314 New St · Spring City, PA 19475

$174,900

2 bd · 1.0 ba · 1,216 sqft · Townhouse public records · 41 Days on market

Built 1900 2,614 sqft lot $144/sqft · 41% below area Est $295k · 41% under

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Why this score? — see what drove the C- 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 +15.8/30.0
• ARV discount +15.0/15.0
• Schools +6.1/10.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this charming 2 bedroom, 1 bathroom home with an elevated setting high above the road and full of potential! Perfect for buyers looking to add their personal touch, this property is just waiting for a little TLC to truly shine. Step inside to a spacious living room that offers plenty of room to relax or entertain. Just off the living room, the kitchen provides a functional layout and direct access to the backyard - making it easy to enjoy outdoor grilling, entertaining or everyday convenience as it leads to the garage and off-street parking. Upstairs, you will find two nicely sized bedrooms, both offering great closet space, along with a hall bathroom featuring ample s

Key facts

• Garage
• Built 1900
• Listed 41 days

Property features AI

Finance

• Other: Ownership: Fee simple

Exterior

• Parking: Detached rear-entry garage with additional storage (1 garage space); Off-street parking; alley access
• Utilities: Public water; Public sewer; Natural gas
• Home design: End-of-row townhouse; Estimated year built
• Construction: Stucco and vinyl siding; Stone foundation; Above-grade and below-grade structures
• Exterior features: No tidal water

Interior

• Kitchen: Kitchen with space for a table
• Bedrooms: Two bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating; Natural gas hot water
• Interior features: Ceiling fans; Tub with shower; Kitchen with table space
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $79 ($951/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 $161k (7.7% below list).
• Recommended offer: $161k (7.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#259 in PA, #2,250 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute D-.
• Spring-Ford Area SD (suburban): math 58% / reading 78% proficiency, ranked #23 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 13 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $5k 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 41 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; list at $175k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% 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 $161,403 (7.7% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 9.0

CMA / ARV

• ARV (median comp): $295,435
• List price: $174,900
• Delta: -40.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
256 Chestnut St	0.21mi	2/1.5	1,262 (+4%)	3mo	$295,000	$234	80
149 Poplar St	0.35mi	3/1.0 (+1)	1,215 (-0%)	5mo	$185,000	$152	75
223 New St	0.12mi	3/1.5 (+1)	1,140 (-6%)	6mo	$246,000	$216	72
540 Broad St	0.22mi	3/2.5 (+1)	1,165 (-4%)	0mo	$357,500	$307	72
146 Hall St	0.25mi	3/1.0 (+1)	1,088 (-10%)	9mo	$208,000	$191	58
205 Washington St	0.42mi	3/1.0 (+1)	1,125 (-8%)	7mo	$295,900	$263	57
515 Heckel Ave	0.32mi	3/2.0 (+1)	1,325 (+9%)	10mo	$325,000	$245	53
129 2nd Ave	0.60mi	3/2.0 (+1)	1,160 (-5%)	8mo	$260,000	$224	49
131 N 3rd Ave	0.71mi	2/1.0	1,104 (-9%)	9mo	$250,000	$226	44
414 2nd Ave	0.71mi	3/1.0 (+1)	1,126 (-7%)	7mo	$202,000	$179	44
128 Pikeland Ave	0.59mi	3/1.5 (+1)	1,064 (-12%)	8mo	$260,000	$244	38
101 N 3rd Ave	0.72mi	3/2.0 (+1)	1,328 (+9%)	12mo	$335,000	$252	32

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-23,275
• Equity at exit: $26,078

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-13,698
• Equity at exit: $15,122

Cash invested: $48,972 (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 19475

• Home prices YoY: -26.7%
• Active inventory: 13
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$917
• Tax from tax record: −$206 /mo · $2,469/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $79

Break-even live

Break-even rent $1,514

Max offer price $174,900

Occupancy floor 90%

Sensitivity live

Price	-10% $178	-5% $129	+0% $79	+5% $30	+10% $-20
Rent	-10% $-48	-5% $16	+0% $79	+5% $143	+10% $207
Rate	-1.0pp $167	-0.5pp $124	base $79	+0.5pp $34	+1.0pp $-12

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 N Penn St Unit C3 Spring City, PA	2.0	1.0	800	$1,395	$1.74	25d	1	0.03mi
6 Riverside Dr Unit 317 Spring City, PA	1.0	1.0	740	$1,300	$1.76	23d	1	0.36mi
153 2nd Ave Royersford, PA	1.0	1.0	750	$1,595	$2.13	44d	1	0.62mi
263 Washington St Royersford, PA	3.0	1.5	1212	$2,600	$2.15	44d	1	0.73mi
325 Main St Unit 1 Royersford, PA	1.0	1.0	700	$1,695	$2.42	19d	1	0.79mi
13 N 4th Ave Unit 4 Royersford, PA	1.0	1.0	700	$1,695	$2.42	25d	1	0.86mi
400 Main St Unit 8 Royersford, PA	2.0	1.0	900	$1,945	$2.16	44d	1	0.87mi
502 Church St Unit 5 Royersford, PA	2.0	1.0	800	$1,550	$1.94	16d	1	0.98mi
501 Walnut St Royersford, PA	2.0	1.0	819	$1,650	$2.01	3d	1	0.99mi
624 Main St Royersford, PA	2.0	1.0–2.0	822	$2,445	$2.97	2d	3	1.14mi
205 Horseshoe Dr #205 Royersford, PA	2.0	2.0	1019	$1,795	$1.76	6d	1	1.24mi

Listing history 20 events

1. 2026-06-07
   days on market $174,900 Active 41 DOM
2. 2026-06-04
   days on market $174,900 Active 38 DOM
3. 2026-06-03
   days on market $174,900 Active 37 DOM
4. 2026-06-02
   days on market $174,900 Active 36 DOM
5. 2026-06-01
   days on market $174,900 Active 35 DOM
6. 2026-05-31
   days on market $174,900 Active 34 DOM
7. 2026-05-06
   price $174,900 940-char remark
8. 2026-04-28
   listed $195,000 Active 940-char remark
9. 2026-04-27
   historical $195,000 940-char remark
10. 2015-12-28
    historical
11. 2015-03-31
    listed $109,900
12. 2013-03-13
    historical
13. 2012-03-18
    listed $124,900
14. 2004-07-30
    soldstatus $97,500
15. 2004-07-16
    soldstatus $97,500
16. 2004-05-25
    listed $97,500
17. 1997-01-03
    historical
18. 1996-08-06
    listed $70,500
19. 1989-12-01
    soldstatus $67,000
20. 1987-02-01
    soldstatus $49,000

ⓘ 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: $2,469 · $206/mo
• Projected year-2 tax: $2,616 · $218/mo
• Expected delta: +$147/yr (+$12/mo · 6.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $19,368
• − Mortgage interest: −$9,797
• − Property taxes: −$2,469
• − Insurance: −$874
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$5,088
• Taxable loss: −$1,959
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $1,422/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: Spring-Ford Area SD
• NCES district ID: 4222560
• Math proficiency: 58% ▼ -11.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $84,931
• Composite: 60.97/100
• National rank: #802
• State rank: #23 of 539 in PA

Livability — Spring City

• Score: 79/100
• State rank: #259
• US rank: #2250

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring City, PA
• County: Chester County · 432,350 people
• City population: 12,298
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 12,298
• Household income: $97,146
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 257.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Black 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 8% Slovak 3% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -99.68%
• Current HPI: 274.2886
• 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

+256.9% since first listed

15 events — show timeline

• 2026-06-08 Listing Removed — BRIGHT MLS
• 2026-05-06 Price Changed $174,900 BRIGHT MLS
• 2026-04-28 Listed $195,000 BRIGHT MLS
• 2026-04-27 Coming Soon — BRIGHT MLS
• 2015-12-28 Listing Removed — BRIGHT MLS
• 2015-03-31 Listed $109,900 BRIGHT MLS
• 2013-03-13 Listing Removed — BRIGHT MLS
• 2012-03-18 Listed $124,900 BRIGHT MLS
• 2004-07-30 Sold (Public Records) $97,500 Public Records
• 2004-07-16 Sold (MLS) $97,500 BRIGHT MLS
• 2004-05-25 Listed $97,500 BRIGHT MLS
• 1997-01-03 Listing Removed — BRIGHT MLS
• 1996-08-06 Listed $70,500 BRIGHT MLS
• 1989-12-01 Sold (Public Records) $67,000 Public Records
• 1987-02-01 Sold (Public Records) $49,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $2,469 · +3.9% YoY. Source: county tax records.