126 E Lincoln Hwy · Coatesville, PA 19320

$799,000

36 bd · None ba · 10,220 sqft · MultiFamily public records · 27 Days on market

Built 1954 7,405 sqft lot $78/sqft · 14% above area

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• 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 (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

* Six unit newly renovated apartment building with 3,000 S/F of first floor retail/office space available for lease. * Two- 3 bedroom and 1 bath, Two- 2 bedroom and 1 bath and Two-1 bedroom and 1 bath. * All apartments are leased. * Major renovation in 2023, most of the HVAC, plumbing, flooring and fixtures throughout the building are new. * N. O. I - $50,572.00

Key facts

• New plumbing
• New hvac
• Major renovation

Tags

• NEWLY RENOVATED
• MAJOR RENOVATION
• NEW HVAC
• NEW PLUMBING
• NEW FLOORING
• NEW FIXTURES

Property features AI

Finance

• Financial info: Gross scheduled income approximately $77,520; Total actual rent approximately $81,600; Net operating income approximately $50,572; Insurance expense approximately $4,000; Trash expense approximately $2,400; Other expenses listed (approx. $6,000); Existing leases include month-to-month units (4)

Exterior

• Parking: Parking lot; On-street parking
• Utilities: Public water; Public sewer
• Home design: Multi-unit property (4 total units); Fee simple ownership
• Construction: Brick construction; Above-grade finished space; Estimated year built
• Exterior features: Located on heavily traveled Route 30; No tidal water

Interior

• Bedrooms: Two 1-bedroom units; Two 2-bedroom units
• Heating & cooling: Heating: Other/unspecified; Cooling: Other/unspecified; Hot water: Other/unspecified
• Interior features: Estimated living area; Accessible features (unspecified)

What this means for you Summary

Snapshot

• This is a 2×3bd/1ba + 2×2bd/1ba + 2×1bd/1ba units multifamily listed at $799k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $489/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $799k).
• Recommended offer: $787k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 5.1% 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); 255 active listings in the ZIP; solid renter incomes; 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).
• At $10,977/mo this rent would consume 145% of the median local household income ($91k/yr) (locally 1480% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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 $224k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($787k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $275k; list at $799k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $787,015 (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 1954 — 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: 1.37% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.75%
• DSCR: 1.70
• GRM: 6.1

CMA / ARV

• ARV (median comp): $514,418
• List price: $799,000
• Delta: 55.32%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.7%
• Equity multiple: 1.35×
• Total profit: $78,317
• Equity at exit: $119,133

10-year hold

• IRR: 19.5%
• Equity multiple: 2.78×
• Total profit: $397,392
• Equity at exit: $69,083

Cash invested: $223,720 (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: 255
• Price-to-rent: 34.2×

Monthly cashflow live

• Estimated rent: $10,977 high
• Mortgage (P&I): −$4,190
• Tax from tax record: −$1,212 /mo · $14,548/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,305
• Net cashflow: $2,937

Break-even live

Break-even rent $7,260

Max offer price $799,000

Occupancy floor 68%

Sensitivity live

Price	-10% $3,389	-5% $3,163	+0% $2,937	+5% $2,710	+10% $2,484
Rent	-10% $2,069	-5% $2,503	+0% $2,937	+5% $3,370	+10% $3,804
Rate	-1.0pp $3,339	-0.5pp $3,140	base $2,937	+0.5pp $2,729	+1.0pp $2,519

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,896
▸ 2× units	2	1	$3,640
▸ 2× units	1	1	$3,440
Total (6 units)			$10,977

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-04
   days on market $799,000 Active 27 DOM
2. 2026-06-03
   days on market $799,000 Active 26 DOM
3. 2026-06-02
   days on market $799,000 Active 25 DOM
4. 2026-06-01
   days on market $799,000 Active 24 DOM
5. 2026-05-31
   days on market $799,000 Active 23 DOM
6. 2026-05-08
   listed $799,000 Active 369-char remark
7. 2012-12-31
   historical
8. 2012-03-06
   listed $330,000
9. 2011-06-30
   historical
10. 2010-08-14
    listed $429,000
11. 2010-06-30
    historical
12. 2009-07-23
    listed $399,000
13. 2007-12-30
    historical
14. 2007-03-12
    listed $399,999
15. 2006-04-24
    soldstatus $275,000
16. 2006-04-13
    soldstatus $275,000
17. 2006-03-14
    historical
18. 2005-11-08
    listed $275,000
19. 1989-06-01
    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: $14,548 · $1,212/mo
• Projected year-2 tax: $14,548 · $1,212/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 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: $131,724
• − Mortgage interest: −$44,756
• − Property taxes: −$14,548
• − Insurance: −$3,995
• − Repairs & maintenance: −$10,538
• − Management: −$10,538
• − Depreciation: −$23,244
• Taxable income: $24,105
• Est. tax owed @ 24.0%: −$5,785
• After-tax cash flow: $29,453/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

+1129.2% since first listed

15 events — show timeline

• 2026-06-05 Listing Removed — BRIGHT MLS
• 2026-05-08 Listed $799,000 BRIGHT MLS
• 2012-12-31 Listing Removed — BRIGHT MLS
• 2012-03-06 Listed $330,000 BRIGHT MLS
• 2011-06-30 Listing Removed — BRIGHT MLS
• 2010-08-14 Listed $429,000 BRIGHT MLS
• 2010-06-30 Listing Removed — BRIGHT MLS
• 2009-07-23 Listed $399,000 BRIGHT MLS
• 2007-12-30 Listing Removed — BRIGHT MLS
• 2007-03-12 Listed $399,999 BRIGHT MLS
• 2006-04-24 Sold (Public Records) $275,000 Public Records
• 2006-04-13 Sold (MLS) $275,000 BRIGHT MLS
• 2006-03-14 Listing Removed — BRIGHT MLS
• 2005-11-08 Listed $275,000 BRIGHT MLS
• 1989-06-01 Sold (Public Records) $65,000 Public Records

Property tax history

+5.0%/yr

Latest (2026): $14,548 · +2.4% YoY. Source: county tax records.