214 - 220 Church St · Valley, PA 19320

$180,000

4 bd · 1.0 ba · 1,019 sqft · Land · 120 Days on market

Built 1950 0.51 ac lot $177/sqft · 31% below area Est $262k · 31% under ↓ 31% since listing

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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 +7.6/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 4-bedroom, 1-bath home set against beautiful country views. Featuring a spacious living room and an eat-in kitchen, the layout offers a solid foundation ready for your personal touch. Situated on four total parcels, this property provides exceptional outdoor space and flexibility. The generous yard is ideal for gardening, recreation, or simply enjoying the peaceful rural setting. One of the additional lots includes an old well and septic (condition unknown), offering added potential for future use. The home does need updating, making it a great opportunity for buyers looking to renovate, invest, or create their dream country retreat. With land, views, and possibilities like this, the value is in the potential. Home being sold AS IS!!!

Key facts

• Four total parcels
• Generous yard
• Eat-in kitchen

Tags

• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• FOUR TOTAL PARCELS
• EXCEPTIONAL OUTDOOR SPACE
• GENEROUS YARD
• POTENTIAL FOR FUTURE USE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath land listed at $180k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 30% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 10.91%
• Cash-on-cash: 16.48%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (median comp): $262,202
• List price: $180,000
• Delta: -31.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.4%
• Equity multiple: 1.38×
• Total profit: $19,095
• Equity at exit: $26,839

10-year hold

• IRR: 19.9%
• Equity multiple: 2.81×
• Total profit: $91,199
• Equity at exit: $15,563

Cash invested: $50,400 (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: $2,270 high
• Mortgage (P&I): −$944
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $692

Break-even live

Break-even rent $1,394

Max offer price $180,000

Occupancy floor 65%

Sensitivity live

Price	-10% $794	-5% $743	+0% $692	+5% $641	+10% $590
Rent	-10% $513	-5% $603	+0% $692	+5% $782	+10% $871
Rate	-1.0pp $783	-0.5pp $738	base $692	+0.5pp $646	+1.0pp $598

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1055 W Lincoln Hwy Coatesville, PA	3.0	1.0	1152	$2,600	$2.26	44d	1	0.34mi
416 W Lincoln Hwy Coatesville, PA	3.0	1.0	1240	$2,100	$1.69	19d	1	0.62mi
322 Charles St Coatesville, PA	3.0	1.0	1064	$1,700	$1.60	25d	1	0.75mi
342 Valley Rd Coatesville, PA	3.0	1.0	1131	$1,450	$1.28	44d	1	0.84mi
23 N 2nd Ave Coatesville, PA	3.0	1.0	1125	$1,685	$1.50	25d	1	1.21mi
100 Harlan Dr Coatesville, PA	2.0–4.0	1.0–2.0	1062	$1,507	$1.42	2d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $180,000 Active 120 DOM
2. 2026-06-17
   days on market $180,000 Active 119 DOM
3. 2026-06-16
   days on market $180,000 Active 118 DOM
4. 2026-06-15
   days on market $180,000 Active 117 DOM
5. 2026-06-13
   days on market $180,000 Active 115 DOM
6. 2026-06-13
   days on market $180,000 Active 114 DOM
7. 2026-06-09
   days on market $180,000 Active 111 DOM
8. 2026-06-08
   pricedays on market $180,000 Active 110 DOM
9. 2026-06-07
   days on market $190,000 Active 109 DOM
10. 2026-06-04
    days on market $190,000 Active 106 DOM
11. 2026-06-03
    days on market $190,000 Active 105 DOM
12. 2026-06-02
    days on market $190,000 Active 104 DOM
13. 2026-06-01
    days on market $190,000 Active 103 DOM
14. 2026-05-31
    days on market $190,000 Active 102 DOM
15. 2026-05-16
    price $190,000 773-char remark

    Show marketing remark (773 chars)

    Opportunity awaits with this 4-bedroom, 1-bath home set against beautiful country views. Featuring a spacious living room and an eat-in kitchen, the layout offers a solid foundation ready for your personal touch. Situated on four total parcels, this property provides exceptional outdoor space and flexibility. The generous yard is ideal for gardening, recreation, or simply enjoying the peaceful rural setting. One of the additional lots includes an old well and septic (condition unknown), offering added potential for future use. The home does need updating, making it a great opportunity for buyers looking to renovate, invest, or create their dream country retreat. With land, views, and possibilities like this, the value is in the potential. Home being sold AS IS!!!

16. 2026-04-13
    price $225,000 773-char remark

    Show marketing remark (773 chars)

    Opportunity awaits with this 4-bedroom, 1-bath home set against beautiful country views. Featuring a spacious living room and an eat-in kitchen, the layout offers a solid foundation ready for your personal touch. Situated on four total parcels, this property provides exceptional outdoor space and flexibility. The generous yard is ideal for gardening, recreation, or simply enjoying the peaceful rural setting. One of the additional lots includes an old well and septic (condition unknown), offering added potential for future use. The home does need updating, making it a great opportunity for buyers looking to renovate, invest, or create their dream country retreat. With land, views, and possibilities like this, the value is in the potential. Home being sold AS IS!!!

17. 2026-02-18
    listed $275,000 Active 773-char remark

    Show marketing remark (773 chars)

    Opportunity awaits with this 4-bedroom, 1-bath home set against beautiful country views. Featuring a spacious living room and an eat-in kitchen, the layout offers a solid foundation ready for your personal touch. Situated on four total parcels, this property provides exceptional outdoor space and flexibility. The generous yard is ideal for gardening, recreation, or simply enjoying the peaceful rural setting. One of the additional lots includes an old well and septic (condition unknown), offering added potential for future use. The home does need updating, making it a great opportunity for buyers looking to renovate, invest, or create their dream country retreat. With land, views, and possibilities like this, the value is in the potential. Home being sold AS IS!!!

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $1,914 · $160/mo
• Expected delta: +$930/yr (+$77/mo · 94.4%)

ⓘ 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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $27,238
• − Mortgage interest: −$10,083
• − Property taxes: −$985
• − Insurance: −$900
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − Depreciation: −$5,236
• Taxable income: $5,676
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $6,944/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 — Valley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Hayti, PA
• County: Chester County · 432,350 people
• 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

-30.9% since first listed

3 events — show timeline

• 2026-05-16 Price Changed $190,000 BRIGHT MLS
• 2026-04-13 Price Changed $225,000 BRIGHT MLS
• 2026-02-18 Listed $275,000 BRIGHT MLS

Property tax history

+0.8%/yr

Latest (2026): $985 · +2.8% YoY. Source: county tax records.