209 New St · Exton, PA 19341

$405,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 3 Days on market

Built 1956 10,260 sqft lot $384/sqft · 16% above area Est $413k · 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 +12.6/30.0
• ARV discount +8.4/15.0
• Schools +5.9/10.0
• Livability +4.5/5.0
• DSCR +3.8/10.0
• Rent growth +3.6/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and well-maintained home in the heart of Exton! Offering 3 bedrooms and 1 full bathroom, this property combines comfort, thoughtful updates, and inviting living spaces both inside and out. The home features a cozy gas fireplace that was installed just 3 years ago, creating the perfect space to relax and unwind. Major updates include a roof that is only 2 years old and windows replaced approximately 5 years ago, providing added peace of mind for the next owner. One of the standout features of this home is the spacious four-season room complete with heat and air conditioning, allowing you to enjoy the space comfortably year-round. The unfinished basement offers excell

Key facts

• 0.24 acre lot
• Garage
• Pool

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Front-entry attached garage (1-car); Driveway parking for 2 cars; On-street parking; Total of 3 garage/parking spaces
• Utilities: Public water; Public sewer; Electric service (cooling and hot water); Oil-fired heating
• Home design: Detached property; Architectural shingle roof; Frame construction with aluminum siding; Block foundation; Year built (assessor source)
• Construction: Frame and aluminum siding construction; Block foundation; Architectural shingle roof
• Exterior features: Awning(s); Patio(s); Gazebo; Personal (private) pool

Interior

• Kitchen: Commercial range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Laminate plank
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (oil); Central air conditioning; Electric hot water
• Interior features: Attic; Dining area; Traditional floor plan; Screened porch; Full unfinished basement; One fireplace
• Laundry & utility: Washer and dryer (laundry located in basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $-48 ($-579/yr) — negative.
• To cash-flow at today's rent, offer at most $396k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (20.3% below list).
• Recommended offer: $323k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.1% in Exton — 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 89/100 on livability (#22 in PA, #136 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F, cost of living F.
• West Chester Area SD (suburban): math 56% / reading 74% proficiency, ranked #34 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Exton El Sch (math 56% / reading 73%, grade B, #249 of 1,518 statewide, top 19%, 442 students, 16% FRL); J R Fugett Ms (math 40% / reading 75%, grade B, #61 of 512 statewide, top 13%, 908 students, 23% FRL); West Chester East Hs (math 86%, 1,251 students, 20% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 47 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).
• This rent runs 32% of the median local income ($122k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $322,986 (20.3% 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 1956 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.80% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (median comp): $413,385
• List price: $405,000
• Delta: -2.03%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 New St	0.09mi	3/2.0	1,200 (+14%)	11mo	$363,210	$303	60
218 N Laurel Ln	0.65mi	3/1.5	1,207 (+14%)	22mo	$419,500	$348	26

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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-63,791
• Equity at exit: $60,387

10-year hold

• IRR: -4.9%
• Equity multiple: 0.66×
• Total profit: $-38,723
• Equity at exit: $35,017

Cash invested: $113,400 (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 19341

• Rents YoY: 4.5%
• Active inventory: 47
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,230 high
• Mortgage (P&I): −$2,124
• Tax from tax record: −$307 /mo · $3,686/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $-48

Break-even live

Break-even rent $3,291

Max offer price $396,483

Occupancy floor 96%

Sensitivity live

Price	-10% $181	-5% $66	+0% $-48	+5% $-163	+10% $-277
Rent	-10% $-303	-5% $-176	+0% $-48	+5% $79	+10% $207
Rate	-1.0pp $156	-0.5pp $55	base $-48	+0.5pp $-153	+1.0pp $-260

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Commerce Dr Exton, PA	1.0–3.0	1.0–2.0	1120	$3,798	$3.39	0d	16	0.48mi
181 N Pottstown Pike Exton, PA	2.0	1.0–2.0	886	$2,844	$3.21	0d	22	0.51mi
350 Waterloo Blvd Exton, PA	1.0–2.0	1.0–2.0	1113	$4,814	$4.33	0d	16	0.80mi
365 Waterloo Blvd Exton, PA	1.0–2.0	1.0–2.0	987	$2,612	$2.65	0d	15	0.87mi
779 Reading Ct #40 West Chester, PA	2.0	2.0	1112	$2,300	$2.07	45d	1	0.88mi
320 Henley Dr Franklin Center, PA	2.0–3.0	2.5	1883	$4,496	$2.39	0d	8	1.16mi
279 Lindenwood Dr Exton, PA	1.0–3.0	1.0–2.5	1169	$3,200	$2.74	5d	17	1.33mi

Listing history 3 events

1. 2026-05-17
   status Pending 1099-char remark
2. 2026-05-15
   listed $405,000 Active 1099-char remark
3. 2026-05-13
   historical $405,000 1099-char remark

ⓘ 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: $3,686 · $307/mo
• Projected year-2 tax: $5,043 · $420/mo
• Expected delta: +$1,356/yr (+$113/mo · 36.8%)

ⓘ 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 1/10 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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,758
• − Mortgage interest: −$22,686
• − Property taxes: −$3,686
• − Insurance: −$2,025
• − Repairs & maintenance: −$3,101
• − Management: −$3,101
• − Depreciation: −$11,782
• Taxable loss: −$7,622
• Est. tax savings @ 24.0%: +$1,829
• After-tax cash flow: $1,251/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: West Chester Area SD
• NCES district ID: 4225290
• Math proficiency: 56% ▼ -8.00%
• Reading proficiency: 74% ▼ -6.00%
• Median HH income: $87,125
• Composite: 58.7/100
• National rank: #980
• State rank: #34 of 539 in PA

Livability — Exton

• Score: 89/100
• State rank: #22
• US rank: #136

Category grades

Amenities A+ Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Exton, PA
• County: Chester County · 432,350 people
• City population: 21,709
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 21,709
• Household income: $121,680
• Rent vs Own: 51.0% rent · 49.0% own
• Severe rent burden: 658.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 13% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 6% German 2% Lithuanian 2%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 84% English-only · Other Indo-European 5% Other Asian/Pacific 3% Chinese 3%

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: ▼ -237.85%
• Current HPI: 291.7761
• Rent YoY: ▲ 4.51%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-17 Pending — BRIGHT MLS
• 2026-05-15 Listed $405,000 BRIGHT MLS
• 2026-05-13 Coming Soon $405,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2026): $3,686 · +2.2% YoY. Source: county tax records.