PA 19341

$409,000

3 bd · 2.0 ba · 1,588 sqft · SingleFamily public records · 3 Days on market

Built 1954 0.34 ac lot $258/sqft · 7% below area Est $441k · 7% 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).

• Cash flow +12.4/30.0
• ARV discount +10.8/15.0
• Schools +5.9/10.0
• Livability +4.5/5.0
• DSCR +3.7/10.0
• Rent growth +3.6/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious ranch home in great Meadowbrook neighborhood. Three bedrooms and two full baths. Great one floor living! Price includes washer, dryer & refrigerator. 10'x19' sunroom and 21'x9' utility room. 1 owner for last 50 years. Home warranty included.

Key facts

• 0.34 acre lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Fee simple ownership; Property in very good condition; Not in a federal flood zone; Building is not winterized; Pets allowed with no pet restrictions; Suburban location with nearby bus and metro/subway access

Exterior

• Parking: Front-entry attached garage (1-car); Covered parking; Asphalt driveway with space for 4 vehicles; Additional on-street parking; total parking for 5 vehicles; Garage(s) on property
• Utilities: Public water and public sewer; Electric service (110 volts) available; Cable TV available; Phone available; Propane available; Internet options: DSL, fiber optic, cable; Hot water: electric
• Home design: Detached single-story home; Main entrance faces west; Entry level: 1
• Construction: Built/majorly renovated with effective year 2026; Construction includes block, masonry, stucco and vinyl siding; Asphalt roof; Slab foundation
• Exterior features: Enclosed outdoor living/patio or porch; Backs to trees; Board, privacy and vinyl fencing

Interior

• Kitchen: Kitchen with table space and breakfast area
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Hot water heating (oil-fired); Central air conditioning (electric)
• Interior features: Open floor plan with formal dining area and separate dining space; Breakfast area and kitchen with table space; Tub/shower in bath; Cedar closets; Master bath; Drywall and plaster walls; Not furnished; Living room, family room, sun/Florida room, entry level bedroom, utility room
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $409k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $387k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (20.9% below list).
• Recommended offer: $324k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.1% in Exton — 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 (#22 in PA, #136 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F, cost of living F.
• West Chester Area SD (suburban): math 56% / reading 74% proficiency, ranked #34 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Exton El Sch (math 56% / reading 73%, grade B, #249 of 1,518 statewide, top 19%, 442 students, 16% FRL); J R Fugett Ms (math 40% / reading 75%, grade B, #61 of 512 statewide, top 13%, 908 students, 23% FRL); West Chester East Hs (math 86%, 1,251 students, 20% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 47 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).
• This rent runs 32% of the median local income ($122k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 2 sale attempts since 22y 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 $210k; list at $409k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $323,685 (20.9% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.79% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (median comp): $440,879
• List price: $409,000
• Delta: -7.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Hillside Dr	0.00mi	3/2.0	1,588 (0%)	0mo	$455,000	$287	100
504 Winding Way	0.23mi	3/1.5	1,807 (+14%)	2mo	$470,000	$260	63
124 Locust Ln	0.29mi	3/2.0	1,448 (-9%)	15mo	$464,000	$320	60

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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-69,078
• Equity at exit: $60,983

10-year hold

• IRR: -6.3%
• Equity multiple: 0.57×
• Total profit: $-49,181
• Equity at exit: $35,363

Cash invested: $114,520 (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 19341

• Rents YoY: 4.5%
• Active inventory: 47
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,237 high
• Mortgage (P&I): −$2,145
• Tax from tax record: −$308 /mo · $3,696/yr
• Insurance: −$170
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $-122

Break-even live

Break-even rent $3,391

Max offer price $387,498

Occupancy floor 99%

Sensitivity live

Price	-10% $110	-5% $-6	+0% $-122	+5% $-237	+10% $-353
Rent	-10% $-377	-5% $-250	+0% $-122	+5% $6	+10% $134
Rate	-1.0pp $84	-0.5pp $-18	base $-122	+0.5pp $-228	+1.0pp $-336

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
181 N Pottstown Pike Exton, PA	2.0	1.0–2.0	886	$2,844	$3.21	0d	22	0.49mi
122 Arcadia Way Exton, PA	3.0	2.5	2036	$3,500	$1.72	20d	1	0.73mi
109 Commerce Dr Exton, PA	1.0–3.0	1.0–2.0	1120	$3,798	$3.39	0d	16	0.91mi
320 Henley Dr Franklin Center, PA	2.0–3.0	2.5	1883	$4,496	$2.39	0d	8	0.99mi
350 Waterloo Blvd Exton, PA	1.0–2.0	1.0–2.0	1113	$4,814	$4.33	0d	16	1.01mi
365 Waterloo Blvd Exton, PA	1.0–2.0	1.0–2.0	987	$2,612	$2.65	0d	15	1.03mi
116 Fringetree Dr West Chester, PA	3.0	2.5	2116	$3,200	$1.51	20d	1	1.29mi
779 Reading Ct #40 West Chester, PA	2.0	2.0	1112	$2,300	$2.07	45d	1	1.37mi
227 Birchwood Dr West Chester, PA	3.0	2.5	2068	$3,300	$1.60	16d	1	1.40mi
105 Coach Ln Exton, PA	1.0–2.0	1.0–2.0	1055	$2,285	$2.17	0d	28	1.45mi
320 Bala Ter W West Chester, PA	4.0	1.5	1632	$2,600	$1.59	45d	1	1.50mi

Listing history 6 events

1. 2026-05-17
   listed $409,000 Active 1380-char remark
2. 2026-05-09
   historical $409,000 1380-char remark
3. 2004-12-30
   soldstatus $210,000
4. 2004-12-23
   soldstatus $210,000 257-char remark

   Show marketing remark (257 chars)

   Spacious ranch home in great Meadowbrook neighborhood. Three bedrooms and two full baths. Great one floor living! Price includes washer, dryer & refrigerator. 10'x19' sunroom and 21'x9' utility room. 1 owner for last 50 years. Home warranty included.

5. 2004-11-02
   historical 257-char remark

   Show marketing remark (257 chars)

   Spacious ranch home in great Meadowbrook neighborhood. Three bedrooms and two full baths. Great one floor living! Price includes washer, dryer & refrigerator. 10'x19' sunroom and 21'x9' utility room. 1 owner for last 50 years. Home warranty included.

6. 2004-09-13
   listed $210,000 257-char remark

   Show marketing remark (257 chars)

   Spacious ranch home in great Meadowbrook neighborhood. Three bedrooms and two full baths. Great one floor living! Price includes washer, dryer & refrigerator. 10'x19' sunroom and 21'x9' utility room. 1 owner for last 50 years. Home warranty included.

ⓘ 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: $3,696 · $308/mo
• Projected year-2 tax: $5,079 · $423/mo
• Expected delta: +$1,383/yr (+$115/mo · 37.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 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: $38,842
• − Mortgage interest: −$22,910
• − Property taxes: −$3,696
• − Insurance: −$2,712
• − Repairs & maintenance: −$3,107
• − Management: −$3,107
• − Depreciation: −$11,898
• Taxable loss: −$8,589
• Est. tax savings @ 24.0%: +$2,061
• After-tax cash flow: $601/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: West Chester Area SD
• NCES district ID: 4225290
• Math proficiency: 56% ▼ -8.00%
• Reading proficiency: 74% ▼ -6.00%
• Median HH income: $87,125
• Composite: 58.7/100
• National rank: #980
• State rank: #34 of 539 in PA

Livability — Exton

• Score: 89/100
• State rank: #22
• US rank: #136

Category grades

Amenities A+ Commute F Cost of living F 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: Exton, PA
• County: Chester County · 432,350 people
• City population: 21,709
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 21,709
• Household income: $121,680
• Rent vs Own: 51.0% rent · 49.0% own
• Severe rent burden: 658.0

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 (73%)
• Race & ethnicity: White 73% Asian 13% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 6% German 2% Lithuanian 2%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 84% English-only · Other Indo-European 5% Other Asian/Pacific 3% Chinese 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: ▼ -237.85%
• Current HPI: 291.7761
• Rent YoY: ▲ 4.51%
• 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

+94.8% since first listed

8 events — show timeline

• 2026-05-28 Pending — BRIGHT MLS
• 2026-05-19 Contingent — BRIGHT MLS
• 2026-05-17 Listed $409,000 BRIGHT MLS
• 2026-05-09 Coming Soon $409,000 BRIGHT MLS
• 2004-12-30 Sold (Public Records) $210,000 Public Records
• 2004-12-23 Sold (MLS) $210,000 BRIGHT MLS
• 2004-11-02 Listing Removed — BRIGHT MLS
• 2004-09-13 Listed $210,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2026): $3,696 · +2.2% YoY. Source: county tax records.