28 N 5th Ave · Coatesville, PA 19320

$240,000

3 bd · 1.5 ba · 1,834 sqft · Townhouse public records · 11 Days on market

Built 1900 3,584 sqft lot Est $380k · 37% under

---

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 +11.4/30.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity located on North side of Coatesville City. House has plenty of potential. Fenced in back yard. 4th bedroom is half of the loft. Rear porch and deck. Walk out basement through bilco doors. Schedule your showing today!

Key facts

• Built 1900
• Listed 10 days

Property features AI

Finance

• Other: Pets allowed with no pet restrictions

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas for heating and hot water
• Home design: Semi-detached structure; Main entrance faces east; No tidal water (not in federal flood zone); Ownership: Fee simple; Major renovation in 2020 (effective year)
• Construction: Stucco exterior; Brick/mortar foundation; Below-grade area (full basement, unfinished)
• Exterior features: Sidewalks; Street lights; Level lot with rear yard; Chain link fence

Interior

• Kitchen: Dishwasher; Microwave; Gas range/oven
• Bedrooms: Three bedrooms on the first upper level; Two bedrooms on the second upper level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; Window air conditioning units (natural gas cooling fuel listed)
• Interior features: Eat-in kitchen; Wood floors throughout
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (18.0% below list).
• Recommended offer: $197k (18.0% 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; 9 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 $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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $32k; list at $240k implies a 638% 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: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,747 (18.0% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $379,638
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 S 6th Ave	0.23mi	4/1.0 (+1)	1,764 (-4%)	2mo	$120,000	$68	75
622 Coates St	0.29mi	3/1.5	1,682 (-8%)	7mo	$157,000	$93	67
622 Walnut St	0.37mi	4/1.0 (+1)	1,728 (-6%)	4mo	$124,000	$72	63
68 S 5th Ave	0.18mi	4/1.0 (+1)	1,636 (-11%)	6mo	$200,000	$122	61
1107 Hulnick Rd Unit 438-74	0.57mi	3/—	1,983 (+8%)	2mo	$410,000	$207	58
1707 Hulnick Rd Unit 438-30	0.53mi	2/2.0 (-1)	1,962 (+7%)	4mo	$375,000	$191	54
139 S 4th Ave	0.36mi	4/2.0 (+1)	1,616 (-12%)	6mo	$198,500	$123	51
136 Haslan Ln	0.60mi	2/2.5 (-1)	1,689 (-8%)	1mo	$405,000	$240	49
148 Stoyer Rd	0.74mi	3/3.0	1,975 (+8%)	1mo	$415,000	$210	46
129 Haslan Ln	0.65mi	2/2.5 (-1)	1,689 (-8%)	3mo	$405,000	$240	45
153 Stoyer Rd	0.72mi	2/2.5 (-1)	1,637 (-11%)	0mo	$375,000	$229	39
141 Stoyer Rd	0.71mi	2/2.5 (-1)	1,636 (-11%)	2mo	$365,000	$223	38

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-40,642
• Equity at exit: $35,785

10-year hold

• IRR: -5.7%
• Equity multiple: 0.60×
• Total profit: $-26,697
• Equity at exit: $20,751

Cash invested: $67,200 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$281 /mo · $3,373/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-85

Break-even live

Break-even rent $2,076

Max offer price $224,917

Occupancy floor 99%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Harlan Dr Coatesville, PA	2.0–4.0	1.0–2.0	1062	$1,294	$1.22	1d	1	0.16mi
603 E Chestnut St Coatesville, PA	4.0	1.0	1629	$2,000	$1.23	21d	1	0.23mi
633 Coates St Coatesville, PA	4.0	3.0	1331	$1,250	$0.94	24d	1	0.34mi
161 Stoyer Rd Coatesville, PA	2.0	2.5	1973	$2,350	$1.19	43d	1	0.74mi
1136 Stirling St Coatesville, PA	3.0	1.5	1572	$2,195	$1.40	24d	1	0.80mi
1064 Wayne Ave Coatesville, PA	2.0–3.0	1.0–1.5	1180	$1,900	$1.61	1d	5	0.88mi
416 W Lincoln Hwy Coatesville, PA	3.0	1.0	1240	$2,100	$1.69	18d	1	0.95mi
398 Valley Rd Coatesville, PA	4.0	1.0	2000	$2,100	$1.05	5d	1	0.96mi
420 Valley Rd Coatesville, PA	4.0	1.0	2000	$2,100	$1.05	5d	1	0.99mi

Listing history 28 events

1. 2026-06-18
   days on market $240,000 Active 11 DOM
2. 2026-06-17
   days on market $240,000 Active 10 DOM
3. 2026-06-16
   days on market $240,000 Active 9 DOM
4. 2026-06-15
   days on market $240,000 Active 8 DOM
5. 2026-06-13
   days on market $240,000 Active 6 DOM
6. 2026-06-13
   days on market $240,000 Active 5 DOM
7. 2026-06-09
   days on market $240,000 Active 2 DOM
8. 2026-06-08
   statusdays on market $240,000 Active 1 DOM
9. 2026-06-07
   days on market $240,000 Coming Soon 20 DOM
10. 2026-06-04
    days on market $240,000 Coming Soon 17 DOM
11. 2026-06-03
    days on market $240,000 Coming Soon 16 DOM
12. 2026-06-02
    days on market $240,000 Coming Soon 15 DOM
13. 2026-06-01
    days on market $240,000 Coming Soon 14 DOM
14. 2026-05-31
    days on market $240,000 Coming Soon 13 DOM
15. 2026-05-18
    historical $240,000
16. 2023-03-28
    historical
17. 2022-11-12
    listed $180,000 Active
18. 2022-11-10
    historical
19. 2017-02-16
    soldstatus $32,500 237-char remark

    Show marketing remark (237 chars)

    Investor opportunity located on North side of Coatesville City. House has plenty of potential. Fenced in back yard. 4th bedroom is half of the loft. Rear porch and deck. Walk out basement through bilco doors. Schedule your showing today!

20. 2017-02-16
    soldstatus $32,500 Sold

    Show marketing remark (237 chars)

    Investor opportunity located on North side of Coatesville City. House has plenty of potential. Fenced in back yard. 4th bedroom is half of the loft. Rear porch and deck. Walk out basement through bilco doors. Schedule your showing today!

21. 2017-01-09
    status Under Contract
22. 2017-01-03
    historical
23. 2016-12-20
    status Active
24. 2016-12-12
    historical
25. 2016-12-01
    listed $32,500 Active
26. 2016-11-22
    listed $32,500 237-char remark

    Show marketing remark (237 chars)

    Investor opportunity located on North side of Coatesville City. House has plenty of potential. Fenced in back yard. 4th bedroom is half of the loft. Rear porch and deck. Walk out basement through bilco doors. Schedule your showing today!

27. 1994-05-05
    soldstatus $67,000
28. 1991-12-23
    soldstatus $65,000

ⓘ 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: $3,373 · $281/mo
• Projected year-2 tax: $3,583 · $299/mo
• Expected delta: +$209/yr (+$17/mo · 6.2%)

ⓘ 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 4/10 Moderate 22% 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: $23,610
• − Mortgage interest: −$13,444
• − Property taxes: −$3,373
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$6,982
• Taxable loss: −$5,167
• Est. tax savings @ 24.0%: +$1,240
• After-tax cash flow: $215/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

+269.2% since first listed

14 events — show timeline

• 2026-05-18 Coming Soon $240,000 BRIGHT MLS
• 2023-03-28 Listing Removed — BRIGHT MLS
• 2022-11-12 Listed $180,000 BRIGHT MLS
• 2022-11-10 Coming Soon — BRIGHT MLS
• 2017-02-16 Sold (MLS) $32,500 TREND
• 2017-02-16 Sold (MLS) $32,500 BRIGHT MLS
• 2017-01-09 Pending — TREND
• 2017-01-03 Delisted — TREND
• 2016-12-20 Relisted — TREND
• 2016-12-12 Delisted — TREND
• 2016-12-01 Listed $32,500 TREND
• 2016-11-22 Listed $32,500 BRIGHT MLS
• 1994-05-05 Sold (Public Records) $67,000 Public Records
• 1991-12-23 Sold (Public Records) $65,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,373 · +2.4% YoY. Source: county tax records.