207 Union Ave · Coatesville, PA 19320

$225,000

5 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 41 Days on market

Built 1914 2,083 sqft lot $123/sqft · 17% below area Est $272k · 17% under

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Why this score? — see what drove the C+ 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.5/10.0
• 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

Listing remarks MLS

Duplex with both units rented on quiet Union avenue in Coatesville's west end. Floor plan has each unit with its own outside entrance and three stories of living space, plus basement. One apartment in front and one in back that has use of the back yard. Tenant's pay their own GAS heat making this easier to rent than other types of heat. Common water(paid by owner), separate gas (forced air heat) and electric paid by tenants. Tenants have access to their own basement area for storage. Owner has Coatesville City U & R inspection results for buyer's informational use.

Key facts

• 2,083 sq ft lot
• Built 1914
• Listed 40 days

Property features AI

Finance

• Financial info: Fee simple ownership; Property has two units, both currently month-to-month and leased; Total actual rent reported annually

Exterior

• Utilities: 200+ amp electric service with circuit breakers; Electric hot water
• Home design: Semi-detached property; 2 stories
• Construction: Brick construction; Stone foundation; Fiberglass pitched roof
• Exterior features: Public water and public sewer; No tidal water

Interior

• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Flooring: Hardwood; Laminate plank
• Heating & cooling: Forced-air heating; Natural gas heating fuel
• Interior features: Hardwood and laminate plank flooring; Unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 6.2% 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); 250 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).
• This rent runs 31% of the median local income ($91k/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 $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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $45k; list at $225k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — 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. 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: 1.05% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (median comp): $271,987
• List price: $225,000
• Delta: -17.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Adams Dr	0.57mi	4/2.5 (-1)	1,910 (+5%)	13mo	$360,000	$188	48
100 Marquis Dr	0.68mi	4/2.5 (-1)	1,959 (+7%)	3mo	$391,000	$200	47
420 Walnut St	0.68mi	4/2.0 (-1)	1,859 (+2%)	23mo	$289,000	$155	41

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,839
• Equity at exit: $33,548

10-year hold

• IRR: 10.2%
• Equity multiple: 1.85×
• Total profit: $53,707
• Equity at exit: $19,454

Cash invested: $63,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,356 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $460

Break-even live

Break-even rent $1,774

Max offer price $225,000

Occupancy floor 75%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
398 Valley Rd Coatesville, PA	4.0	1.0	2000	$2,100	$1.05	5d	1	0.20mi
420 Valley Rd Coatesville, PA	4.0	1.0	2000	$2,100	$1.05	5d	1	0.23mi
100 Harlan Dr Coatesville, PA	2.0–4.0	1.0–2.0	1062	$1,507	$1.42	1d	1	0.80mi
603 E Chestnut St Coatesville, PA	4.0	1.0	1629	$2,000	$1.23	22d	1	0.98mi
633 Coates St Coatesville, PA	4.0	3.0	1331	$1,250	$0.94	24d	1	1.09mi

Listing history 25 events

1. 2026-06-18
   days on market $225,000 Active 41 DOM
2. 2026-06-17
   days on market $225,000 Active 40 DOM
3. 2026-06-16
   days on market $225,000 Active 39 DOM
4. 2026-06-15
   days on market $225,000 Active 38 DOM
5. 2026-06-13
   days on market $225,000 Active 36 DOM
6. 2026-06-13
   days on market $225,000 Active 35 DOM
7. 2026-06-09
   days on market $225,000 Active 32 DOM
8. 2026-06-08
   days on market $225,000 Active 31 DOM
9. 2026-06-07
   days on market $225,000 Active 30 DOM
10. 2026-06-04
    days on market $225,000 Active 27 DOM
11. 2026-06-03
    days on market $225,000 Active 26 DOM
12. 2026-06-02
    days on market $225,000 Active 25 DOM
13. 2026-06-01
    days on market $225,000 Active 24 DOM
14. 2026-05-31
    days on market $225,000 Active 23 DOM
15. 2026-05-08
    listed $225,000 Active 531-char remark
16. 2015-06-26
    soldstatus $45,000
17. 2015-06-23
    soldstatus $45,000 575-char remark

    Show marketing remark (578 chars)

    Duplex with both units rented on quiet Union avenue in Coatesville's west end. Floor plan has each unit with its own outside entrance and three stories of living space, plus basement. One apartment in front and one in back that has use of the back yard. Tenant's pay their own GAS heat making this easier to rent than other types of heat. Common water(paid by owner), separate gas (forced air heat) and electric paid by tenants. Tenants have access to their own basement area for storage. Owner has Coatesville City U&R inspection results for buyer's informational use.

18. 2015-06-23
    soldstatus $45,000 Sold

    Show marketing remark (578 chars)

    Duplex with both units rented on quiet Union avenue in Coatesville's west end. Floor plan has each unit with its own outside entrance and three stories of living space, plus basement. One apartment in front and one in back that has use of the back yard. Tenant's pay their own GAS heat making this easier to rent than other types of heat. Common water(paid by owner), separate gas (forced air heat) and electric paid by tenants. Tenants have access to their own basement area for storage. Owner has Coatesville City U&R inspection results for buyer's informational use.

19. 2015-06-12
    status Under Contract

    Show marketing remark (578 chars)

    Duplex with both units rented on quiet Union avenue in Coatesville's west end. Floor plan has each unit with its own outside entrance and three stories of living space, plus basement. One apartment in front and one in back that has use of the back yard. Tenant's pay their own GAS heat making this easier to rent than other types of heat. Common water(paid by owner), separate gas (forced air heat) and electric paid by tenants. Tenants have access to their own basement area for storage. Owner has Coatesville City U&R inspection results for buyer's informational use.

20. 2015-06-11
    historical 575-char remark

    Show marketing remark (575 chars)

    Duplex with both units rented on quiet Union avenue in Coatesville's west end. Floor plan has each unit with its own outside entrance and three stories of living space, plus basement. One apartment in front and one in back that has use of the back yard. Tenant's pay their own GAS heat making this easier to rent than other types of heat. Common water(paid by owner), separate gas (forced air heat) and electric paid by tenants. Tenants have access to their own basement area for storage. Owner has Coatesville City U & R inspection results for buyer's informational use.

21. 2015-06-01
    price $48,000

    Show marketing remark (578 chars)

    Duplex with both units rented on quiet Union avenue in Coatesville's west end. Floor plan has each unit with its own outside entrance and three stories of living space, plus basement. One apartment in front and one in back that has use of the back yard. Tenant's pay their own GAS heat making this easier to rent than other types of heat. Common water(paid by owner), separate gas (forced air heat) and electric paid by tenants. Tenants have access to their own basement area for storage. Owner has Coatesville City U&R inspection results for buyer's informational use.

22. 2015-05-07
    listed $50,000 Active

    Show marketing remark (578 chars)

    Duplex with both units rented on quiet Union avenue in Coatesville's west end. Floor plan has each unit with its own outside entrance and three stories of living space, plus basement. One apartment in front and one in back that has use of the back yard. Tenant's pay their own GAS heat making this easier to rent than other types of heat. Common water(paid by owner), separate gas (forced air heat) and electric paid by tenants. Tenants have access to their own basement area for storage. Owner has Coatesville City U&R inspection results for buyer's informational use.

23. 2015-05-06
    listed $48,000 575-char remark

    Show marketing remark (575 chars)

    Duplex with both units rented on quiet Union avenue in Coatesville's west end. Floor plan has each unit with its own outside entrance and three stories of living space, plus basement. One apartment in front and one in back that has use of the back yard. Tenant's pay their own GAS heat making this easier to rent than other types of heat. Common water(paid by owner), separate gas (forced air heat) and electric paid by tenants. Tenants have access to their own basement area for storage. Owner has Coatesville City U & R inspection results for buyer's informational use.

24. 2015-04-27
    historical
25. 2014-08-26
    listed $50,000

ⓘ 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: $1,532 · $128/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$1,011/yr (+$84/mo · 66.0%)

ⓘ 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 4/10 Moderate 21% 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: $28,271
• − Mortgage interest: −$12,603
• − Property taxes: −$1,532
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − Depreciation: −$6,545
• Taxable income: $1,942
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $5,052/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

+350.0% since first listed

11 events — show timeline

• 2026-05-08 Listed $225,000 BRIGHT MLS
• 2015-06-26 Sold (Public Records) $45,000 Public Records
• 2015-06-23 Sold (MLS) $45,000 TREND
• 2015-06-23 Sold (MLS) $45,000 BRIGHT MLS
• 2015-06-12 Pending — TREND
• 2015-06-11 Listing Removed — BRIGHT MLS
• 2015-06-01 Price Changed $48,000 TREND
• 2015-05-07 Listed $50,000 TREND
• 2015-05-06 Listed $48,000 BRIGHT MLS
• 2015-04-27 Listing Removed — BRIGHT MLS
• 2014-08-26 Listed $50,000 BRIGHT MLS

Property tax history

-2.6%/yr

Latest (2026): $1,532 · +2.4% YoY. Source: county tax records.