420 Lafayette St · Bristol, PA 19007

$325,000

5 bd · 1.5 ba · 2,598 sqft · SingleFamily public records · 40 Days on market

Built 1897 2,200 sqft lot $125/sqft · 23% below area Est $421k · 23% under

---

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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super large single with an amazing amount of space and potential. This 5 bedroom nicely located home is in the historical area of Bristol Borough. The cozy front porch is only the beginning of the journey. Large living room, full dining room and spacious kitchen and bath on the first floor. Second floor has two front bedrooms that are your typical size for the area but then enter into the master area which is where the addition off the back of the house is located. It has private dressing area and french doors leading to large window sunlit area that lights up the room. Third floor has 2 nice size bedrooms as well. Plenty of room to roam just bring your finishing touches.

Key facts

• 2,200 sq ft lot
• Built 1897
• Listed 39 days

Property features AI

Finance

• Financial info: Ownership is fee simple

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric for cooling; Oil for heating and hot water
• Home design: Detached structure; Frame construction
• Construction: Frame construction; Block foundation; Above-grade and below-grade structures; Unfinished below-grade area of about 420 (assessed/estimated)
• Exterior features: Lot dimensions approximately 20 x 110; No tidal water

Interior

• Bedrooms: Three bedrooms on the first upper level; Two bedrooms on the second upper level
• Bathrooms: Two full bathrooms total (one on main level, one on first upper level)
• Heating & cooling: Hot water heating; Oil-fired heating and hot water; Wall and window air-conditioning units (electric)
• Interior features: Unfinished basement; Living area measured per assessor

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.3% in Bristol — 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 73/100 on livability (#546 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute C-, amenities F, health & safety F.
• Bristol Borough SD (suburban): math 24% / reading 40% proficiency, ranked #435 of 539 in PA (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 133 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).
• At $3,451/mo this rent would consume 63% of the median local household income ($66k/yr) (locally 808% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Bucks County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask is 27% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $270k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $315,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1897 — 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. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (median comp): $421,394
• List price: $325,000
• Delta: -22.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Dorrance St	0.22mi	4/2.0 (-1)	2,350 (-10%)	8mo	$328,500	$140	60
302 Jefferson Ave	0.16mi	5/2.0	2,297 (-12%)	19mo	$420,000	$183	55
573 Bath St	0.58mi	5/3.5	2,499 (-4%)	14mo	$432,000	$173	47
307 Otter St	0.75mi	6/2.0 (+1)	2,591 (-0%)	23mo	$439,900	$170	39
521 Linden St	0.72mi	4/2.0 (-1)	2,268 (-13%)	12mo	$370,000	$163	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-14,897
• Equity at exit: $48,459

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $35,611
• Equity at exit: $28,100

Cash invested: $91,000 (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 19007

• Active inventory: 133
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,451 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$293 /mo · $3,516/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $593

Break-even live

Break-even rent $2,700

Max offer price $325,000

Occupancy floor 78%

Sensitivity live

Price	-10% $777	-5% $685	+0% $593	+5% $501	+10% $409
Rent	-10% $321	-5% $457	+0% $593	+5% $730	+10% $866
Rate	-1.0pp $757	-0.5pp $676	base $593	+0.5pp $509	+1.0pp $423

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Wood St Bristol, PA	4.0	3.5	2453	$3,995	$1.63	2d	1	0.38mi
256 Radcliffe St Bristol, PA	4.0	2.0	1900	$3,250	$1.71	2d	1	0.47mi
5517 Schumacher Dr Unit A Bristol, PA	4.0	2.0	3000	$2,750	$0.92	44d	1	0.91mi
229 Penn St Burlington, NJ	6.0	3.0	2096	$2,649	$1.26	17d	1	1.48mi

Listing history 27 events

1. 2026-06-21
   days on market $325,000 Coming Soon 40 DOM
2. 2026-06-18
   days on market $325,000 Coming Soon 37 DOM
3. 2026-06-17
   days on market $325,000 Coming Soon 36 DOM
4. 2026-06-16
   days on market $325,000 Coming Soon 35 DOM
5. 2026-06-15
   days on market $325,000 Coming Soon 34 DOM
6. 2026-06-13
   days on market $325,000 Coming Soon 32 DOM
7. 2026-06-09
   days on market $325,000 Coming Soon 28 DOM
8. 2026-06-08
   days on market $325,000 Coming Soon 27 DOM
9. 2026-06-07
   days on market $325,000 Coming Soon 26 DOM
10. 2026-06-04
    days on market $325,000 Coming Soon 23 DOM
11. 2026-06-03
    days on market $325,000 Coming Soon 22 DOM
12. 2026-06-02
    days on market $325,000 Coming Soon 21 DOM
13. 2026-06-01
    days on market $325,000 Coming Soon 20 DOM
14. 2026-05-31
    days on market $325,000 Coming Soon 19 DOM
15. 2026-05-12
    historical $325,000 61-char remark
16. 2022-01-03
    soldstatus $270,000
17. 2021-12-23
    soldstatus $270,000 Closed 680-char remark

    Show marketing remark (680 chars)

    Super large single with an amazing amount of space and potential. This 5 bedroom nicely located home is in the historical area of Bristol Borough. The cozy front porch is only the beginning of the journey. Large living room, full dining room and spacious kitchen and bath on the first floor. Second floor has two front bedrooms that are your typical size for the area but then enter into the master area which is where the addition off the back of the house is located. It has private dressing area and french doors leading to large window sunlit area that lights up the room. Third floor has 2 nice size bedrooms as well. Plenty of room to roam just bring your finishing touches.

18. 2021-12-21
    status Pending 680-char remark

    Show marketing remark (680 chars)

    Super large single with an amazing amount of space and potential. This 5 bedroom nicely located home is in the historical area of Bristol Borough. The cozy front porch is only the beginning of the journey. Large living room, full dining room and spacious kitchen and bath on the first floor. Second floor has two front bedrooms that are your typical size for the area but then enter into the master area which is where the addition off the back of the house is located. It has private dressing area and french doors leading to large window sunlit area that lights up the room. Third floor has 2 nice size bedrooms as well. Plenty of room to roam just bring your finishing touches.

19. 2021-11-29
    historical 680-char remark

    Show marketing remark (680 chars)

    Super large single with an amazing amount of space and potential. This 5 bedroom nicely located home is in the historical area of Bristol Borough. The cozy front porch is only the beginning of the journey. Large living room, full dining room and spacious kitchen and bath on the first floor. Second floor has two front bedrooms that are your typical size for the area but then enter into the master area which is where the addition off the back of the house is located. It has private dressing area and french doors leading to large window sunlit area that lights up the room. Third floor has 2 nice size bedrooms as well. Plenty of room to roam just bring your finishing touches.

20. 2021-11-25
    price $269,900 680-char remark

    Show marketing remark (680 chars)

    Super large single with an amazing amount of space and potential. This 5 bedroom nicely located home is in the historical area of Bristol Borough. The cozy front porch is only the beginning of the journey. Large living room, full dining room and spacious kitchen and bath on the first floor. Second floor has two front bedrooms that are your typical size for the area but then enter into the master area which is where the addition off the back of the house is located. It has private dressing area and french doors leading to large window sunlit area that lights up the room. Third floor has 2 nice size bedrooms as well. Plenty of room to roam just bring your finishing touches.

21. 2021-11-10
    listed $255,000 Active 680-char remark

    Show marketing remark (680 chars)

    Super large single with an amazing amount of space and potential. This 5 bedroom nicely located home is in the historical area of Bristol Borough. The cozy front porch is only the beginning of the journey. Large living room, full dining room and spacious kitchen and bath on the first floor. Second floor has two front bedrooms that are your typical size for the area but then enter into the master area which is where the addition off the back of the house is located. It has private dressing area and french doors leading to large window sunlit area that lights up the room. Third floor has 2 nice size bedrooms as well. Plenty of room to roam just bring your finishing touches.

22. 2003-09-03
    soldstatus $134,900
23. 2003-09-02
    soldstatus $134,900

    Show marketing remark (91 chars)

    This is an absolutely outstanding single with replaced everything on the inside. A must see

24. 2003-07-21
    listed $134,900

    Show marketing remark (91 chars)

    This is an absolutely outstanding single with replaced everything on the inside. A must see

25. 1999-06-21
    soldstatus $80,000
26. 1999-05-28
    soldstatus $80,000
27. 1999-04-13
    listed $80,000

ⓘ 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: $3,516 · $293/mo
• Projected year-2 tax: $4,326 · $360/mo
• Expected delta: +$809/yr (+$67/mo · 23.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,408
• − Mortgage interest: −$18,205
• − Property taxes: −$3,516
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,313
• − Management: −$3,313
• − Depreciation: −$9,455
• Taxable income: $1,982
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $6,643/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: Bristol Borough SD
• NCES district ID: 4204200
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 40% ▼ -13.00%
• Median HH income: $46,340
• Composite: 27.45/100
• National rank: #6963
• State rank: #435 of 539 in PA

Livability — Bristol

• Score: 73/100
• State rank: #546
• US rank: #5093

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bristol, PA
• County: Bucks County · 506,477 people
• City population: 21,800
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 21,800
• Household income: $65,511
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 808.0

Population outlook (Bucks County) Hauer SSP2

• Today (2025): 630,973 people
• By 2030: 627,093 · -0.6%
• By 2040: 609,680 · -3.4%
• By 2050: 584,225 · -7.4%
• By 2075: 539,840 · -14.4%
• By 2100: 483,970 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 14% Black 14% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 6% Swiss 1% Subsaharan African 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Bucks

• 2024 margin: Toss-up / Even · D 49.5% · R 49.5%
• 2008→2024 swing: -8.7pp toward R · 2008: 8.7pp · 2024: -0.1pp
• All cycles: 2024: R+0.1 2020: D+4.4 2016: D+0.6 2012: D+1.2 2008: D+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -190.79%
• Current HPI: 307.0709
• Rent YoY: —
• 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

+306.2% since first listed

13 events — show timeline

• 2026-05-12 Coming Soon $325,000 BRIGHT MLS
• 2022-01-03 Sold (Public Records) $270,000 Public Records
• 2021-12-23 Sold (MLS) $270,000 BRIGHT MLS
• 2021-12-21 Pending — BRIGHT MLS
• 2021-11-29 Listing Removed — BRIGHT MLS
• 2021-11-25 Price Changed $269,900 BRIGHT MLS
• 2021-11-10 Listed $255,000 BRIGHT MLS
• 2003-09-03 Sold (Public Records) $134,900 Public Records
• 2003-09-02 Sold (MLS) $134,900 BRIGHT MLS
• 2003-07-21 Listed $134,900 BRIGHT MLS
• 1999-06-21 Sold (Public Records) $80,000 Public Records
• 1999-05-28 Sold (MLS) $80,000 BRIGHT MLS
• 1999-04-13 Listed $80,000 BRIGHT MLS

Property tax history

+0.7%/yr

Latest (2026): $3,516 · +0.9% YoY. Source: county tax records.