617 Belmont St · Coatesville, PA 19320

$158,000

4 bd · 1.0 ba · 1,737 sqft · Townhouse public records · 1 Days on market

Built 1922 1,974 sqft lot Est $264k · 40% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert!! Welcome to 617 Belmont. Long-term tenant and currently renting for $1,295 per month. It just needs a little TLC but it's a great opportunity for the new and upcoming revitalization in the area. Please note that showings will be scheduled by appointment only and are subject to the current tenant's availability. This investment property will not last long. Please schedule your showing today.

Key facts

• Rear mudroom
• Wood trim moldings
• Front porch

Tags

• FRONT PORCH
• WOOD TRIM MOLDINGS
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOMS
• EAT-IN KITCHEN
• REAR MUDROOM

Property features AI

Finance

• Financial info: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water service; Public sewer service; Oil heating fuel
• Home design: Semi-detached; Brick construction
• Construction: Brick exterior; Other foundation
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: 5 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Radiator heating; Oil-fired hot water
• Interior features: Unfinished basement

🏷️ Possibly a rental listed for sale. The $158,000 price doesn't fit this home's estimated sale value (~$264,024) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $158k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Cap rate 10.4% vs local median 6.2% in 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 70/100 on livability (#791 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $44k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 29y 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 $126k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wind risk, 26% 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 $158,000

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.63%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $264,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 S 6th Ave	0.02mi	4/1.0	1,764 (+2%)	2mo	$120,000	$68	95
622 Walnut St	0.17mi	4/1.0	1,728 (-0%)	4mo	$124,000	$72	88
68 S 5th Ave	0.23mi	4/1.0	1,636 (-6%)	6mo	$200,000	$122	74
622 Coates St	0.28mi	3/1.5 (-1)	1,682 (-3%)	7mo	$157,000	$93	69
542 Elm St NE	0.22mi	4/1.0	1,936 (+12%)	8mo	$190,000	$98	64
139 S 4th Ave	0.37mi	4/2.0	1,616 (-7%)	6mo	$198,500	$123	62
43 S 5th Ave	0.20mi	5/2.5 (+1)	1,558 (-10%)	5mo	$250,000	$160	58
822 Stirling St	0.31mi	3/1.5 (-1)	1,531 (-12%)	3mo	$233,000	$152	56
213 Kennedy Dr	0.67mi	5/2.5 (+1)	1,728 (-0%)	4mo	$367,000	$212	54
215 Kennedy Dr	0.67mi	3/2.5 (-1)	1,680 (-3%)	4mo	$340,000	$202	49
1107 Hulnick Rd Unit 438-74	0.61mi	3/— (-1)	1,983 (+14%)	2mo	$410,000	$207	41
1701 Dawman Rd	0.62mi	3/2.0 (-1)	1,940 (+12%)	8mo	$365,000	$188	36

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: 5.2%
• Equity multiple: 1.21×
• Total profit: $9,097
• Equity at exit: $23,558

10-year hold

• IRR: 16.3%
• Equity multiple: 2.45×
• Total profit: $64,128
• Equity at exit: $13,661

Cash invested: $44,240 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$829
• Tax from tax record: −$187 /mo · $2,241/yr
• Insurance: −$66
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $484

Break-even live

Break-even rent $1,439

Max offer price $158,000

Occupancy floor 71%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 E Chestnut St Coatesville, PA	4.0	1.0	1629	$2,000	$1.23	22d	1	0.16mi
92 Virginia Ave Coatesville, PA	3.0	1.5	1184	$1,850	$1.56	24d	1	0.17mi
633 Coates St Coatesville, PA	4.0	3.0	1331	$1,250	$0.94	24d	1	0.31mi
100 Harlan Dr Coatesville, PA	2.0–4.0	1.0–2.0	1062	$1,507	$1.42	1d	1	0.39mi
845 Poplar St Coatesville, PA	3.0	1.5	1152	$2,250	$1.95	18d	1	0.46mi
1136 Stirling St Coatesville, PA	3.0	1.5	1572	$2,195	$1.40	24d	1	0.54mi
23 N 2nd Ave Coatesville, PA	3.0	1.0	1125	$1,685	$1.50	24d	1	0.55mi
1064 Wayne Ave Coatesville, PA	2.0–3.0	1.0–1.5	1180	$1,900	$1.61	1d	5	0.61mi
322 Charles St Coatesville, PA	3.0	1.0	1064	$1,700	$1.60	24d	1	1.08mi
342 Valley Rd Coatesville, PA	3.0	1.0	1131	$1,450	$1.28	44d	1	1.09mi
398 Valley Rd Coatesville, PA	4.0	1.0	2000	$2,100	$1.05	5d	1	1.17mi
416 W Lincoln Hwy Coatesville, PA	3.0	1.0	1240	$2,100	$1.69	18d	1	1.18mi
420 Valley Rd Coatesville, PA	4.0	1.0	2000	$2,100	$1.05	5d	1	1.20mi
2 Quarry St Coatesville, PA	3.0	1.0	1144	$1,700	$1.49	18d	1	1.33mi
40 Beech St Coatesville, PA	4.0	1.0	1150	$1,850	$1.61	24d	1	1.42mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $158,000 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: $2,241 · $187/mo
• Projected year-2 tax: $2,369 · $197/mo
• Expected delta: +$128/yr (+$11/mo · 5.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 15 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: $24,616
• − Mortgage interest: −$8,850
• − Property taxes: −$2,241
• − Insurance: −$1,456
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$4,596
• Taxable income: $3,533
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $4,958/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 — Coatesville

• Score: 70/100
• State rank: #791
• US rank: #7996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coatesville, PA
• County: Chester County · 432,350 people
• City population: 55,941
• 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

+321.3% since first listed

19 events — show timeline

• 2026-06-17 Listed $158,000 BRIGHT MLS
• 2024-04-17 Sold (Public Records) $126,000 Public Records
• 2024-04-05 Sold (MLS) $126,000 BRIGHT MLS
• 2024-03-14 Pending — BRIGHT MLS
• 2024-03-10 Listed $120,000 BRIGHT MLS
• 2019-12-19 Sold (MLS) $36,000 BRIGHT MLS
• 2019-12-05 Pending — BRIGHT MLS
• 2019-12-03 Contingent — BRIGHT MLS
• 2019-11-01 Listed $60,000 BRIGHT MLS
• 2004-01-08 Sold (Public Records) $84,000 Public Records
• 2003-12-17 Sold (MLS) $84,000 BRIGHT MLS
• 2003-11-07 Listing Removed — BRIGHT MLS
• 2003-09-12 Listed $84,000 BRIGHT MLS
• 1998-12-09 Sold (Public Records) $60,000 Public Records
• 1998-11-30 Sold (MLS) $60,000 BRIGHT MLS
• 1998-02-28 Listing Removed — BRIGHT MLS
• 1997-06-17 Listed $60,000 BRIGHT MLS
• 1988-09-01 Sold (Public Records) $55,000 Public Records
• 1981-08-01 Sold (Public Records) $37,500 Public Records

Property tax history

+2.8%/yr

Latest (2026): $2,241 · +2.4% YoY. Source: county tax records.