545 N Octorara Trl · Parkesburg, PA 19365

$225,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 51 Days on market

Built 1930 2.20 ac lot $218/sqft · 29% below area Est $317k · 29% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• 1% rule +3.4/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is being offered a live on site Public Auction on Wednesday, June 3, 2026 at 1pm. This listed price is not the sale price and property may sell for higher or lower than this list priced at public auction subject to seller confirmation of price. Auction Terms: 10% down payment day of auction, balance of purchase price by July 17, 2026, Buyer pays all realty transfer taxes, property taxes prorated at settlement, property sold in "as is" condition. The property consists of a one story dwelling on a 2.2 acre partially wooded lot with 3 bedrooms and one full bath on the main floor. There is a large living room with a stone fireplace and an eat in kitchen also on the main floor. There is floored attic storage with stairway access and a basement with an outside entrance. There is a covered front porch and rear deck. There are handicap ramps at the front and rear entrances. There is a detached 14'x23' garage with a small storage addition to the rear. Great location with easy access to shopping and major routes. Adjacent 4.. 4 acre +/- lot also being offered separately at auction at the same time. This is an estate auction and it is seriously for sale-Don't miss it!!

Key facts

• 2.2 acre lot
• Eat in kitchen
• Large living room

Tags

• ONE STORY DWELLING
• 2.2 ACRE LOT
• LARGE LIVING ROOM
• STONE FIREPLACE
• EAT IN KITCHEN
• FLOORED ATTIC STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (16.1% below list).
• Recommended offer: $189k (16.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#274 in PA, #2,427 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute D-.
• Octorara Area SD (rural): math 33% / reading 51% proficiency, ranked #286 of 539 in PA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Octorara Primary Lc (417 students, 55% FRL); Octorara Intermediate Sch (math 28% / reading 58%, grade D-, #214 of 512 statewide, top 42%, 305 students, 57% FRL); Octorara Area Jshs (math 33% / reading 39%, grade F, #300 of 437 statewide, top 70%, 1,071 students, 43% FRL) — zoned schools average 52% FRL vs 29% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 27 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 51 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $188,774 (16.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 9.9

CMA / ARV

• ARV (median comp): $317,137
• List price: $225,000
• Delta: -29.05%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-44,925
• Equity at exit: $33,548

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-49,821
• Equity at exit: $19,454

Cash invested: $63,000 (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 19365

• Home prices YoY: -20.3%
• Active inventory: 27
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,888 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$352 /mo · $4,220/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-134

Break-even live

Break-even rent $2,057

Max offer price $201,321

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-70	+0% $-134	+5% $-198	+10% $-261
Rent	-10% $-283	-5% $-209	+0% $-134	+5% $-59	+10% $15
Rate	-1.0pp $-21	-0.5pp $-77	base $-134	+0.5pp $-192	+1.0pp $-252

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-08
   status $225,000 Pending 51 DOM
2. 2026-06-07
   days on market $225,000 Active 51 DOM
3. 2026-06-04
   days on market $225,000 Active 48 DOM
4. 2026-06-03
   days on market $225,000 Active 47 DOM
5. 2026-06-02
   days on market $225,000 Active 46 DOM
6. 2026-06-01
   days on market $225,000 Active 45 DOM
7. 2026-05-31
   days on market $225,000 Active 44 DOM
8. 2026-04-17
   listed $225,000 Active 1202-char remark

   Show marketing remark (1202 chars)

   This property is being offered a live on site Public Auction on Wednesday, June 3, 2026 at 1pm. This listed price is not the sale price and property may sell for higher or lower than this list priced at public auction subject to seller confirmation of price. Auction Terms: 10% down payment day of auction, balance of purchase price by July 17, 2026, Buyer pays all realty transfer taxes, property taxes prorated at settlement, property sold in "as is" condition. The property consists of a one story dwelling on a 2.2 acre partially wooded lot with 3 bedrooms and one full bath on the main floor. There is a large living room with a stone fireplace and an eat in kitchen also on the main floor. There is floored attic storage with stairway access and a basement with an outside entrance. There is a covered front porch and rear deck. There are handicap ramps at the front and rear entrances. There is a detached 14'x23' garage with a small storage addition to the rear. Great location with easy access to shopping and major routes. Adjacent 4.. 4 acre +/- lot also being offered separately at auction at the same time. This is an estate auction and it is seriously for sale-Don't miss it!!

ⓘ 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: $4,220 · $352/mo
• Projected year-2 tax: $4,220 · $352/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 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: $22,653
• − Mortgage interest: −$12,603
• − Property taxes: −$4,220
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$6,545
• Taxable loss: −$5,466
• Est. tax savings @ 24.0%: +$1,312
• After-tax cash flow: $-297/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: Octorara Area SD
• NCES district ID: 4218030
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 51% ▼ -13.00%
• Median HH income: $65,710
• Composite: 37.59/100
• National rank: #4383
• State rank: #286 of 539 in PA

Livability — Parkesburg

• Score: 78/100
• State rank: #274
• US rank: #2427

Category grades

Amenities F Commute D- Cost of living A+ Crime A+ Employment A+ 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: 8,006
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 8,006
• Household income: $104,728
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 288.0

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 (68%)
• Race & ethnicity: White 68% Two or more races 12% Hispanic / Latino 11% Black 11% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Italian 4% Polish 3% Romanian 2%
• Foreign-born: 4% · Canada, China, Guatemala
• Languages at home: 86% English-only · German/W. Germanic 7% Spanish 4% Tagalog/Filipino 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: ▼ -72.07%
• Current HPI: 282.3087
• Rent YoY: —
• 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

1 event — show timeline

• 2026-04-17 Listed $225,000 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $4,220 · +2.2% YoY. Source: county tax records.