316 Newport Rd · Croydon, PA 19007

$169,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 14 Days on market

Built 1997 6,250 sqft lot Est $331k · 49% 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +7.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * Multiple Offers Have Been Received. Thank you. Please bring your HIGHEST and BEST offers. The seller will review all NEW, REVISED, or CURRENT offers on DECEMBER/04/2025 at 2pm * * * Excellent location with easy access to Bristol Pike, and I95. Shopping , Dining, and amenities are within minutes. The property sits on a large lot with 2 storage sheds in the rear. Enter thru the front covered porch or the side Deck. Convenient Single Level Living. Additional bedroom and full basement offers loads of potential. Huge upside.

Key facts

• 6,250 sq ft lot
• Built 1997
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 8.7% vs local median 3.9% in Croydon — 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 71/100 on livability (#695 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, health & safety F.
• Bristol Township SD (suburban): math 16% / reading 30% proficiency, ranked #471 of 539 in PA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Benjamin Franklin Ms (math 5% / reading 30%, grade F, #455 of 512 statewide, top 89%, 729 students, 100% FRL); Truman Shs (math 52% / reading 10%, grade F, #340 of 437 statewide, top 78%, 1,670 students, 100% FRL) — zoned schools average 100% FRL vs 49% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 133 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).
• This rent runs 38% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• 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 $169,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.23% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $331,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Newport Rd	0.00mi	4/1.0 (+1)	1,200 (0%)	2mo	$206,000	$172	93
220 Western Ave	0.14mi	3/1.0	1,242 (+4%)	6mo	$345,000	$278	83
511 Park Ave	0.12mi	3/2.0	1,152 (-4%)	4mo	$385,000	$334	81
3804 Weston Ave	0.55mi	3/1.0	1,134 (-6%)	1mo	$335,000	$295	64
3517 Dixon Ave	0.32mi	3/2.0	1,294 (+8%)	5mo	$362,500	$280	64
3525 Dixon Ave	0.32mi	4/2.0 (+1)	1,294 (+8%)	8mo	$329,900	$255	57
2133 Maple Ave	0.75mi	3/1.5	1,135 (-5%)	6mo	$331,000	$292	49
2915 Lawnton Ave	0.51mi	3/2.0	1,341 (+12%)	4mo	$370,000	$276	49
606 Green St	0.68mi	3/1.0	1,329 (+11%)	8mo	$210,000	$158	43
2320 Dixon Ave	0.60mi	4/1.5 (+1)	1,352 (+13%)	6mo	$281,000	$208	39
3517 Rockview Dr	0.72mi	4/2.0 (+1)	1,294 (+8%)	8mo	$357,000	$276	38
2506 State Rd	0.74mi	3/1.0	1,026 (-14%)	4mo	$257,730	$251	38

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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-5,941
• Equity at exit: $25,198

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $22,772
• Equity at exit: $14,612

Cash invested: $47,320 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,085 high
• Mortgage (P&I): −$886
• Tax from tax record: −$355 /mo · $4,266/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $335

Break-even live

Break-even rent $1,661

Max offer price $169,000

Occupancy floor 79%

Sensitivity live

Price	-10% $430	-5% $383	+0% $335	+5% $287	+10% $239
Rent	-10% $170	-5% $252	+0% $335	+5% $417	+10% $499
Rate	-1.0pp $420	-0.5pp $378	base $335	+0.5pp $291	+1.0pp $246

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
523 Locust St Bristol, PA	3.0	1.0	1148	$1,925	$1.68	26d	1	0.68mi
115 Cedar St Unit 1 Bristol, PA	2.0	1.0	760	$1,850	$2.43	45d	1	1.12mi
234 Franklin St Unit 1st Floor Bristol, PA	3.0	1.0	1000	$2,000	$2.00	7d	1	1.27mi
1100 Newportville Rd Croydon, PA	2.0	1.0	705	$1,830	$2.60	0d	30	1.32mi
909 Bristol Pike Croydon, PA	2.0	1.0	730	$1,400	$1.92	45d	1	1.50mi

Listing history 4 events

1. 2025-12-11
   status Pending
2. 2025-12-09
   historical Active Under Contract
3. 2025-11-25
   listed $169,000 Active
4. 2004-10-01
   soldstatus $158,500

ⓘ 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: $4,266 · $355/mo
• Projected year-2 tax: $4,266 · $355/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 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: $25,017
• − Mortgage interest: −$9,467
• − Property taxes: −$4,266
• − Insurance: −$845
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$4,916
• Taxable income: $1,521
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $3,653/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 Township SD
• NCES district ID: 4204230
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 30% ▼ -21.00%
• Median HH income: $57,219
• Composite: 21.04/100
• National rank: #8451
• State rank: #471 of 539 in PA

Livability — Croydon

• Score: 71/100
• State rank: #695
• US rank: #6818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• City population: 9,638
• 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

+6.6% since first listed

4 events — show timeline

• 2025-12-11 Pending — BRIGHT MLS
• 2025-12-09 Contingent — BRIGHT MLS
• 2025-11-25 Listed $169,000 BRIGHT MLS
• 2004-10-01 Sold (Public Records) $158,500 Public Records

Property tax history

+1.2%/yr

Latest (2026): $4,266 · +3.2% YoY. Source: county tax records.