213 Union Ave · Coatesville, PA 19320

$150,000

3 bd · 1.5 ba · 1,152 sqft · Townhouse public records · 21 Days on market

Built 1914 3,049 sqft lot $130/sqft · 9% below area

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

Great investment in Town of Coatesville, this 3 bedroom, 1 bathroom home is now available. This is a FannieMae HomePath property and is being sold as-is. Contracts including contingencies will NOT be renegotiated once accepted. The property is approved for HomePath Renovation financing and can be purchased for as little 3% down. FirstLook period applies in which only owner occupants may submit offers on this property for the first 15 days. Buyer is responsible for all conveyance.

Key facts

• Garage
• Built 1914
• Listed 20 days

Property features AI

Exterior

• Parking: Detached rear-entry garage (1 car)
• Utilities: Public water; Public sewer; 100 amp electric service; Natural gas hot water
• Home design: Semi-detached home; Estimated year built
• Construction: Stone construction; Shingle roof; Concrete perimeter foundation; Above-grade structures
• Exterior features: Sidewalks; Patio; Porch

Interior

• Kitchen: Refrigerator; Single oven
• Bedrooms: Three bedrooms on the upper level
• Flooring: Wood flooring; Vinyl flooring; Carpet
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Hot water heating (oil fuel)
• Interior features: Ceiling fans; Eat-in kitchen; Partial unfinished basement
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $4k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $150k implies a 369% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1914 — 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: 1.26% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.87%
• DSCR: 1.66
• GRM: 6.6

CMA / ARV

• ARV (median comp): $436,170
• List price: $150,000
• Delta: -62.17%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
338 Valley Rd	0.15mi	3/1.0	1,131 (-2%)	2mo	$155,000	$137	87
225 Madison St	0.05mi	2/1.0 (-1)	1,148 (-0%)	6mo	$90,000	$78	85
322 Charles St	0.15mi	3/1.0	1,064 (-8%)	3mo	$135,000	$127	75
318 W Lincoln Hwy	0.19mi	3/1.0	1,233 (+7%)	6mo	$110,000	$89	72
329 Mount Pleasant St	0.31mi	3/1.5	1,260 (+9%)	4mo	$246,000	$195	66
317 Mount Pleasant St	0.31mi	3/2.5	1,260 (+9%)	4mo	$235,000	$187	63
41 W 6th Ave	0.39mi	3/1.0	1,030 (-11%)	4mo	$200,000	$194	59
218 Fleetwood St	0.54mi	4/1.0 (+1)	1,184 (+3%)	7mo	$139,900	$118	58
381 Charles St	0.27mi	4/1.0 (+1)	1,280 (+11%)	6mo	$240,000	$188	57
427 Oak St	0.68mi	3/1.0	1,275 (+11%)	2mo	$163,000	$128	47
216 Fleetwood St	0.54mi	4/1.0 (+1)	1,302 (+13%)	7mo	$139,900	$107	41
220 Fleetwood St	0.54mi	4/1.0 (+1)	1,302 (+13%)	7mo	$139,900	$107	40

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: 7.4%
• Equity multiple: 1.29×
• Total profit: $12,352
• Equity at exit: $22,365

10-year hold

• IRR: 18.1%
• Equity multiple: 2.63×
• Total profit: $68,371
• Equity at exit: $12,969

Cash invested: $42,000 (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 19320

• Rents YoY: 4.8%
• Active inventory: 250
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$787
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $521

Break-even live

Break-even rent $1,227

Max offer price $150,000

Occupancy floor 67%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
342 Valley Rd Coatesville, PA	3.0	1.0	1131	$1,450	$1.28	43d	1	0.13mi
322 Charles St Coatesville, PA	3.0	1.0	1064	$1,700	$1.60	24d	1	0.14mi
416 W Lincoln Hwy Coatesville, PA	3.0	1.0	1240	$2,100	$1.69	18d	1	0.27mi
118 N 2nd Ave Apt 9 Coatesville, PA	2.0	2.0	807	$1,595	$1.98	43d	1	0.50mi
23 N 2nd Ave Coatesville, PA	3.0	1.0	1125	$1,685	$1.50	24d	1	0.50mi
100 Cobblestone Dr Coatesville, PA	1.0–2.0	1.0–2.0	974	$2,039	$2.09	19d	19	0.56mi
100 Cobblestone Dr Unit 1407 Coatesville, PA	2.0	2.0	1178	$1,784	$1.51	15d	1	0.57mi
100 Cobblestone Dr Unit 1910 Coatesville, PA	2.0	2.0	1088	$1,890	$1.74	15d	1	0.57mi
100 Cobblestone Dr Unit 1109 Coatesville, PA	2.0	2.0	1178	$1,766	$1.50	15d	1	0.57mi
100 Cobblestone Dr Unit 2216 Coatesville, PA	2.0	2.0	1178	$1,810	$1.54	15d	1	0.57mi
100 Cobblestone Dr Unit 2224 Coatesville, PA	2.0	2.0	1178	$1,840	$1.56	5d	1	0.57mi
100 Cobblestone Dr Unit 2209 Coatesville, PA	2.0	2.0	1078	$2,000	$1.86	15d	1	0.57mi
100 Cobblestone Dr Unit 2024 Coatesville, PA	2.0	2.0	1178	$1,925	$1.63	15d	1	0.57mi
100 Cobblestone Dr Unit 2114 Coatesville, PA	2.0	2.0	1088	$1,719	$1.58	15d	1	0.57mi
100 Cobblestone Dr Unit 1816 Coatesville, PA	2.0	2.0	1178	$1,965	$1.67	15d	1	0.57mi
100 Harlan Dr Coatesville, PA	2.0–4.0	1.0–2.0	1062	$1,294	$1.22	1d	1	0.80mi
524 Lincoln Hwy E Apt 3F Coatesville, PA	2.0	1.0	800	$1,300	$1.62	24d	1	0.82mi
533 Lincoln Hwy E Coatesville, PA	2.0	1.0	854	$1,595	$1.87	22d	1	0.84mi
92 Virginia Ave Coatesville, PA	3.0	1.5	1184	$1,850	$1.56	24d	1	0.85mi
633 Coates St Coatesville, PA	4.0	3.0	1331	$1,250	$0.94	24d	1	1.09mi
40 Beech St Coatesville, PA	4.0	1.0	1150	$1,850	$1.61	24d	1	1.11mi
749 Oak St Coatesville, PA	3.0	1.0	924	$1,800	$1.95	2d	1	1.16mi
1055 W Lincoln Hwy Coatesville, PA	3.0	1.0	1152	$2,600	$2.26	43d	1	1.23mi
868 Coates St Coatesville, PA	3.0	2.0	1016	$1,750	$1.72	22d	1	1.32mi
845 Poplar St Coatesville, PA	3.0	1.5	1152	$2,250	$1.95	18d	1	1.34mi
1064 Wayne Ave Coatesville, PA	2.0–3.0	1.0–1.5	1180	$1,900	$1.61	1d	5	1.45mi

Listing history 31 events

1. 2026-06-18
   days on market $150,000 Active 21 DOM
2. 2026-06-17
   days on market $150,000 Active 20 DOM
3. 2026-06-16
   days on market $150,000 Active 19 DOM
4. 2026-06-15
   days on market $150,000 Active 18 DOM
5. 2026-06-13
   days on market $150,000 Active 16 DOM
6. 2026-06-13
   days on market $150,000 Active 15 DOM
7. 2026-06-09
   days on market $150,000 Active 12 DOM
8. 2026-06-08
   pricedays on market $150,000 Active 11 DOM
9. 2026-06-07
   days on market $160,000 Active 10 DOM
10. 2026-06-04
    days on market $160,000 Active 7 DOM
11. 2026-06-03
    days on market $160,000 Active 6 DOM
12. 2026-06-02
    days on market $160,000 Active 5 DOM
13. 2026-06-01
    days on market $160,000 Active 4 DOM
14. 2026-05-31
    days on market $160,000 Active 3 DOM
15. 2026-05-11
    historical
16. 2026-04-17
    listed $165,000 Active
17. 2013-04-30
    soldstatus $32,000 484-char remark

    Show marketing remark (484 chars)

    Great investment in Town of Coatesville, this 3 bedroom, 1 bathroom home is now available. This is a FannieMae HomePath property and is being sold as-is. Contracts including contingencies will NOT be renegotiated once accepted. The property is approved for HomePath Renovation financing and can be purchased for as little 3% down. FirstLook period applies in which only owner occupants may submit offers on this property for the first 15 days. Buyer is responsible for all conveyance.

18. 2013-04-30
    soldstatus $32,000 Sold

    Show marketing remark (484 chars)

    Great investment in Town of Coatesville, this 3 bedroom, 1 bathroom home is now available. This is a FannieMae HomePath property and is being sold as-is. Contracts including contingencies will NOT be renegotiated once accepted. The property is approved for HomePath Renovation financing and can be purchased for as little 3% down. FirstLook period applies in which only owner occupants may submit offers on this property for the first 15 days. Buyer is responsible for all conveyance.

19. 2013-03-22
    status Under Contract

    Show marketing remark (484 chars)

    Great investment in Town of Coatesville, this 3 bedroom, 1 bathroom home is now available. This is a FannieMae HomePath property and is being sold as-is. Contracts including contingencies will NOT be renegotiated once accepted. The property is approved for HomePath Renovation financing and can be purchased for as little 3% down. FirstLook period applies in which only owner occupants may submit offers on this property for the first 15 days. Buyer is responsible for all conveyance.

20. 2013-03-22
    historical 484-char remark

    Show marketing remark (484 chars)

    Great investment in Town of Coatesville, this 3 bedroom, 1 bathroom home is now available. This is a FannieMae HomePath property and is being sold as-is. Contracts including contingencies will NOT be renegotiated once accepted. The property is approved for HomePath Renovation financing and can be purchased for as little 3% down. FirstLook period applies in which only owner occupants may submit offers on this property for the first 15 days. Buyer is responsible for all conveyance.

21. 2013-02-16
    listed $32,000 Active

    Show marketing remark (484 chars)

    Great investment in Town of Coatesville, this 3 bedroom, 1 bathroom home is now available. This is a FannieMae HomePath property and is being sold as-is. Contracts including contingencies will NOT be renegotiated once accepted. The property is approved for HomePath Renovation financing and can be purchased for as little 3% down. FirstLook period applies in which only owner occupants may submit offers on this property for the first 15 days. Buyer is responsible for all conveyance.

22. 2013-02-15
    listed $32,000 484-char remark
23. 2001-06-01
    soldstatus $57,500
24. 2000-12-31
    historical
25. 2000-07-25
    listed $59,900
26. 2000-05-29
    historical
27. 1999-08-10
    listed $66,500
28. 1998-05-28
    listed $72,900
29. 1998-05-28
    historical
30. 1989-05-01
    soldstatus $65,000
31. 1978-03-01
    soldstatus $22,500

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $1,906 · $159/mo
• Expected delta: +$464/yr (+$39/mo · 32.1%)

ⓘ 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 23% 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: $22,632
• − Mortgage interest: −$8,402
• − Property taxes: −$1,443
• − Insurance: −$750
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$4,364
• Taxable income: $4,052
• Est. tax owed @ 24.0%: −$972
• After-tax cash flow: $5,274/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

+566.7% since first listed

19 events — show timeline

• 2026-06-08 Price Changed $150,000 BRIGHT MLS
• 2026-05-28 Listed $160,000 BRIGHT MLS
• 2026-05-11 Listing Removed — BRIGHT MLS
• 2026-04-17 Listed $165,000 BRIGHT MLS
• 2013-04-30 Sold (MLS) $32,000 BRIGHT MLS
• 2013-04-30 Sold (MLS) $32,000 TREND
• 2013-03-22 Pending — TREND
• 2013-03-22 Listing Removed — BRIGHT MLS
• 2013-02-16 Listed $32,000 TREND
• 2013-02-15 Listed $32,000 BRIGHT MLS
• 2001-06-01 Sold (Public Records) $57,500 Public Records
• 2000-12-31 Listing Removed — BRIGHT MLS
• 2000-07-25 Listed $59,900 BRIGHT MLS
• 2000-05-29 Listing Removed — BRIGHT MLS
• 1999-08-10 Listed $66,500 BRIGHT MLS
• 1998-05-28 Listed $72,900 BRIGHT MLS
• 1998-05-28 Listing Removed — BRIGHT MLS
• 1989-05-01 Sold (Public Records) $65,000 Public Records
• 1978-03-01 Sold (Public Records) $22,500 Public Records

Property tax history

-2.5%/yr

Latest (2026): $1,443 · +2.4% YoY. Source: county tax records.