466 Nemoral St · Warminster Heights, PA 18974

$327,750

4 bd · 1.5 ba · 1,856 sqft · SingleFamily public records · 71 Days on market

Built 1960 8,250 sqft lot $177/sqft · 25% below area Est $436k · 25% under ↓ 5% since listing

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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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous opportunity to own this two-story detached home nestled in the desirable Warminster section of Bucks County. The main level features a spacious living room and dining room, a full three-piece bath, an oversized bedroom, and a kitchen with walk-out access to the rear yard. The upper level offers three additional bedrooms and a full three-piece hall bath. An unfinished basement provides abundant storage potential. Additional highlights include private driveway parking and a convenient location close to shopping, schools, and parks, with easy access to major roadways and just a short drive to Philadelphia.

Key facts

• Walk-out access
• Convenient location
• Spacious living room

Tags

• TWO-STORY DETACHED HOME
• SPACIOUS LIVING ROOM
• WALK-OUT ACCESS
• ABUNDANT STORAGE POTENTIAL
• PRIVATE DRIVEWAY PARKING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $328k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/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 $310k (5.5% below list).
• Recommended offer: $308k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.3% in Warminster Heights — 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 75/100 on livability (#447 in PA, #4,106 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living B; Watch: housing C-, amenities D+, schools F.
• Centennial SD (suburban): math 30% / reading 54% proficiency, ranked #285 of 539 in PA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 157 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).
• This rent runs 36% of the median local income ($104k/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 $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 71 days — a 6% lower offer ($308k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $308,085 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.95% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (median comp): $436,113
• List price: $327,750
• Delta: -24.85%
• 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
356 Lemon St	0.24mi	3/2.0 (-1)	1,762 (-5%)	11mo	$420,500	$239	64
654 Cypress Rd	0.36mi	3/1.5 (-1)	1,700 (-8%)	1mo	$480,000	$282	63
425 Grape St	0.41mi	3/2.0 (-1)	1,990 (+7%)	4mo	$465,000	$234	58
200 Maple St	0.51mi	4/1.5	1,704 (-8%)	8mo	$335,000	$197	56
524 Penrose Ln	0.62mi	4/2.5	1,924 (+4%)	6mo	$600,000	$312	56
323 Elm St	0.60mi	3/1.5 (-1)	1,900 (+2%)	10mo	$465,000	$245	55
739 Cypress Rd	0.52mi	4/1.5	1,700 (-8%)	11mo	$445,000	$262	52
220 Nemoral St	0.47mi	3/1.5 (-1)	2,035 (+10%)	6mo	$350,000	$172	52
724 Cypress Rd	0.49mi	4/2.0	1,628 (-12%)	7mo	$470,000	$289	49
735 Claire Rd	0.65mi	4/2.0	2,040 (+10%)	7mo	$529,900	$260	45
330 Date St	0.68mi	4/1.5	1,656 (-11%)	10mo	$432,000	$261	42
472 4th Ave	0.70mi	3/1.5 (-1)	1,640 (-12%)	6mo	$431,000	$263	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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-37,385
• Equity at exit: $48,869

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-12,287
• Equity at exit: $28,338

Cash invested: $91,770 (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 18974

• Active inventory: 157
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,098 medium
• Mortgage (P&I): −$1,719
• Tax from tax record: −$346 /mo · $4,147/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $247

Break-even live

Break-even rent $2,786

Max offer price $327,750

Occupancy floor 87%

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: $81,938
• Closing costs: $9,832
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
357 Fir St Warminster, PA	3.0	2.0	2000	$2,500	$1.25	23d	1	0.54mi
484 Rowan St Warminster, PA	3.0	2.5	2400	$3,750	$1.56	16d	1	1.44mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $327,750 Pending 71 DOM
2. 2026-06-13
   days on market $327,750 Active 70 DOM
3. 2026-06-09
   days on market $327,750 Active 67 DOM
4. 2026-06-08
   days on market $327,750 Active 66 DOM
5. 2026-06-07
   days on market $327,750 Active 65 DOM
6. 2026-06-04
   days on market $327,750 Active 62 DOM
7. 2026-06-03
   days on market $327,750 Active 61 DOM
8. 2026-06-02
   days on market $327,750 Active 60 DOM
9. 2026-06-01
   days on market $327,750 Active 59 DOM
10. 2026-05-31
    days on market $327,750 Active 58 DOM
11. 2026-05-06
    price $327,750 619-char remark

    Show marketing remark (619 chars)

    Fabulous opportunity to own this two-story detached home nestled in the desirable Warminster section of Bucks County. The main level features a spacious living room and dining room, a full three-piece bath, an oversized bedroom, and a kitchen with walk-out access to the rear yard. The upper level offers three additional bedrooms and a full three-piece hall bath. An unfinished basement provides abundant storage potential. Additional highlights include private driveway parking and a convenient location close to shopping, schools, and parks, with easy access to major roadways and just a short drive to Philadelphia.

12. 2026-04-04
    listed $345,000 Active 619-char remark

    Show marketing remark (619 chars)

    Fabulous opportunity to own this two-story detached home nestled in the desirable Warminster section of Bucks County. The main level features a spacious living room and dining room, a full three-piece bath, an oversized bedroom, and a kitchen with walk-out access to the rear yard. The upper level offers three additional bedrooms and a full three-piece hall bath. An unfinished basement provides abundant storage potential. Additional highlights include private driveway parking and a convenient location close to shopping, schools, and parks, with easy access to major roadways and just a short drive to Philadelphia.

ⓘ 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: $4,147 · $346/mo
• Projected year-2 tax: $4,663 · $389/mo
• Expected delta: +$516/yr (+$43/mo · 12.4%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,180
• − Mortgage interest: −$18,359
• − Property taxes: −$4,147
• − Insurance: −$1,639
• − Repairs & maintenance: −$2,974
• − Management: −$2,974
• − Depreciation: −$9,535
• Taxable loss: −$2,448
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $3,549/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: Centennial SD
• NCES district ID: 4205190
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $66,818
• Composite: 37.66/100
• National rank: #4370
• State rank: #285 of 539 in PA

Livability — Warminster Heights

• Score: 75/100
• State rank: #447
• US rank: #4106

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 43,122
• Household income: $103,779
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 1080.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Two or more races 5% Asian 4% Black 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 7% Scotch-Irish 4% Subsaharan African 3%
• Foreign-born: 12% · Canada, China
• Languages at home: 85% English-only · Russian/Polish/Slavic 5% Spanish 3% Other Indo-European 3%

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: ▼ -380.30%
• Current HPI: 283.9835
• 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

-5.0% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $327,750 BRIGHT MLS
• 2026-04-04 Listed $345,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $4,147 · +3.9% YoY. Source: county tax records.