239 Hall St · Phoenixville, PA 19460

$270,000

4 bd · 1.0 ba · 1,107 sqft · Townhouse public records · 7 Days on market

Built 1900 2,178 sqft lot Est $366k · 26% 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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.8/10.0
• Schools +4.9/10.0
• Livability +4.5/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Immaculate End Of Row Unit Sports A New Rear Roof And Newer Front Roof, Newer Heater, Updated Bathroom And New Kitchen Sink And Faucet And Newer Anderson Windows. There's Plenty Of Room For The Kids To Play Or The Dogs To Run In The Rear Yard. Ideally Located Approximately 2 Blocks From The Historic Downtown Of Phoenixville With Its Unique Shops And Boutiques, This Home Is A Buy For A First Time Buyer!

Key facts

• Built 1900
• Listed 6 days

Property features AI

Exterior

• Parking: On-street parking (may require rented/permit)
• Utilities: Public water; Public sewer; Electric service available; Cable TV available; Sewer and water available
• Home design: End-of-row townhouse; Fee simple ownership; Year built estimated
• Construction: Brick construction; Block foundation
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures noted; Ground rent paid annually; No tidal water on the property; Pets allowed with no restrictions

Interior

• Kitchen: Kitchen (details not provided)
• Bedrooms: Two bedrooms on the first upper level; Two bedrooms on the second upper level
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Hot water heating; Oil-fired heating; Electric hot water
• Interior features: Full, unfinished basement with interior access; One fireplace
• Laundry & utility: Basement laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Cap rate 8.7% vs local median 2.7% in Phoenixville — 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 91/100 on livability (#11 in PA, #48 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+.
• Phoenixville Area SD (suburban): math 44% / reading 66% proficiency, ranked #88 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Phoenixville Area Ms (math 22% / reading 68%, grade D, #187 of 512 statewide, top 38%, 937 students, 32% FRL); Phoenixville Area Hs (math 78% / reading 75%, grade A-, #24 of 437 statewide, top 5%, 1,272 students, 27% FRL).
• Market conditions: Rents rising fast (+5.6%/yr); 174 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $8k 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 + 5.6% rent growth), your $76k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y ago; this cycle's ask is 218% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; list at $270k implies a 218% 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,000

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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.08% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $366,417
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 Walnut St	0.05mi	3/1.0 (-1)	1,145 (+3%)	4mo	$260,000	$227	84
543 Vanderslice St	0.44mi	4/1.0	1,103 (-0%)	3mo	$310,000	$281	76
25 Morgan St	0.24mi	4/1.5	1,134 (+2%)	9mo	$399,000	$352	76
251 Hall St	0.02mi	3/1.5 (-1)	1,044 (-6%)	10mo	$390,000	$374	74
307 4th Ave	0.41mi	3/1.0 (-1)	1,098 (-1%)	4mo	$351,000	$320	71
319 4th Ave	0.42mi	3/1.0 (-1)	1,098 (-1%)	4mo	$375,000	$342	71
116 South St	0.48mi	4/1.5	1,129 (+2%)	2mo	$360,000	$319	70
6 Franklin Ave	0.37mi	3/1.5 (-1)	1,152 (+4%)	2mo	$407,000	$353	68
345 Hall St	0.16mi	3/1.0 (-1)	1,224 (+11%)	4mo	$355,000	$290	67
412 1st Ave	0.37mi	3/1.5 (-1)	1,164 (+5%)	8mo	$395,000	$339	60
11 Mill St	0.18mi	3/1.0 (-1)	1,268 (+14%)	4mo	$420,000	$331	59
573 Nutt Rd	0.70mi	3/1.0 (-1)	1,240 (+12%)	6mo	$327,000	$264	38

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 · 5.63% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,517
• Equity at exit: $40,258

10-year hold

• IRR: 11.6%
• Equity multiple: 2.02×
• Total profit: $77,157
• Equity at exit: $23,345

Cash invested: $75,600 (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 19460

• Rents YoY: 5.6%
• Active inventory: 174
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,921 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$240 /mo · $2,881/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $539

Break-even live

Break-even rent $2,239

Max offer price $270,000

Occupancy floor 77%

Sensitivity live

Price	-10% $692	-5% $615	+0% $539	+5% $462	+10% $386
Rent	-10% $308	-5% $423	+0% $539	+5% $654	+10% $770
Rate	-1.0pp $675	-0.5pp $608	base $539	+0.5pp $469	+1.0pp $398

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Bridge St Phoenixville, PA	1.0–3.0	1.0–2.0	1010	$3,125	$3.09	2d	31	0.21mi
412 1st Ave Phoenixville, PA	3.0	2.0	1300	$2,650	$2.04	6d	1	0.37mi
312 Milligan St Phoenixville, PA	3.0	1.0	1064	$2,650	$2.49	44d	1	0.48mi
504 Meadowview Ln #504 Mont Clare, PA	3.0	2.0	1092	$2,100	$1.92	3d	1	1.03mi
1401 Eland Downe Phoenixville, PA	2.0–3.0	1.5–2.5	1050	$3,150	$3.00	2d	1	1.29mi

Listing history 8 events

1. 2026-06-18
   days on market $270,000 Active 7 DOM
2. 2026-06-17
   days on market $270,000 Active 6 DOM
3. 2026-06-16
   days on market $270,000 Active 5 DOM
4. 2026-06-15
   days on market $270,000 Active 4 DOM
5. 2026-06-13
   days on market $270,000 Active 2 DOM
6. 2026-06-13
   statusdays on market $270,000 Active 1 DOM
7. 2026-06-09
   days on market $270,000 Coming Soon 2 DOM
8. 2026-06-08
   listed $270,000 Coming Soon 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: $2,881 · $240/mo
• Projected year-2 tax: $3,574 · $298/mo
• Expected delta: +$692/yr (+$58/mo · 24.0%)

ⓘ 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 ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,048
• − Mortgage interest: −$15,124
• − Property taxes: −$2,881
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,804
• − Management: −$2,804
• − Depreciation: −$7,855
• Taxable income: $2,231
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $5,931/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: Phoenixville Area SD
• NCES district ID: 4219050
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 66% ▼ -10.00%
• Median HH income: $74,870
• Composite: 49.22/100
• National rank: #2038
• State rank: #88 of 539 in PA

Livability — Phoenixville

• Score: 91/100
• State rank: #11
• US rank: #48

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenixville, PA
• County: Chester County · 432,350 people
• City population: 45,423
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 45,423
• Household income: $124,050
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1021.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Chinese 1%

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: ▼ -269.54%
• Current HPI: 280.8622
• Rent YoY: ▲ 5.63%
• 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

+350.8% since first listed

9 events — show timeline

• 2026-06-07 Coming Soon $270,000 BRIGHT MLS
• 2003-12-11 Sold (Public Records) $85,000 Public Records
• 2003-12-03 Sold (MLS) $85,000 BRIGHT MLS
• 2003-10-23 Listing Removed — BRIGHT MLS
• 2003-10-13 Listed $85,000 BRIGHT MLS
• 2000-08-04 Listing Removed — BRIGHT MLS
• 2000-05-05 Listed $54,000 BRIGHT MLS
• 2000-05-04 Listing Removed — BRIGHT MLS
• 1999-11-04 Listed $59,900 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $2,881 · +3.0% YoY. Source: county tax records.