634 Olive St · Coatesville, PA 19320

$225,500

3 bd · 2.0 ba · 1,673 sqft · MultiFamily public records · 27 Days on market

Built 1910 Est $298k · 24% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor Special! Come check out this great investment opportunity. The upstairs unit is 2 bed 1 bath and has been tenant occupied for 4 years. The upstairs unit has everything updated including electric, plumbing and central air. The downstairs unit is fully gutted. There is an open floor plan with potential for a 2 bedroom unit. There's also a detached garage with 23 spaces to rent out that will require some updating. More pictures are coming soon.

Key facts

• Downstairs unit
• Three car garage
• Upstairs unit

Tags

• UPSTAIRS UNIT
• DOWNSTAIRS UNIT
• THREE CAR GARAGE

🏷️ Possibly a rental listed for sale. The $225,500 price doesn't fit this home's estimated sale value (~$297,794) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $226k.

Deal economics

• At list price, monthly cash flow is $991 ($12k/yr) — positive. Per door: $496/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $226k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 43% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $63k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $100k; list at $226k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $222,117 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — 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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.84%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $297,794
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
826 Stirling St	0.27mi	4/— (+1)	1,600 (-4%)	6mo	$250,000	$156	70
824 Stirling St	0.26mi	4/— (+1)	1,761 (+5%)	6mo	$250,000	$142	69
71 S 6th Ave	0.06mi	3/2.0	1,436 (-14%)	10mo	$255,000	$178	65
150 S 4th Ave	0.41mi	3/—	1,424 (-15%)	7mo	$260,000	$183	50
260 E Chestnut St	0.52mi	3/3.0	1,456 (-13%)	2mo	$310,000	$213	48

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: 12.7%
• Equity multiple: 1.52×
• Total profit: $32,658
• Equity at exit: $33,623

10-year hold

• IRR: 23.0%
• Equity multiple: 3.15×
• Total profit: $135,574
• Equity at exit: $19,497

Cash invested: $63,140 (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: 11.6×

Monthly cashflow live

• Estimated rent: $3,230 high
• Mortgage (P&I): −$1,183
• Tax from tax record: −$284 /mo · $3,409/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $991

Break-even live

Break-even rent $1,975

Max offer price $225,500

Occupancy floor 64%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,230
Total (2 units)			$3,230

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: $56,375
• Closing costs: $6,765
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
92 Virginia Ave Coatesville, PA	3.0	1.5	1184	$1,850	$1.56	24d	1	0.15mi
603 E Chestnut St Coatesville, PA	4.0	1.0	1629	$2,000	$1.23	22d	1	0.24mi
633 Coates St Coatesville, PA	4.0	3.0	1331	$1,250	$0.94	24d	1	0.39mi
100 Harlan Dr Coatesville, PA	2.0–4.0	1.0–2.0	1062	$1,294	$1.22	1d	1	0.47mi
1136 Stirling St Coatesville, PA	3.0	1.5	1572	$2,195	$1.40	24d	1	0.49mi
845 Poplar St Coatesville, PA	3.0	1.5	1152	$2,250	$1.95	18d	1	0.51mi
1064 Wayne Ave Coatesville, PA	2.0–3.0	1.0–1.5	1180	$1,900	$1.61	1d	5	0.54mi
23 N 2nd Ave Coatesville, PA	3.0	1.0	1125	$1,685	$1.50	24d	1	0.61mi
161 Stoyer Rd Coatesville, PA	2.0	2.5	1973	$2,350	$1.19	44d	1	0.86mi
322 Charles St Coatesville, PA	3.0	1.0	1064	$1,700	$1.60	24d	1	1.11mi
342 Valley Rd Coatesville, PA	3.0	1.0	1131	$1,450	$1.28	44d	1	1.11mi
398 Valley Rd Coatesville, PA	4.0	1.0	2000	$2,100	$1.05	5d	1	1.19mi
100 Cobblestone Dr Unit 2216 Coatesville, PA	2.0	2.0	1178	$1,810	$1.54	15d	1	1.19mi
100 Cobblestone Dr Unit 1910 Coatesville, PA	2.0	2.0	1088	$1,890	$1.74	15d	1	1.19mi
100 Cobblestone Dr Unit 1109 Coatesville, PA	2.0	2.0	1178	$1,766	$1.50	15d	1	1.19mi
100 Cobblestone Dr Unit 2209 Coatesville, PA	2.0	2.0	1078	$2,000	$1.86	15d	1	1.19mi
100 Cobblestone Dr Unit 2024 Coatesville, PA	2.0	2.0	1178	$1,925	$1.63	15d	1	1.19mi
100 Cobblestone Dr Unit 1407 Coatesville, PA	2.0	2.0	1178	$1,784	$1.51	15d	1	1.19mi
100 Cobblestone Dr Unit 2114 Coatesville, PA	2.0	2.0	1088	$1,719	$1.58	15d	1	1.19mi
100 Cobblestone Dr Unit 2224 Coatesville, PA	2.0	2.0	1178	$1,840	$1.56	5d	1	1.19mi
100 Cobblestone Dr Unit 1816 Coatesville, PA	2.0	2.0	1178	$1,965	$1.67	15d	1	1.19mi
100 Cobblestone Dr Coatesville, PA	1.0–2.0	1.0–2.0	974	$2,039	$2.09	19d	19	1.19mi
420 Valley Rd Coatesville, PA	4.0	1.0	2000	$2,100	$1.05	5d	1	1.22mi
416 W Lincoln Hwy Coatesville, PA	3.0	1.0	1240	$2,100	$1.69	18d	1	1.22mi
2 Quarry St Coatesville, PA	3.0	1.0	1144	$1,700	$1.49	18d	1	1.32mi
1896 Crest Dr Coatesville, PA	1.0–2.0	1.0–2.0	923	$1,900	$2.06	1d	1	1.36mi
40 Beech St Coatesville, PA	4.0	1.0	1150	$1,850	$1.61	24d	1	1.37mi

Listing history 37 events

1. 2026-06-18
   days on market $225,500 Active 27 DOM
2. 2026-06-17
   days on market $225,500 Active 26 DOM
3. 2026-06-16
   days on market $225,500 Active 25 DOM
4. 2026-06-15
   days on market $225,500 Active 24 DOM
5. 2026-06-13
   days on market $225,500 Active 22 DOM
6. 2026-06-13
   days on market $225,500 Active 21 DOM
7. 2026-06-09
   days on market $225,500 Active 18 DOM
8. 2026-06-08
   days on market $225,500 Active 17 DOM
9. 2026-06-07
   days on market $225,500 Active 16 DOM
10. 2026-06-04
    days on market $225,500 Active 13 DOM
11. 2026-06-03
    days on market $225,500 Active 12 DOM
12. 2026-06-02
    days on market $225,500 Active 11 DOM
13. 2026-06-01
    days on market $225,500 Active 10 DOM
14. 2026-05-31
    days on market $225,500 Active 9 DOM
15. 2026-05-23
    listed $225,500 Active
16. 2021-01-21
    soldstatus $100,000
17. 2021-01-13
    soldstatus $100,000 Closed 454-char remark

    Show marketing remark (454 chars)

    Investor Special! Come check out this great investment opportunity. The upstairs unit is 2 bed 1 bath and has been tenant occupied for 4 years. The upstairs unit has everything updated including electric, plumbing and central air. The downstairs unit is fully gutted. There is an open floor plan with potential for a 2 bedroom unit. There's also a detached garage with 23 spaces to rent out that will require some updating. More pictures are coming soon.

18. 2020-10-30
    status Pending 454-char remark

    Show marketing remark (454 chars)

    Investor Special! Come check out this great investment opportunity. The upstairs unit is 2 bed 1 bath and has been tenant occupied for 4 years. The upstairs unit has everything updated including electric, plumbing and central air. The downstairs unit is fully gutted. There is an open floor plan with potential for a 2 bedroom unit. There's also a detached garage with 23 spaces to rent out that will require some updating. More pictures are coming soon.

19. 2020-09-15
    historical Active Under Contract 454-char remark

    Show marketing remark (454 chars)

    Investor Special! Come check out this great investment opportunity. The upstairs unit is 2 bed 1 bath and has been tenant occupied for 4 years. The upstairs unit has everything updated including electric, plumbing and central air. The downstairs unit is fully gutted. There is an open floor plan with potential for a 2 bedroom unit. There's also a detached garage with 23 spaces to rent out that will require some updating. More pictures are coming soon.

20. 2020-09-11
    listed $100,000 Active 454-char remark

    Show marketing remark (454 chars)

    Investor Special! Come check out this great investment opportunity. The upstairs unit is 2 bed 1 bath and has been tenant occupied for 4 years. The upstairs unit has everything updated including electric, plumbing and central air. The downstairs unit is fully gutted. There is an open floor plan with potential for a 2 bedroom unit. There's also a detached garage with 23 spaces to rent out that will require some updating. More pictures are coming soon.

21. 2014-09-23
    historical
22. 2014-02-12
    soldstatus $25,000
23. 2013-10-01
    listed $44,500
24. 2011-12-09
    soldstatus $25,000
25. 2011-12-06
    soldstatus $25,000
26. 2011-12-06
    soldstatus $25,000
27. 2011-10-27
    listed $39,900
28. 2011-10-27
    listed $39,900
29. 2011-10-13
    historical
30. 2011-04-13
    listed $55,000
31. 2008-03-28
    historical
32. 2008-01-04
    listed $106,850
33. 2007-10-31
    historical
34. 2007-03-07
    listed $106,900
35. 1991-05-06
    soldstatus $17,000
36. 1987-07-01
    soldstatus $53,500
37. 1985-09-01
    soldstatus $31,500

ⓘ 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: $3,409 · $284/mo
• Projected year-2 tax: $3,486 · $290/mo
• Expected delta: +$77/yr (+$6/mo · 2.3%)

ⓘ 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 2/10 Low
• 🌡 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: $38,760
• − Mortgage interest: −$12,632
• − Property taxes: −$3,409
• − Insurance: −$1,128
• − Repairs & maintenance: −$3,101
• − Management: −$3,101
• − Depreciation: −$6,560
• Taxable income: $8,831
• Est. tax owed @ 24.0%: −$2,119
• After-tax cash flow: $9,774/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

+615.9% since first listed

23 events — show timeline

• 2026-05-23 Listed $225,500 FSBO.com
• 2021-01-21 Sold (Public Records) $100,000 Public Records
• 2021-01-13 Sold (MLS) $100,000 BRIGHT MLS
• 2020-10-30 Pending — BRIGHT MLS
• 2020-09-15 Contingent — BRIGHT MLS
• 2020-09-11 Listed $100,000 BRIGHT MLS
• 2014-09-23 Listing Removed — BRIGHT MLS
• 2014-02-12 Sold (Public Records) $25,000 Public Records
• 2013-10-01 Listed $44,500 BRIGHT MLS
• 2011-12-09 Sold (Public Records) $25,000 Public Records
• 2011-12-06 Sold (MLS) $25,000 BRIGHT MLS
• 2011-12-06 Sold (MLS) $25,000 TREND
• 2011-10-27 Listed $39,900 BRIGHT MLS
• 2011-10-27 Listed $39,900 TREND
• 2011-10-13 Listing Removed — BRIGHT MLS
• 2011-04-13 Listed $55,000 BRIGHT MLS
• 2008-03-28 Listing Removed — BRIGHT MLS
• 2008-01-04 Listed $106,850 BRIGHT MLS
• 2007-10-31 Listing Removed — BRIGHT MLS
• 2007-03-07 Listed $106,900 BRIGHT MLS
• 1991-05-06 Sold (Public Records) $17,000 Public Records
• 1987-07-01 Sold (Public Records) $53,500 Public Records
• 1985-09-01 Sold (Public Records) $31,500 Public Records

Property tax history

+3.0%/yr

Latest (2026): $3,409 · +2.4% YoY. Source: county tax records.