211 Jamie Ln · Sadsbury, PA 19369

$119,900

2 bd · 2.0 ba · 800 sqft · SingleFamily · 335 Days on market

Built 2025 Good condition 5,000 sqft lot $150/sqft · at area comps Est $123k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +8.7/15.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Stunning 2 bed, 2 bath home with large open concept living. This split floor plan has a spacious bedroom on each end. The master suite has a wall of closets and an adjoining full bath. The living area includes a large living room open to the kitchen and separate laundry closet. There is lots of cabinet space with a separate floor to ceiling pantry cabinet case. The countertops wrap around into the living area for bar top seating as you enjoy family dining in this bright airy space. A perfect place to call home!

Key facts

• Master suite
• Open concept living
• Wall of closets

Tags

• OPEN CONCEPT LIVING
• SPLIT FLOOR PLAN
• MASTER SUITE
• WALL OF CLOSETS
• FULL BATH
• LARGE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 2 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 335 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.48% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $123,133
• List price: $119,900
• Delta: -2.63%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Jessie Ln	0.03mi	2/2.0	840 (+5%)	7mo	$199,900	$238	84

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: 26.8%
• Equity multiple: 2.52×
• Total profit: $50,925
• Equity at exit: $53,912

10-year hold

• IRR: 27.4%
• Equity multiple: 4.88×
• Total profit: $130,254
• Equity at exit: $83,085

Cash invested: $33,572 (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 19369

• Active inventory: 2
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $572

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 63%

Sensitivity live

Price	-10% $655	-5% $614	+0% $572	+5% $531	+10% $490
Rent	-10% $432	-5% $502	+0% $572	+5% $642	+10% $712
Rate	-1.0pp $633	-0.5pp $603	base $572	+0.5pp $541	+1.0pp $510

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Wildflower Ln Parkesburg, PA	1.0	1.0	908	$1,795	$1.98	2d	1	0.11mi
100 Wildflower Ln Unit 35 Parkesburg, PA	1.0	1.0	908	$1,795	$1.98	25d	1	0.11mi
100 Wildflower Ln Parkesburg, PA	1.0	1.0	908	$1,695	$1.87	2d	1	0.11mi
43 Wildflower Ln Parkesburg, PA	1.0	1.0	908	$1,795	$1.98	2d	1	0.12mi
78 Wildflower Ln Parkesburg, PA	1.0	1.0	908	$1,795	$1.98	2d	1	0.18mi

Listing history 15 events

1. 2026-06-18
   days on market $119,900 Active 335 DOM
2. 2026-06-17
   days on market $119,900 Active 334 DOM
3. 2026-06-16
   days on market $119,900 Active 333 DOM
4. 2026-06-15
   days on market $119,900 Active 332 DOM
5. 2026-06-13
   days on market $119,900 Active 330 DOM
6. 2026-06-13
   days on market $119,900 Active 329 DOM
7. 2026-06-09
   days on market $119,900 Active 326 DOM
8. 2026-06-08
   days on market $119,900 Active 325 DOM
9. 2026-06-07
   days on market $119,900 Active 324 DOM
10. 2026-06-04
    days on market $119,900 Active 321 DOM
11. 2026-06-03
    days on market $119,900 Active 320 DOM
12. 2026-06-02
    days on market $119,900 Active 319 DOM
13. 2026-06-01
    days on market $119,900 Active 318 DOM
14. 2026-05-31
    days on market $119,900 Active 317 DOM
15. 2025-07-18
    listed $119,900 Active 517-char remark

    Show marketing remark (517 chars)

    Stunning 2 bed, 2 bath home with large open concept living. This split floor plan has a spacious bedroom on each end. The master suite has a wall of closets and an adjoining full bath. The living area includes a large living room open to the kitchen and separate laundry closet. There is lots of cabinet space with a separate floor to ceiling pantry cabinet case. The countertops wrap around into the living area for bar top seating as you enjoy family dining in this bright airy space. A perfect place to call home!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 14 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: $21,281
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$3,488
• Taxable income: $5,273
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $5,603/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in-ready home features a modern kitchen, spacious bedrooms, and a well-maintained exterior. Simple updates could further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window treatments — Freshens look and improves energy efficiency
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window treatments — Freshens look and improves energy efficiency ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Sadsbury

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sadsburyville, PA
• Population (ZIP): 186

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: Majority White (54%)
• Race & ethnicity: White 54% Black 46%
• Common ancestry: Portuguese 18% Scotch-Irish 11%
• Languages at home: 89% English-only · German/W. Germanic 11%

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: —
• Current HPI: —
• 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

1 event — show timeline

• 2025-07-18 Listed $119,900 BRIGHT MLS