316 W Lincoln Hwy · Coatesville, PA 19320

$169,900

3 bd · 1.0 ba · 1,233 sqft · Townhouse public records · 8 Days on market

Built 1900 2,423 sqft lot Est $169k · at est.

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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 +21.8/30.0
• ARV discount +7.2/15.0
• DSCR +7.0/10.0
• 1% rule +6.4/10.0
• 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

Attn Investors - 3 Possible 4 Bedroom Brick Home - Needs Updates But Solid Home - Many Replacement Windows Already In Place - Nice Fenced Back Yard - Car Port

Key facts

• Fresh paint
• New flooring
• Fenced-in backyard

Tags

• FENCED-IN BACKYARD
• OFF-STREET PARKING
• NEW WINDOWS
• NEW FLOORING
• FRESH PAINT

Property features AI

Exterior

• Parking: On-street parking; Off-street parking; Detached carport (1 space); Total of 1 garage/parking space noted
• Utilities: 200+ amp electric service; Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Not in a federal flood zone; Property in excellent condition
• Construction: Brick construction; Permanent foundation; Replacement windows; Full basement
• Exterior features: Sidewalks; Chain link fencing; Level lot

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: 3 bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating fuel; Electric hot water
• Interior features: Tub/shower; Ceiling fans; Family room off kitchen; Traditional floor plan; Eat-in kitchen
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.2% vs local median 5.1% 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); 253 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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

• Only 8 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 $68k; list at $170k implies a 152% 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, 24% 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 $169,900

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 1.14% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $168,921
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 W Lincoln Hwy	0.01mi	3/1.0	1,233 (0%)	6mo	$110,000	$89	95
322 W Lincoln Hwy	0.01mi	4/1.0 (+1)	1,233 (0%)	7mo	$170,000	$138	89
329 Mount Pleasant St	0.13mi	3/1.5	1,260 (+2%)	4mo	$246,000	$195	85
317 Mount Pleasant St	0.12mi	3/2.5	1,260 (+2%)	4mo	$235,000	$187	82
381 Charles St	0.15mi	4/1.0 (+1)	1,280 (+4%)	6mo	$240,000	$188	77
338 Valley Rd	0.23mi	3/1.0	1,131 (-8%)	2mo	$155,000	$137	74
225 Madison St	0.14mi	2/1.0 (-1)	1,148 (-7%)	6mo	$90,000	$78	72
322 Charles St	0.08mi	3/1.0	1,064 (-14%)	3mo	$135,000	$127	71
218 Fleetwood St	0.58mi	4/1.0 (+1)	1,184 (-4%)	7mo	$139,900	$118	56
216 Fleetwood St	0.58mi	4/1.0 (+1)	1,302 (+6%)	7mo	$139,900	$107	53
220 Fleetwood St	0.58mi	4/1.0 (+1)	1,302 (+6%)	7mo	$139,900	$107	53
313 S 1st Ave	0.62mi	3/2.0	1,372 (+11%)	1mo	$194,670	$142	47

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-7,054
• Equity at exit: $25,333

10-year hold

• IRR: 7.9%
• Equity multiple: 1.66×
• Total profit: $31,229
• Equity at exit: $14,690

Cash invested: $47,572 (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: 253
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$891
• Tax from tax record: −$309 /mo · $3,711/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $263

Break-even live

Break-even rent $1,609

Max offer price $169,900

Occupancy floor 81%

Sensitivity live

Price	-10% $359	-5% $311	+0% $263	+5% $215	+10% $167
Rent	-10% $110	-5% $187	+0% $263	+5% $340	+10% $417
Rate	-1.0pp $349	-0.5pp $306	base $263	+0.5pp $219	+1.0pp $174

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Charles St Coatesville, PA	3.0	1.0	1064	$1,700	$1.60	25d	1	0.09mi
416 W Lincoln Hwy Coatesville, PA	3.0	1.0	1240	$2,100	$1.69	19d	1	0.10mi
342 Valley Rd Coatesville, PA	3.0	1.0	1131	$1,450	$1.28	44d	1	0.24mi
100 Cobblestone Dr Coatesville, PA	1.0–2.0	1.0–2.0	974	$2,039	$2.09	20d	19	0.39mi
100 Cobblestone Dr Unit 1407 Coatesville, PA	2.0	2.0	1178	$1,784	$1.51	16d	1	0.39mi
100 Cobblestone Dr Unit 1910 Coatesville, PA	2.0	2.0	1088	$1,890	$1.74	16d	1	0.39mi
100 Cobblestone Dr Unit 1109 Coatesville, PA	2.0	2.0	1178	$1,766	$1.50	16d	1	0.39mi
100 Cobblestone Dr Unit 1816 Coatesville, PA	2.0	2.0	1178	$1,965	$1.67	16d	1	0.39mi
100 Cobblestone Dr Unit 2216 Coatesville, PA	2.0	2.0	1178	$1,810	$1.54	16d	1	0.39mi
100 Cobblestone Dr Unit 2224 Coatesville, PA	2.0	2.0	1178	$1,840	$1.56	6d	1	0.39mi
100 Cobblestone Dr Unit 2114 Coatesville, PA	2.0	2.0	1088	$1,719	$1.58	16d	1	0.39mi
100 Cobblestone Dr Unit 2209 Coatesville, PA	2.0	2.0	1078	$2,000	$1.86	16d	1	0.39mi
100 Cobblestone Dr Unit 2024 Coatesville, PA	2.0	2.0	1178	$1,925	$1.63	16d	1	0.39mi
118 N 2nd Ave Apt 9 Coatesville, PA	2.0	2.0	807	$1,595	$1.98	44d	1	0.54mi
23 N 2nd Ave Coatesville, PA	3.0	1.0	1125	$1,685	$1.50	25d	1	0.56mi
100 Harlan Dr Coatesville, PA	2.0–4.0	1.0–2.0	1062	$1,294	$1.22	2d	1	0.85mi
524 Lincoln Hwy E Apt 3F Coatesville, PA	2.0	1.0	800	$1,300	$1.62	25d	1	0.92mi
533 Lincoln Hwy E Coatesville, PA	2.0	1.0	854	$1,595	$1.87	23d	1	0.94mi
92 Virginia Ave Coatesville, PA	3.0	1.5	1184	$1,850	$1.56	25d	1	0.99mi
1055 W Lincoln Hwy Coatesville, PA	3.0	1.0	1152	$2,600	$2.26	44d	1	1.04mi
633 Coates St Coatesville, PA	4.0	3.0	1331	$1,250	$0.94	25d	1	1.15mi
749 Oak St Coatesville, PA	3.0	1.0	924	$1,800	$1.95	3d	1	1.30mi
40 Beech St Coatesville, PA	4.0	1.0	1150	$1,850	$1.61	25d	1	1.30mi
868 Coates St Coatesville, PA	3.0	2.0	1016	$1,750	$1.72	23d	1	1.39mi
845 Poplar St Coatesville, PA	3.0	1.5	1152	$2,250	$1.95	19d	1	1.41mi

Listing history 6 events

1. 2026-06-21
   days on market $169,900 Active 8 DOM
2. 2026-06-18
   days on market $169,900 Active 5 DOM
3. 2026-06-17
   days on market $169,900 Active 4 DOM
4. 2026-06-16
   days on market $169,900 Active 3 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $169,900 Active 2 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: $3,711 · $309/mo
• Projected year-2 tax: $3,711 · $309/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 6/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $23,305
• − Mortgage interest: −$9,517
• − Property taxes: −$3,711
• − Insurance: −$850
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$4,943
• Taxable income: $556
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $3,026/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

+151.7% since first listed

5 events — show timeline

• 2026-06-13 Listed $169,900 BRIGHT MLS
• 2004-09-13 Sold (Public Records) $67,500 Public Records
• 2004-08-06 Sold (MLS) $67,500 BRIGHT MLS
• 2004-06-25 Listing Removed — BRIGHT MLS
• 2004-06-07 Listed $67,500 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2026): $3,711 · +2.4% YoY. Source: county tax records.