146 S 5th Ave · Coatesville, PA 19320

$199,000

3 bd · 1.0 ba · 1,544 sqft · SingleFamily public records · 13 Days on market

Built 1900 6,000 sqft lot $129/sqft · 27% below area Est $273k · 27% 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• 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

Listing remarks MLS

Classic 2-story single-family home offering over 1,500 sq ft of living space on a level 6,000 sq ft lot in Coatesville City. This 3-bedroom, 1-bath property blends original character with solid fundamentals, including public water/sewer, and a partially finished attic for added flexibility. Interior features include warm wood-paneled living areas, a spacious dining room, and generously sized bedrooms. The layout provides functional flow with defined living and entertaining spaces, while large windows bring in natural light throughout. The home presents an excellent opportunity for an owner-occupant looking to build equity or an investor seeking a value-add project. Cosmetic updates will go a long way in unlocking its full potential. Outdoor space offers a manageable yard with room for relaxation or improvement. Conveniently located near local amenities, schools, and commuter routes. Strong upside potential for buyers willing to update and personalize—this is a property with solid bones and a clear opportunity.

Key facts

• Large windows
• Manageable yard
• Spacious dining room

Tags

• PARTIALLY FINISHED ATTIC
• WARM WOOD PANELED LIVING AREAS
• SPACIOUS DINING ROOM
• LARGE WINDOWS
• MANAGEABLE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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 $196k (1.4% below list).
• Recommended offer: $196k (1.4% below list) — sets the bar for 1% rule.

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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $199k implies a 202% 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: 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 $196,195 (1.4% below list)

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 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?
4. 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?
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: 0.99% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

• ARV (median comp): $272,735
• List price: $199,000
• Delta: -27.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 S 5th Ave	0.00mi	3/1.0	1,544 (0%)	1mo	$195,000	$126	100
311 Community Ln	0.25mi	3/1.5	1,407 (-9%)	5mo	$288,000	$205	67
628 Merchant St	0.51mi	3/1.0	1,456 (-6%)	3mo	$155,000	$106	64
34 Penn Ave	0.35mi	4/1.5 (+1)	1,485 (-4%)	12mo	$335,000	$226	61
403 Colina Ln	0.14mi	3/1.5	1,346 (-13%)	13mo	$265,000	$197	59
1027 Oak St	0.64mi	3/1.5	1,515 (-2%)	12mo	$285,000	$188	55
153 Modena Rd	0.36mi	2/1.5 (-1)	1,610 (+4%)	18mo	$185,000	$115	55
211 Slack Dr	0.60mi	3/1.5	1,560 (+1%)	21mo	$285,000	$183	51
157 S 10th Ave	0.60mi	3/1.5	1,638 (+6%)	14mo	$245,000	$150	48
633 Coates St	0.61mi	4/3.0 (+1)	1,331 (-14%)	1mo	$298,000	$224	35
204 Union Ave	0.74mi	3/1.0	1,338 (-13%)	19mo	$150,000	$112	28

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-16,652
• Equity at exit: $29,672

10-year hold

• IRR: 3.8%
• Equity multiple: 1.30×
• Total profit: $16,509
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$236 /mo · $2,837/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $187

Break-even live

Break-even rent $1,725

Max offer price $199,000

Occupancy floor 85%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	0.44mi
23 N 2nd Ave Coatesville, PA	3.0	1.0	1125	$1,685	$1.50	24d	1	0.48mi
100 Harlan Dr Coatesville, PA	2.0–4.0	1.0–2.0	1062	$1,294	$1.22	1d	1	0.52mi
633 Coates St Coatesville, PA	4.0	3.0	1331	$1,250	$0.94	24d	1	0.60mi
1064 Wayne Ave Coatesville, PA	2.0–3.0	1.0–1.5	1180	$1,900	$1.61	1d	5	0.70mi
1136 Stirling St Coatesville, PA	3.0	1.5	1572	$2,195	$1.40	24d	1	0.76mi
845 Poplar St Coatesville, PA	3.0	1.5	1152	$2,250	$1.95	18d	1	0.78mi
342 Valley Rd Coatesville, PA	3.0	1.0	1131	$1,450	$1.28	43d	1	0.85mi
322 Charles St Coatesville, PA	3.0	1.0	1064	$1,700	$1.60	24d	1	0.88mi
398 Valley Rd Coatesville, PA	4.0	1.0	2000	$2,100	$1.05	5d	1	0.93mi
420 Valley Rd Coatesville, PA	4.0	1.0	2000	$2,100	$1.05	5d	1	0.96mi
416 W Lincoln Hwy Coatesville, PA	3.0	1.0	1240	$2,100	$1.69	18d	1	1.00mi
100 Cobblestone Dr Coatesville, PA	1.0–2.0	1.0–2.0	974	$2,039	$2.09	19d	19	1.06mi
100 Cobblestone Dr Unit 2209 Coatesville, PA	2.0	2.0	1078	$2,000	$1.86	15d	1	1.06mi
100 Cobblestone Dr Unit 1109 Coatesville, PA	2.0	2.0	1178	$1,766	$1.50	15d	1	1.06mi
100 Cobblestone Dr Unit 2216 Coatesville, PA	2.0	2.0	1178	$1,810	$1.54	15d	1	1.06mi
100 Cobblestone Dr Unit 2114 Coatesville, PA	2.0	2.0	1088	$1,719	$1.58	15d	1	1.06mi
100 Cobblestone Dr Unit 2224 Coatesville, PA	2.0	2.0	1178	$1,840	$1.56	5d	1	1.06mi
100 Cobblestone Dr Unit 1816 Coatesville, PA	2.0	2.0	1178	$1,965	$1.67	15d	1	1.06mi
100 Cobblestone Dr Unit 1910 Coatesville, PA	2.0	2.0	1088	$1,890	$1.74	15d	1	1.06mi
100 Cobblestone Dr Unit 2024 Coatesville, PA	2.0	2.0	1178	$1,925	$1.63	15d	1	1.06mi
100 Cobblestone Dr Unit 1407 Coatesville, PA	2.0	2.0	1178	$1,784	$1.51	15d	1	1.06mi
161 Stoyer Rd Coatesville, PA	2.0	2.5	1973	$2,350	$1.19	43d	1	1.06mi
40 Beech St Coatesville, PA	4.0	1.0	1150	$1,850	$1.61	24d	1	1.11mi
18 N Brandywine Ave Coatesville, PA	2.0	1.0	1064	$1,900	$1.79	43d	1	1.41mi

Listing history 8 events

1. 2026-05-04
   status Pending 1031-char remark

   Show marketing remark (1031 chars)

   Classic 2-story single-family home offering over 1,500 sq ft of living space on a level 6,000 sq ft lot in Coatesville City. This 3-bedroom, 1-bath property blends original character with solid fundamentals, including public water/sewer, and a partially finished attic for added flexibility. Interior features include warm wood-paneled living areas, a spacious dining room, and generously sized bedrooms. The layout provides functional flow with defined living and entertaining spaces, while large windows bring in natural light throughout. The home presents an excellent opportunity for an owner-occupant looking to build equity or an investor seeking a value-add project. Cosmetic updates will go a long way in unlocking its full potential. Outdoor space offers a manageable yard with room for relaxation or improvement. Conveniently located near local amenities, schools, and commuter routes. Strong upside potential for buyers willing to update and personalize—this is a property with solid bones and a clear opportunity.

2. 2026-05-02
   historical Active Under Contract 1031-char remark

   Show marketing remark (1031 chars)

   Classic 2-story single-family home offering over 1,500 sq ft of living space on a level 6,000 sq ft lot in Coatesville City. This 3-bedroom, 1-bath property blends original character with solid fundamentals, including public water/sewer, and a partially finished attic for added flexibility. Interior features include warm wood-paneled living areas, a spacious dining room, and generously sized bedrooms. The layout provides functional flow with defined living and entertaining spaces, while large windows bring in natural light throughout. The home presents an excellent opportunity for an owner-occupant looking to build equity or an investor seeking a value-add project. Cosmetic updates will go a long way in unlocking its full potential. Outdoor space offers a manageable yard with room for relaxation or improvement. Conveniently located near local amenities, schools, and commuter routes. Strong upside potential for buyers willing to update and personalize—this is a property with solid bones and a clear opportunity.

3. 2026-04-29
   price $199,000 1031-char remark

   Show marketing remark (1031 chars)

   Classic 2-story single-family home offering over 1,500 sq ft of living space on a level 6,000 sq ft lot in Coatesville City. This 3-bedroom, 1-bath property blends original character with solid fundamentals, including public water/sewer, and a partially finished attic for added flexibility. Interior features include warm wood-paneled living areas, a spacious dining room, and generously sized bedrooms. The layout provides functional flow with defined living and entertaining spaces, while large windows bring in natural light throughout. The home presents an excellent opportunity for an owner-occupant looking to build equity or an investor seeking a value-add project. Cosmetic updates will go a long way in unlocking its full potential. Outdoor space offers a manageable yard with room for relaxation or improvement. Conveniently located near local amenities, schools, and commuter routes. Strong upside potential for buyers willing to update and personalize—this is a property with solid bones and a clear opportunity.

4. 2026-04-29
   status Active 1031-char remark

   Show marketing remark (1031 chars)

   Classic 2-story single-family home offering over 1,500 sq ft of living space on a level 6,000 sq ft lot in Coatesville City. This 3-bedroom, 1-bath property blends original character with solid fundamentals, including public water/sewer, and a partially finished attic for added flexibility. Interior features include warm wood-paneled living areas, a spacious dining room, and generously sized bedrooms. The layout provides functional flow with defined living and entertaining spaces, while large windows bring in natural light throughout. The home presents an excellent opportunity for an owner-occupant looking to build equity or an investor seeking a value-add project. Cosmetic updates will go a long way in unlocking its full potential. Outdoor space offers a manageable yard with room for relaxation or improvement. Conveniently located near local amenities, schools, and commuter routes. Strong upside potential for buyers willing to update and personalize—this is a property with solid bones and a clear opportunity.

5. 2026-04-23
   status Pending 1031-char remark

   Show marketing remark (1031 chars)

   Classic 2-story single-family home offering over 1,500 sq ft of living space on a level 6,000 sq ft lot in Coatesville City. This 3-bedroom, 1-bath property blends original character with solid fundamentals, including public water/sewer, and a partially finished attic for added flexibility. Interior features include warm wood-paneled living areas, a spacious dining room, and generously sized bedrooms. The layout provides functional flow with defined living and entertaining spaces, while large windows bring in natural light throughout. The home presents an excellent opportunity for an owner-occupant looking to build equity or an investor seeking a value-add project. Cosmetic updates will go a long way in unlocking its full potential. Outdoor space offers a manageable yard with room for relaxation or improvement. Conveniently located near local amenities, schools, and commuter routes. Strong upside potential for buyers willing to update and personalize—this is a property with solid bones and a clear opportunity.

6. 2026-04-13
   listed $210,000 Active 1031-char remark

   Show marketing remark (1031 chars)

   Classic 2-story single-family home offering over 1,500 sq ft of living space on a level 6,000 sq ft lot in Coatesville City. This 3-bedroom, 1-bath property blends original character with solid fundamentals, including public water/sewer, and a partially finished attic for added flexibility. Interior features include warm wood-paneled living areas, a spacious dining room, and generously sized bedrooms. The layout provides functional flow with defined living and entertaining spaces, while large windows bring in natural light throughout. The home presents an excellent opportunity for an owner-occupant looking to build equity or an investor seeking a value-add project. Cosmetic updates will go a long way in unlocking its full potential. Outdoor space offers a manageable yard with room for relaxation or improvement. Conveniently located near local amenities, schools, and commuter routes. Strong upside potential for buyers willing to update and personalize—this is a property with solid bones and a clear opportunity.

7. 2006-01-04
   soldstatus $66,000
8. 1985-11-01
   soldstatus $30,000

ⓘ 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: $2,837 · $236/mo
• Projected year-2 tax: $2,990 · $249/mo
• Expected delta: +$154/yr (+$13/mo · 5.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $23,543
• − Mortgage interest: −$11,147
• − Property taxes: −$2,837
• − Insurance: −$995
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$5,789
• Taxable loss: −$991
• Est. tax savings @ 24.0%: +$238
• After-tax cash flow: $2,483/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

+563.3% since first listed

8 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-05-02 Contingent — BRIGHT MLS
• 2026-04-29 Price Changed $199,000 BRIGHT MLS
• 2026-04-29 Relisted — BRIGHT MLS
• 2026-04-23 Pending — BRIGHT MLS
• 2026-04-13 Listed $210,000 BRIGHT MLS
• 2006-01-04 Sold (Public Records) $66,000 Public Records
• 1985-11-01 Sold (Public Records) $30,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $2,837 · +2.4% YoY. Source: county tax records.