46 Trail Rd · Fairless Hills, PA 19056

$374,900

4 bd · 2.0 ba · 1,550 sqft · SingleFamily public records · 33 Days on market

Built 1958 7,938 sqft lot $242/sqft · 16% below area Est $445k · 16% 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 +16.0/30.0
• ARV discount +14.5/15.0
• DSCR +4.9/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large expanded cape cod (Levittown Jubilee style home) across from greenbelt in the desirable Twin Oaks section in Middletown Township, Neshaminy School System, 4 bedrooms and 2 full baths, first floor features garage was converted to a nice size family room, dining area and laundry area, enclosed nice sized rear porch with wood burning and electric heat, updated kitchen with wood cabinets with plenty of storage , nice size living room with dining area, 2 bedrooms and first floor full bath that will have a new shower stall, (currently not finished) second floor features two nice size bedrooms with a full bath, central air, oil heat with an updated oil furnace, updated windows and doors, the exterior features expanded driveway for plenty of parking, vinyl siding, fenced yard, great location near all major roads, shopping and restaurants. (This home is being sold in the "as is" condition)

Key facts

• 7,938 sq ft lot
• 4 parking spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $345k (7.9% below list).
• Recommended offer: $345k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.5% in Fairless Hills — 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 80/100 on livability (#205 in PA, #1,823 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F.
• Neshaminy SD (suburban): math 41% / reading 57% proficiency, ranked #150 of 539 in PA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 33 active listings in the ZIP; 3 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; 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).
• This rent runs 37% of the median local income ($112k/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 $11k 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 33 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $225k; list at $375k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $345,396 (7.9% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 9.0

CMA / ARV

• ARV (median comp): $444,528
• List price: $374,900
• Delta: -15.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Trail Rd	0.00mi	4/2.0	1,550 (0%)	0mo	$350,000	$226	100
17 Tulip Tree Rd	0.30mi	4/2.0	1,597 (+3%)	3mo	$250,000	$157	79
12 Tulip Tree Rd	0.27mi	4/2.0	1,569 (+1%)	9mo	$465,000	$296	78
43 Tweed Rd	0.16mi	3/2.5 (-1)	1,632 (+5%)	3mo	$475,000	$291	74
55 Terrace Rd	0.34mi	3/2.5 (-1)	1,564 (+1%)	9mo	$465,000	$297	68
109 Blough Rd	0.48mi	3/2.0 (-1)	1,692 (+9%)	2mo	$481,000	$284	55
127 Hedge Rd	0.47mi	5/2.0 (+1)	1,730 (+12%)	1mo	$383,000	$221	53
429 Stanford Rd	0.68mi	4/2.5	1,645 (+6%)	11mo	$490,000	$298	47
215 Blough Ct	0.61mi	3/1.0 (-1)	1,680 (+8%)	3mo	$390,000	$232	46
204 Suffolk Rd	0.53mi	3/1.0 (-1)	1,416 (-9%)	12mo	$415,000	$293	42
89 Harrow Rd	0.61mi	4/2.0	1,350 (-13%)	11mo	$471,000	$349	41
402 Stanford Rd	0.68mi	3/2.5 (-1)	1,762 (+14%)	8mo	$475,000	$270	32

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-49,092
• Equity at exit: $55,899

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-27,668
• Equity at exit: $32,415

Cash invested: $104,972 (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 19056

• Active inventory: 33
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,454 medium
• Mortgage (P&I): −$1,966
• Tax from tax record: −$424 /mo · $5,085/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $183

Break-even live

Break-even rent $3,223

Max offer price $374,900

Occupancy floor 90%

Sensitivity live

Price	-10% $395	-5% $289	+0% $183	+5% $77	+10% $-30
Rent	-10% $-90	-5% $46	+0% $183	+5% $319	+10% $456
Rate	-1.0pp $371	-0.5pp $278	base $183	+0.5pp $86	+1.0pp $-13

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Middletown Blvd Langhorne, PA	1.0–3.0	1.0–2.0	1077	$4,059	$3.77	0d	84	0.66mi
153 Mercer Ct Fairless Hills, PA	3.0	2.5	1848	$3,500	$1.89	0d	1	0.90mi
100 Harpers Xing Langhorne, PA	1.0–3.0	1.0–2.0	1071	$3,295	$3.08	0d	28	1.43mi

Listing history 8 events

1. 2026-05-04
   status Pending 911-char remark

   Show marketing remark (911 chars)

   Large expanded cape cod (Levittown Jubilee style home) across from greenbelt in the desirable Twin Oaks section in Middletown Township, Neshaminy School System, 4 bedrooms and 2 full baths, first floor features garage was converted to a nice size family room, dining area and laundry area, enclosed nice sized rear porch with wood burning and electric heat, updated kitchen with wood cabinets with plenty of storage , nice size living room with dining area, 2 bedrooms and first floor full bath that will have a new shower stall, (currently not finished) second floor features two nice size bedrooms with a full bath, central air, oil heat with an updated oil furnace, updated windows and doors, the exterior features expanded driveway for plenty of parking, vinyl siding, fenced yard, great location near all major roads, shopping and restaurants. (This home is being sold in the "as is" condition)

2. 2026-04-24
   price $374,900 911-char remark

   Show marketing remark (911 chars)

   Large expanded cape cod (Levittown Jubilee style home) across from greenbelt in the desirable Twin Oaks section in Middletown Township, Neshaminy School System, 4 bedrooms and 2 full baths, first floor features garage was converted to a nice size family room, dining area and laundry area, enclosed nice sized rear porch with wood burning and electric heat, updated kitchen with wood cabinets with plenty of storage , nice size living room with dining area, 2 bedrooms and first floor full bath that will have a new shower stall, (currently not finished) second floor features two nice size bedrooms with a full bath, central air, oil heat with an updated oil furnace, updated windows and doors, the exterior features expanded driveway for plenty of parking, vinyl siding, fenced yard, great location near all major roads, shopping and restaurants. (This home is being sold in the "as is" condition)

3. 2026-04-01
   listed $384,900 Active 911-char remark

   Show marketing remark (911 chars)

   Large expanded cape cod (Levittown Jubilee style home) across from greenbelt in the desirable Twin Oaks section in Middletown Township, Neshaminy School System, 4 bedrooms and 2 full baths, first floor features garage was converted to a nice size family room, dining area and laundry area, enclosed nice sized rear porch with wood burning and electric heat, updated kitchen with wood cabinets with plenty of storage , nice size living room with dining area, 2 bedrooms and first floor full bath that will have a new shower stall, (currently not finished) second floor features two nice size bedrooms with a full bath, central air, oil heat with an updated oil furnace, updated windows and doors, the exterior features expanded driveway for plenty of parking, vinyl siding, fenced yard, great location near all major roads, shopping and restaurants. (This home is being sold in the "as is" condition)

4. 2026-03-16
   historical $384,900 911-char remark

   Show marketing remark (911 chars)

   Large expanded cape cod (Levittown Jubilee style home) across from greenbelt in the desirable Twin Oaks section in Middletown Township, Neshaminy School System, 4 bedrooms and 2 full baths, first floor features garage was converted to a nice size family room, dining area and laundry area, enclosed nice sized rear porch with wood burning and electric heat, updated kitchen with wood cabinets with plenty of storage , nice size living room with dining area, 2 bedrooms and first floor full bath that will have a new shower stall, (currently not finished) second floor features two nice size bedrooms with a full bath, central air, oil heat with an updated oil furnace, updated windows and doors, the exterior features expanded driveway for plenty of parking, vinyl siding, fenced yard, great location near all major roads, shopping and restaurants. (This home is being sold in the "as is" condition)

5. 2004-08-04
   soldstatus $225,000
6. 2004-07-30
   soldstatus $225,000 339-char remark

   Show marketing remark (339 chars)

   Beautiful Expanded Twin Oaks Jubilee Situated Across From Greenbelt. Garage Conversion To Family Room. Enclosed Rear Porch With Supplemental Electric Baseboard Heat. Remodeled Kitchen. Plush Wall To Wall Carpeting T/O. Vinyl Siding. Roof Replaced In 1995. All Windows Replaced. Replaced Heater Under Contract With Farm And Home. Rear Shed.

7. 2004-06-04
   historical 339-char remark

   Show marketing remark (339 chars)

   Beautiful Expanded Twin Oaks Jubilee Situated Across From Greenbelt. Garage Conversion To Family Room. Enclosed Rear Porch With Supplemental Electric Baseboard Heat. Remodeled Kitchen. Plush Wall To Wall Carpeting T/O. Vinyl Siding. Roof Replaced In 1995. All Windows Replaced. Replaced Heater Under Contract With Farm And Home. Rear Shed.

8. 2004-05-17
   listed $225,000 339-char remark

   Show marketing remark (339 chars)

   Beautiful Expanded Twin Oaks Jubilee Situated Across From Greenbelt. Garage Conversion To Family Room. Enclosed Rear Porch With Supplemental Electric Baseboard Heat. Remodeled Kitchen. Plush Wall To Wall Carpeting T/O. Vinyl Siding. Roof Replaced In 1995. All Windows Replaced. Replaced Heater Under Contract With Farm And Home. Rear Shed.

ⓘ 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: $5,085 · $424/mo
• Projected year-2 tax: $5,504 · $459/mo
• Expected delta: +$419/yr (+$35/mo · 8.2%)

ⓘ 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 ≥102°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 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,448
• − Mortgage interest: −$21,000
• − Property taxes: −$5,085
• − Insurance: −$1,874
• − Repairs & maintenance: −$3,316
• − Management: −$3,316
• − Depreciation: −$10,906
• Taxable loss: −$4,050
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $3,164/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: Neshaminy SD
• NCES district ID: 4216410
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $78,072
• Composite: 44.58/100
• National rank: #2782
• State rank: #150 of 539 in PA

Livability — Fairless Hills

• Score: 80/100
• State rank: #205
• US rank: #1823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• City population: 12,305
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 15,960
• Household income: $111,594
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 406.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 8% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Romanian 7% Scotch-Irish 2% Swiss 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 2%

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: ▼ -208.54%
• Current HPI: 309.3854
• 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

+66.6% since first listed

8 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-24 Price Changed $374,900 BRIGHT MLS
• 2026-04-01 Listed $384,900 BRIGHT MLS
• 2026-03-16 Coming Soon $384,900 BRIGHT MLS
• 2004-08-04 Sold (Public Records) $225,000 Public Records
• 2004-07-30 Sold (MLS) $225,000 BRIGHT MLS
• 2004-06-04 Listing Removed — BRIGHT MLS
• 2004-05-17 Listed $225,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $5,085 · +7.2% YoY. Source: county tax records.