115 Woodland Ave · Coatesville, PA 19320

$195,000

3 bd · 1.0 ba · 1,612 sqft · Townhouse public records · 26 Days on market

Built 1900 2,702 sqft lot Est $198k · at est.

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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).

• Cash flow +18.7/30.0
• ARV discount +8.2/15.0
• DSCR +5.9/10.0
• 1% rule +5.1/10.0
• 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

Key facts

• Built 1900
• Listed 25 days

Property features AI

Finance

• Other: Ownership is fee simple

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Semi-detached property; Estimated year built
• Construction: Brick construction; Block foundation; Above-grade and below-grade structures
• Exterior features: No tidal water; Ground rent paid annually

Interior

• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom (all upper levels); One full bathroom on the first upper level; One half bathroom on the main level
• Heating & cooling: Forced air heating; Oil-fired heating and hot water
• Interior features: Unfinished basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 6.2% in Coatesville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 253 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

• It's been on market 26 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $195k implies a 187% 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,075 (1.5% 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. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $198,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68 S 5th Ave	0.14mi	4/1.0 (+1)	1,636 (+2%)	6mo	$200,000	$122	80
139 S 4th Ave	0.18mi	4/2.0 (+1)	1,616 (+0%)	6mo	$198,500	$123	77
20 S 5th Ave	0.21mi	4/2.0 (+1)	1,600 (-1%)	9mo	$152,000	$95	73
622 Walnut St	0.15mi	4/1.0 (+1)	1,728 (+7%)	4mo	$124,000	$72	73
55 S 6th Ave	0.16mi	4/1.5 (+1)	1,531 (-5%)	8mo	$152,500	$100	70
33 S 6th Ave	0.20mi	4/1.0 (+1)	1,764 (+9%)	2mo	$120,000	$68	69
822 Stirling St	0.43mi	3/1.5	1,531 (-5%)	3mo	$233,000	$152	67
622 Coates St	0.47mi	3/1.5	1,682 (+4%)	7mo	$157,000	$93	63
71 Lukens Mill Dr #152	0.51mi	2/2.5 (-1)	1,663 (+3%)	3mo	$295,000	$177	58
215 Kennedy Dr	0.57mi	3/2.5	1,680 (+4%)	4mo	$340,000	$202	57
38 Lukens Mill Dr #128	0.53mi	3/2.5	1,688 (+5%)	8mo	$325,000	$193	54
313 S 1st Ave	0.40mi	3/2.0	1,372 (-15%)	1mo	$194,670	$142	51

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: -7.6%
• Equity multiple: 0.71×
• Total profit: $-15,585
• Equity at exit: $29,075

10-year hold

• IRR: 4.2%
• Equity multiple: 1.33×
• Total profit: $18,036
• Equity at exit: $16,860

Cash invested: $54,600 (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 19320

• Rents YoY: 4.8%
• Active inventory: 253
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$255 /mo · $3,061/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $193

Break-even live

Break-even rent $1,720

Max offer price $195,000

Occupancy floor 85%

Sensitivity live

Price	-10% $304	-5% $249	+0% $193	+5% $138	+10% $83
Rent	-10% $38	-5% $116	+0% $193	+5% $271	+10% $349
Rate	-1.0pp $292	-0.5pp $243	base $193	+0.5pp $143	+1.0pp $91

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: $48,750
• Closing costs: $5,850
• 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	25d	1	0.06mi
603 E Chestnut St Coatesville, PA	4.0	1.0	1629	$2,000	$1.23	22d	1	0.36mi
100 Harlan Dr Coatesville, PA	2.0–4.0	1.0–2.0	1062	$1,294	$1.22	2d	1	0.48mi
23 N 2nd Ave Coatesville, PA	3.0	1.0	1125	$1,685	$1.50	25d	1	0.49mi
633 Coates St Coatesville, PA	4.0	3.0	1331	$1,250	$0.94	25d	1	0.52mi
1064 Wayne Ave Coatesville, PA	2.0–3.0	1.0–1.5	1180	$1,900	$1.61	2d	5	0.65mi
1136 Stirling St Coatesville, PA	3.0	1.5	1572	$2,195	$1.40	25d	1	0.68mi
845 Poplar St Coatesville, PA	3.0	1.5	1152	$2,250	$1.95	19d	1	0.70mi
342 Valley Rd Coatesville, PA	3.0	1.0	1131	$1,450	$1.28	44d	1	0.92mi
322 Charles St Coatesville, PA	3.0	1.0	1064	$1,700	$1.60	25d	1	0.93mi
161 Stoyer Rd Coatesville, PA	2.0	2.5	1973	$2,350	$1.19	44d	1	0.99mi
398 Valley Rd Coatesville, PA	4.0	1.0	2000	$2,100	$1.05	6d	1	1.00mi
420 Valley Rd Coatesville, PA	4.0	1.0	2000	$2,100	$1.05	6d	1	1.03mi
416 W Lincoln Hwy Coatesville, PA	3.0	1.0	1240	$2,100	$1.69	19d	1	1.05mi
100 Cobblestone Dr Unit 1910 Coatesville, PA	2.0	2.0	1088	$1,890	$1.74	15d	1	1.08mi
100 Cobblestone Dr Unit 1109 Coatesville, PA	2.0	2.0	1178	$1,766	$1.50	15d	1	1.08mi
100 Cobblestone Dr Unit 2216 Coatesville, PA	2.0	2.0	1178	$1,810	$1.54	15d	1	1.08mi
100 Cobblestone Dr Unit 2114 Coatesville, PA	2.0	2.0	1088	$1,719	$1.58	15d	1	1.08mi
100 Cobblestone Dr Unit 2224 Coatesville, PA	2.0	2.0	1178	$1,840	$1.56	6d	1	1.08mi
100 Cobblestone Dr Unit 1816 Coatesville, PA	2.0	2.0	1178	$1,965	$1.67	15d	1	1.08mi
100 Cobblestone Dr Unit 2209 Coatesville, PA	2.0	2.0	1078	$2,000	$1.86	15d	1	1.08mi
100 Cobblestone Dr Unit 2024 Coatesville, PA	2.0	2.0	1178	$1,925	$1.63	15d	1	1.08mi
100 Cobblestone Dr Unit 1407 Coatesville, PA	2.0	2.0	1178	$1,784	$1.51	15d	1	1.08mi
100 Cobblestone Dr Coatesville, PA	1.0–2.0	1.0–2.0	974	$2,039	$2.09	20d	19	1.08mi
40 Beech St Coatesville, PA	4.0	1.0	1150	$1,850	$1.61	25d	1	1.19mi
18 N Brandywine Ave Coatesville, PA	2.0	1.0	1064	$1,900	$1.79	44d	1	1.45mi

Listing history 20 events

1. 2026-06-21
   days on market $195,000 Active 26 DOM
2. 2026-06-18
   days on market $195,000 Active 23 DOM
3. 2026-06-17
   days on market $195,000 Active 22 DOM
4. 2026-06-16
   days on market $195,000 Active 21 DOM
5. 2026-06-15
   days on market $195,000 Active 20 DOM
6. 2026-06-13
   days on market $195,000 Active 18 DOM
7. 2026-06-13
   days on market $195,000 Active 17 DOM
8. 2026-06-09
   days on market $195,000 Active 14 DOM
9. 2026-06-08
   days on market $195,000 Active 13 DOM
10. 2026-06-07
    days on market $195,000 Active 12 DOM
11. 2026-06-04
    days on market $195,000 Active 9 DOM
12. 2026-06-03
    days on market $195,000 Active 8 DOM
13. 2026-06-02
    days on market $195,000 Active 7 DOM
14. 2026-06-01
    days on market $195,000 Active 6 DOM
15. 2026-05-31
    days on market $195,000 Active 5 DOM
16. 2026-05-27
    listed $195,000 Active
17. 2026-05-26
    historical $195,000
18. 2022-04-04
    price $1,499
19. 1991-01-04
    soldstatus $68,000
20. 1984-07-01
    soldstatus $37,000

ⓘ 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: $3,061 · $255/mo
• Projected year-2 tax: $3,071 · $256/mo
• Expected delta: +$10/yr (+$1/mo · 0.3%)

ⓘ 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 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: $23,579
• − Mortgage interest: −$10,923
• − Property taxes: −$3,061
• − Insurance: −$975
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$5,673
• Taxable loss: −$826
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $2,518/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

+427.0% since first listed

5 events — show timeline

• 2026-05-27 Listed $195,000 BRIGHT MLS
• 2026-05-26 Coming Soon $195,000 BRIGHT MLS
• 2022-04-04 Price Changed $1,499 RENT.
• 1991-01-04 Sold (Public Records) $68,000 Public Records
• 1984-07-01 Sold (Public Records) $37,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,061 · +2.4% YoY. Source: county tax records.