2141 Gap Newport Pike · Cochranville, PA 19330

$200,000

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 16 Days on market

Built 1948 1.50 ac lot $204/sqft · 13% below area Est $229k · 13% 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 +13.3/15.0
• 1% rule +5.2/10.0
• DSCR +4.9/10.0
• Appreciation +4.8/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2141 Gap Newport Pike – Investor Opportunity! Estate sale, offering tremendous potential for investors, renovators, or buyers looking to create their own vision. This charming Cape Cod is situated on a generous 1.5-acre+/- lot and offers a solid starting point with plenty of upside. The home is ready for updates and modernization. The main level features a traditional layout with a formal living room and dining room, highlighted by an open staircase. The kitchen retains its vintage character with metal cabinetry and classic electric range, offering a blank canvas for renovation. A first-floor bedroom and full bath provide convenient one-floor living, though the bath is in need of up

Key facts

• 1.5 acre lot
• 4 parking spots
• Built 1948

Property features AI

Exterior

• Parking: Driveway parking; Four driveway/parking spaces (total 4)
• Utilities: Well water; On-site septic
• Home design: Detached home; Above-grade living space reported by assessor
• Construction: Frame construction; Permanent foundation
• Exterior features: Detached structure; Lot dimensions listed (assessor)

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Oil-fired heating
• Interior features: Living room; Dining room; Sun/Florida room; Full basement with walkout level
• Laundry & utility: Hot water: Electric

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,455 in PA) — a middle-class / working-renter tenant base. Strengths: housing A, cost of living A-, crime B+; Watch: schools F, amenities F, commute F.
• Octorara Area SD (rural): math 33% / reading 51% proficiency, ranked #286 of 539 in PA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).

Forward outlook

• In year one you build about $596 of equity ($1k loan paydown + $-787 appreciation (-0.4% local appreciation)).
• 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 16 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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 F-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: 1.02% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 8.1

CMA / ARV

• ARV (median comp): $229,480
• List price: $200,000
• Delta: -12.85%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.94×
• Total profit: $-3,602
• Equity at exit: $54,168

10-year hold

• IRR: 4.7%
• Equity multiple: 1.48×
• Total profit: $26,982
• Equity at exit: $62,072

Cash invested: $56,000 (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 19330

• Home prices YoY: -0.1%
• Active inventory: 36
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,048 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$395 /mo · $4,736/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $91

Break-even live

Break-even rent $1,933

Max offer price $200,000

Occupancy floor 91%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   statusdays on market $200,000 Pending 16 DOM
2. 2026-06-09
   days on market $200,000 Active 13 DOM
3. 2026-06-08
   days on market $200,000 Active 12 DOM
4. 2026-06-07
   days on market $200,000 Active 11 DOM
5. 2026-06-04
   days on market $200,000 Active 8 DOM
6. 2026-06-03
   days on market $200,000 Active 7 DOM
7. 2026-06-02
   days on market $200,000 Active 6 DOM
8. 2026-06-02
   status $200,000 Active 5 DOM
9. 2026-05-11
   status Pending 1622-char remark
10. 2026-05-07
    listed $200,000 Active 1622-char remark
11. 2026-05-04
    historical $200,000 1622-char remark

ⓘ 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: $4,736 · $395/mo
• Projected year-2 tax: $4,736 · $395/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 13 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: $24,576
• − Mortgage interest: −$11,203
• − Property taxes: −$4,736
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$5,818
• Taxable loss: −$2,114
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $1,600/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: Octorara Area SD
• NCES district ID: 4218030
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 51% ▼ -13.00%
• Median HH income: $65,710
• Composite: 37.59/100
• National rank: #4383
• State rank: #286 of 539 in PA

Livability — Cochranville

• Score: 60/100
• State rank: #1455
• US rank: #18701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,678

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 9% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Polish 5% Romanian 3% Slovak 3%
• Foreign-born: 11% · Canada, Dominican Republic
• Languages at home: 81% English-only · Spanish 13% German/W. Germanic 4% 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: ▼ -0.39%
• Current HPI: 278.0929
• 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

+0.0% since first listed

5 events — show timeline

• 2026-06-12 Pending — BRIGHT MLS
• 2026-06-01 Relisted — BRIGHT MLS
• 2026-05-11 Pending — BRIGHT MLS
• 2026-05-07 Listed $200,000 BRIGHT MLS
• 2026-05-04 Coming Soon $200,000 BRIGHT MLS

Property tax history

+1.9%/yr

Latest (2026): $4,736 · +2.5% YoY. Source: county tax records.