265 Buck Run Rd · South Coatesville, PA 19320

$245,000

3 bd · 1.5 ba · 2,859 sqft · SingleFamily public records · 93 Days on market

Built 1880 1.00 ac lot $86/sqft · 58% below area Est $378k · 35% 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! Your next project is ready - a perfect blank slate in a desirable area on a full acre lot! Just outside the Coatesville area, this traditional brick 2.5 story home is nested in tranquil surroundings with plenty of space. Property also includes a detached two-car garage. Demo has been completed on the house and much of the framing as well. Mini-splits have been installed as well as a number of materials on site. Original hardwoods on the main floor and an open concept layout create the perfect setup for a beautiful renovation. An inspected and passing septic system is one less thing to tackle. We hope you see the awesome potential in this project opportunity! Please note - this is an as-is, cash sale for investors. House is considered historic.

Key facts

• Original hardwoods
• Historic
• Full acre lot

Tags

• FULL ACRE LOT
• DETACHED TWO-CAR GARAGE
• ORIGINAL HARDWOODS
• OPEN CONCEPT LAYOUT
• FULLY INSPECTED SEPTIC SYSTEM
• HISTORIC

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (11.3% below list).
• Recommended offer: $217k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.0% in South 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 67/100 on livability (#995 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, 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; 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 93 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 31y 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 $61k; list at $245k implies a 302% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $217,429 (11.3% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.89% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (median comp): $377,961
• List price: $245,000
• Delta: -35.18%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-28,293
• Equity at exit: $36,530

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $2,032
• Equity at exit: $21,183

Cash invested: $68,600 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,174 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$215 /mo · $2,580/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $116

Break-even live

Break-even rent $2,028

Max offer price $245,000

Occupancy floor 90%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-05-16
   status Pending 776-char remark

   Show marketing remark (776 chars)

   Calling all investors! Your next project is ready - a perfect blank slate in a desirable area on a full acre lot! Just outside the Coatesville area, this traditional brick 2.5 story home is nested in tranquil surroundings with plenty of space. Property also includes a detached two-car garage. Demo has been completed on the house and much of the framing as well. Mini-splits have been installed as well as a number of materials on site. Original hardwoods on the main floor and an open concept layout create the perfect setup for a beautiful renovation. An inspected and passing septic system is one less thing to tackle. We hope you see the awesome potential in this project opportunity! Please note - this is an as-is, cash sale for investors. House is considered historic.

2. 2026-03-30
   price $245,000 776-char remark

   Show marketing remark (776 chars)

   Calling all investors! Your next project is ready - a perfect blank slate in a desirable area on a full acre lot! Just outside the Coatesville area, this traditional brick 2.5 story home is nested in tranquil surroundings with plenty of space. Property also includes a detached two-car garage. Demo has been completed on the house and much of the framing as well. Mini-splits have been installed as well as a number of materials on site. Original hardwoods on the main floor and an open concept layout create the perfect setup for a beautiful renovation. An inspected and passing septic system is one less thing to tackle. We hope you see the awesome potential in this project opportunity! Please note - this is an as-is, cash sale for investors. House is considered historic.

3. 2026-02-16
   status Active 776-char remark

   Show marketing remark (776 chars)

   Calling all investors! Your next project is ready - a perfect blank slate in a desirable area on a full acre lot! Just outside the Coatesville area, this traditional brick 2.5 story home is nested in tranquil surroundings with plenty of space. Property also includes a detached two-car garage. Demo has been completed on the house and much of the framing as well. Mini-splits have been installed as well as a number of materials on site. Original hardwoods on the main floor and an open concept layout create the perfect setup for a beautiful renovation. An inspected and passing septic system is one less thing to tackle. We hope you see the awesome potential in this project opportunity! Please note - this is an as-is, cash sale for investors. House is considered historic.

4. 2026-02-08
   status Pending 776-char remark

   Show marketing remark (776 chars)

   Calling all investors! Your next project is ready - a perfect blank slate in a desirable area on a full acre lot! Just outside the Coatesville area, this traditional brick 2.5 story home is nested in tranquil surroundings with plenty of space. Property also includes a detached two-car garage. Demo has been completed on the house and much of the framing as well. Mini-splits have been installed as well as a number of materials on site. Original hardwoods on the main floor and an open concept layout create the perfect setup for a beautiful renovation. An inspected and passing septic system is one less thing to tackle. We hope you see the awesome potential in this project opportunity! Please note - this is an as-is, cash sale for investors. House is considered historic.

5. 2026-02-04
   listed $249,900 Active 776-char remark

   Show marketing remark (776 chars)

   Calling all investors! Your next project is ready - a perfect blank slate in a desirable area on a full acre lot! Just outside the Coatesville area, this traditional brick 2.5 story home is nested in tranquil surroundings with plenty of space. Property also includes a detached two-car garage. Demo has been completed on the house and much of the framing as well. Mini-splits have been installed as well as a number of materials on site. Original hardwoods on the main floor and an open concept layout create the perfect setup for a beautiful renovation. An inspected and passing septic system is one less thing to tackle. We hope you see the awesome potential in this project opportunity! Please note - this is an as-is, cash sale for investors. House is considered historic.

6. 2016-05-07
   historical
7. 2016-05-06
   historical
8. 2015-05-07
   listed $112,900
9. 2015-05-07
   listed $112,900
10. 2015-01-16
    soldstatus $60,900
11. 2015-01-16
    soldstatus $60,900 Sold
12. 2014-11-07
    status Under Contract
13. 2014-11-07
    historical
14. 2014-08-13
    price $63,000
15. 2014-07-31
    listed $63,000
16. 2014-07-31
    listed $69,000 Active
17. 2014-04-30
    historical
18. 2014-01-02
    listed $117,900
19. 2012-12-31
    historical
20. 2011-08-17
    listed $134,900
21. 2006-08-11
    soldstatus $215,000
22. 1995-06-30
    soldstatus $141,900
23. 1995-04-10
    historical
24. 1995-03-20
    listed $141,900

ⓘ 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: $2,580 · $215/mo
• Projected year-2 tax: $3,225 · $269/mo
• Expected delta: +$646/yr (+$54/mo · 25.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,091
• − Mortgage interest: −$13,724
• − Property taxes: −$2,580
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$7,127
• Taxable loss: −$2,739
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $2,047/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 — South Coatesville

• Score: 67/100
• State rank: #995
• US rank: #10974

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+72.7% since first listed

24 events — show timeline

• 2026-05-16 Pending — BRIGHT MLS
• 2026-03-30 Price Changed $245,000 BRIGHT MLS
• 2026-02-16 Relisted — BRIGHT MLS
• 2026-02-08 Pending — BRIGHT MLS
• 2026-02-04 Listed $249,900 BRIGHT MLS
• 2016-05-07 Listing Removed — BRIGHT MLS
• 2016-05-06 Listing Removed — BRIGHT MLS
• 2015-05-07 Listed $112,900 BRIGHT MLS
• 2015-05-07 Listed $112,900 BRIGHT MLS
• 2015-01-16 Sold (MLS) $60,900 TREND
• 2015-01-16 Sold (MLS) $60,900 BRIGHT MLS
• 2014-11-07 Pending — TREND
• 2014-11-07 Listing Removed — BRIGHT MLS
• 2014-08-13 Price Changed $63,000 TREND
• 2014-07-31 Listed $69,000 TREND
• 2014-07-31 Listed $63,000 BRIGHT MLS
• 2014-04-30 Listing Removed — BRIGHT MLS
• 2014-01-02 Listed $117,900 BRIGHT MLS
• 2012-12-31 Listing Removed — BRIGHT MLS
• 2011-08-17 Listed $134,900 BRIGHT MLS
• 2006-08-11 Sold (Public Records) $215,000 Public Records
• 1995-06-30 Sold (MLS) $141,900 BRIGHT MLS
• 1995-04-10 Listing Removed — BRIGHT MLS
• 1995-03-20 Listed $141,900 BRIGHT MLS

Property tax history

-2.6%/yr

Latest (2026): $2,580 · +2.9% YoY. Source: county tax records.