623 Belmont St · Coatesville, PA 19320

$179,900

3 bd · 1.5 ba · 1,293 sqft · SingleFamily public records · 26 Days on market

Built 1900 2,366 sqft lot $139/sqft · 45% above area Est $124k · 45% over

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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 +19.2/30.0
• DSCR +6.1/10.0
• 1% rule +5.7/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Property or home first time owner occupant! This twin home features four bedrooms, 1 full bath, half bath on main floor. Living room and dining room are open to each other and have laminate flooring throughout the main floor. Beautiful kitchen with granite counter top, gas stove, microwave, dishwasher, refrigerator and stainless steel sink. Being sold strictly in "AS-IS" condition. Buyer is responsible for ordering and seeing the U & O through.

Key facts

• Off street parking
• Ceiling fans
• Granite countertops

Tags

• OFF STREET PARKING
• REPLACEMENT WINDOWS
• CEILING FANS
• RECESSED LIGHTS
• GRANITE COUNTERTOPS
• GAS RANGE

Property features AI

Exterior

• Parking: One total garage/parking space; One driveway space; On-street and off-site parking available
• Utilities: Public water; Public sewer
• Home design: Fee simple ownership; Effective year of major remodel: 2019
• Construction: Vinyl and aluminum siding; Stone foundation
• Exterior features: End of row/townhouse; Above grade and below grade structures

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom (upper levels); One half bathroom (main level)
• Heating & cooling: Forced air heating; Oil-fired heating; Natural gas hot water
• Interior features: Full basement; Replacement windows; Two or more access exits

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $130k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $177,201 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.07% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 7.8

CMA / ARV

• ARV (median comp): $124,090
• List price: $179,900
• Delta: 44.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 Coates St	0.31mi	4/3.0 (+1)	1,331 (+3%)	1mo	$298,000	$224	69
628 Merchant St	0.20mi	3/1.0	1,456 (+13%)	3mo	$155,000	$106	65
403 Colina Ln	0.47mi	3/1.5	1,346 (+4%)	13mo	$265,000	$197	60
613 E Chestnut St	0.15mi	3/1.0	1,122 (-13%)	16mo	$125,000	$111	55
311 Community Ln	0.58mi	3/1.5	1,407 (+9%)	5mo	$288,000	$205	54
411 Cedar St	0.42mi	4/1.0 (+1)	1,232 (-5%)	20mo	$160,000	$130	50
1243 Oak St	0.69mi	3/2.0	1,450 (+12%)	10mo	$300,000	$207	37
108 S 13th Ave	0.69mi	3/1.5	1,149 (-11%)	14mo	$281,000	$245	37
95 S 12th Ave	0.59mi	2/1.0 (-1)	1,450 (+12%)	10mo	$311,000	$214	37
34 Penn Ave	0.65mi	4/1.5 (+1)	1,485 (+15%)	12mo	$335,000	$226	30
10 Lafayette Ave	0.75mi	3/1.0	1,120 (-13%)	14mo	$135,900	$121	29
18 Lafayette Ave	0.72mi	3/1.0	1,120 (-13%)	24mo	$205,000	$183	22

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: -8.8%
• Equity multiple: 0.67×
• Total profit: $-16,615
• Equity at exit: $26,824

10-year hold

• IRR: 3.2%
• Equity multiple: 1.25×
• Total profit: $12,668
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$943
• Tax from tax record: −$310 /mo · $3,714/yr
• Insurance: −$75
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $139

Break-even live

Break-even rent $1,751

Max offer price $179,900

Occupancy floor 88%

Sensitivity live

Price	-10% $240	-5% $190	+0% $139	+5% $88	+10% $37
Rent	-10% $-14	-5% $63	+0% $139	+5% $215	+10% $291
Rate	-1.0pp $229	-0.5pp $184	base $139	+0.5pp $92	+1.0pp $45

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 E Chestnut St Coatesville, PA	4.0	1.0	1629	$2,000	$1.23	23d	1	0.16mi
92 Virginia Ave Coatesville, PA	3.0	1.5	1184	$1,850	$1.56	26d	1	0.17mi
749 Oak St Coatesville, PA	3.0	1.0	924	$1,800	$1.95	4d	1	0.29mi
633 Coates St Coatesville, PA	4.0	3.0	1331	$1,250	$0.94	26d	1	0.31mi
100 Harlan Dr Coatesville, PA	2.0–4.0	1.0–2.0	1062	$1,294	$1.22	0d	1	0.39mi
868 Coates St Coatesville, PA	3.0	2.0	1016	$1,750	$1.72	23d	1	0.41mi
845 Poplar St Coatesville, PA	3.0	1.5	1152	$2,250	$1.95	20d	1	0.46mi
1136 Stirling St Coatesville, PA	3.0	1.5	1572	$2,195	$1.40	26d	1	0.54mi
23 N 2nd Ave Coatesville, PA	3.0	1.0	1125	$1,685	$1.50	26d	1	0.55mi
1064 Wayne Ave Coatesville, PA	2.0–3.0	1.0–1.5	1180	$1,900	$1.61	0d	5	0.61mi
322 Charles St Coatesville, PA	3.0	1.0	1064	$1,700	$1.60	26d	1	1.08mi
342 Valley Rd Coatesville, PA	3.0	1.0	1131	$1,450	$1.28	45d	1	1.09mi
100 Cobblestone Dr Unit 2216 Coatesville, PA	2.0	2.0	1178	$1,810	$1.54	16d	1	1.13mi
100 Cobblestone Dr Unit 1910 Coatesville, PA	2.0	2.0	1088	$1,890	$1.74	16d	1	1.13mi
100 Cobblestone Dr Unit 1109 Coatesville, PA	2.0	2.0	1178	$1,766	$1.50	16d	1	1.13mi
100 Cobblestone Dr Unit 2209 Coatesville, PA	2.0	2.0	1078	$2,000	$1.86	16d	1	1.13mi
100 Cobblestone Dr Unit 2024 Coatesville, PA	2.0	2.0	1178	$1,925	$1.63	16d	1	1.13mi
100 Cobblestone Dr Unit 1407 Coatesville, PA	2.0	2.0	1178	$1,784	$1.51	16d	1	1.13mi
100 Cobblestone Dr Unit 2114 Coatesville, PA	2.0	2.0	1088	$1,719	$1.58	16d	1	1.13mi
100 Cobblestone Dr Unit 2224 Coatesville, PA	2.0	2.0	1178	$1,840	$1.56	7d	1	1.13mi
100 Cobblestone Dr Unit 1816 Coatesville, PA	2.0	2.0	1178	$1,965	$1.67	16d	1	1.13mi
100 Cobblestone Dr Coatesville, PA	1.0–2.0	1.0–2.0	974	$2,039	$2.09	21d	19	1.13mi
416 W Lincoln Hwy Coatesville, PA	3.0	1.0	1240	$2,100	$1.69	20d	1	1.18mi
2 Quarry St Coatesville, PA	3.0	1.0	1144	$1,700	$1.49	20d	1	1.33mi
1896 Crest Dr Coatesville, PA	1.0–2.0	1.0–2.0	923	$1,900	$2.06	0d	1	1.41mi
40 Beech St Coatesville, PA	4.0	1.0	1150	$1,850	$1.61	26d	1	1.42mi

Listing history 10 events

1. 2026-04-24
   listed $179,900 Active 511-char remark
2. 2022-09-07
   soldstatus $130,000
3. 2022-08-30
   soldstatus $130,000 Closed 481-char remark

   Show marketing remark (481 chars)

   Great Investment Property or home first time owner occupant! This twin home features four bedrooms, 1 full bath, half bath on main floor. Living room and dining room are open to each other and have laminate flooring throughout the main floor. Beautiful kitchen with granite counter top, gas stove, microwave, dishwasher, refrigerator and stainless steel sink. Being sold strictly in "AS-IS" condition. Buyer is responsible for ordering and seeing the U & O through.

4. 2022-08-06
   status Pending 481-char remark

   Show marketing remark (481 chars)

   Great Investment Property or home first time owner occupant! This twin home features four bedrooms, 1 full bath, half bath on main floor. Living room and dining room are open to each other and have laminate flooring throughout the main floor. Beautiful kitchen with granite counter top, gas stove, microwave, dishwasher, refrigerator and stainless steel sink. Being sold strictly in "AS-IS" condition. Buyer is responsible for ordering and seeing the U & O through.

5. 2022-08-01
   listed $127,500 Active 481-char remark

   Show marketing remark (481 chars)

   Great Investment Property or home first time owner occupant! This twin home features four bedrooms, 1 full bath, half bath on main floor. Living room and dining room are open to each other and have laminate flooring throughout the main floor. Beautiful kitchen with granite counter top, gas stove, microwave, dishwasher, refrigerator and stainless steel sink. Being sold strictly in "AS-IS" condition. Buyer is responsible for ordering and seeing the U & O through.

6. 2022-04-17
   historical
7. 2022-04-09
   status Active
8. 2022-04-07
   historical
9. 2022-03-26
   historical Active Under Contract
10. 2022-03-20
    listed $118,000 Active

ⓘ 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: $3,714 · $310/mo
• Projected year-2 tax: $3,714 · $310/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $23,120
• − Mortgage interest: −$10,077
• − Property taxes: −$3,714
• − Insurance: −$1,566
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$5,233
• Taxable loss: −$1,170
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $1,944/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 — 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

+52.5% since first listed

11 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-04-24 Listed $179,900 BRIGHT MLS
• 2022-09-07 Sold (Public Records) $130,000 Public Records
• 2022-08-30 Sold (MLS) $130,000 BRIGHT MLS
• 2022-08-06 Pending — BRIGHT MLS
• 2022-08-01 Listed $127,500 BRIGHT MLS
• 2022-04-17 Listing Removed — BRIGHT MLS
• 2022-04-09 Relisted — BRIGHT MLS
• 2022-04-07 Listing Removed — BRIGHT MLS
• 2022-03-26 Contingent — BRIGHT MLS
• 2022-03-20 Listed $118,000 BRIGHT MLS

Property tax history

+6.0%/yr

Latest (2026): $3,714 · +2.4% YoY. Source: county tax records.