5805 Mitchell Rd · Levittown, PA 19057

$244,600

3 bd · 1.5 ba · 1,200 sqft · Townhouse public records · 4 Days on market

Built 1954 Est $235k · at est.

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Why this score? — see what drove the D 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 +17.0/30.0
• ARV discount +5.7/15.0
• DSCR +5.3/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 story, 3Bdrm/1Bath, Row, Straight thru. Needs Work. Handy persons and Investors welcome. Rear Yard. Easy to show, on lock-box. Signed corporate addendum required.

Key facts

• Gray shaker cabinets
• Remodeled townhome
• Open concept

Tags

• REMODELED TOWNHOME
• FENCED IN LOT
• OPEN CONCEPT
• RECESSED LIGHTING
• REMODELED KITCHEN
• GRAY SHAKER CABINETS

Property features AI

Exterior

• Parking: Off-street parking; On-street parking; Driveway (1 space); Total of 1 garage/parking space
• Utilities: Public water; Public sewer; Electric service (100 Amp, circuit breakers); Natural gas for heating and hot water
• Home design: Interior townhouse/rowhouse; Flat roof; Vinyl siding; Estimated year built
• Construction: Vinyl siding exterior; Slab foundation; Flat roof; Structure is an interior townhouse/rowhouse
• Exterior features: Front yard; Chain link fencing; Above-grade other structures

Interior

• Kitchen: Built-in microwave; Dishwasher; Gas range/oven; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms on the upper level
• Flooring: Carpet; Laminate; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; 100 amp electrical service with circuit breakers; Natural gas hot water
• Interior features: Open floor plan; Combination kitchen/dining area; Combination dining/living area; Recessed lighting; Upgraded countertops; Ceiling fan(s); Tub with shower; Drywall walls and ceilings
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $168 ($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 $213k (13.1% below list).
• Recommended offer: $213k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.0% in Levittown — 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 (#470 in PA, #4,342 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: amenities F, commute 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: 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: 60 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).

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.
• Bucks County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 31y 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 $20k; list at $245k implies a 1129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $212,537 (13.1% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $235,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2400 Airacobra St	0.02mi	3/1.0	1,200 (0%)	1mo	$235,000	$196	97
5731 Mitchell Rd	0.03mi	3/1.0	1,200 (0%)	8mo	$242,500	$202	90
5717 Fleetwing Dr	0.13mi	3/1.0	1,200 (0%)	3mo	$192,000	$160	89
2416 Fleetwing Dr	0.12mi	3/1.0	1,200 (0%)	5mo	$190,000	$158	88
5732 Mitchell Rd	0.04mi	3/1.5	1,200 (0%)	14mo	$202,000	$168	86
5729 Mitchell Rd	0.03mi	3/1.0	1,200 (0%)	12mo	$215,000	$179	86
5806 Fleetwing Dr	0.11mi	3/1.0	1,200 (0%)	14mo	$190,000	$158	82
5706 Mitchell Rd	0.10mi	2/1.0 (-1)	1,200 (0%)	12mo	$169,000	$141	78
90 Catherine Ct	0.72mi	2/1.5 (-1)	1,224 (+2%)	10mo	$282,000	$230	50
4 Michele Ct #109	0.74mi	2/1.5 (-1)	1,225 (+2%)	11mo	$280,000	$229	48
2 Michelle Ct	0.74mi	2/2.5 (-1)	1,242 (+4%)	4mo	$275,000	$221	47
5617 Beaver Dam Rd	0.63mi	3/1.5	1,056 (-12%)	7mo	$305,000	$289	45

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-29,027
• Equity at exit: $36,471

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-11,831
• Equity at exit: $21,149

Cash invested: $68,488 (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 19057

• Active inventory: 60
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$1,283
• Tax from tax record: −$127 /mo · $1,519/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $168

Break-even live

Break-even rent $1,913

Max offer price $244,600

Occupancy floor 87%

Sensitivity live

Price	-10% $306	-5% $237	+0% $168	+5% $99	+10% $29
Rent	-10% $0	-5% $84	+0% $168	+5% $252	+10% $336
Rate	-1.0pp $291	-0.5pp $230	base $168	+0.5pp $104	+1.0pp $40

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: $61,150
• Closing costs: $7,338
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5634 Mitchell Rd Levittown, PA	2.0	1.0	960	$2,150	$2.24	20d	1	0.13mi
13 Michele Ct Levittown, PA	2.0	1.5	1250	$2,250	$1.80	19d	1	0.74mi
13 Michele Ct Unit 118 Levittown, PA	2.0	1.5	1500	$2,200	$1.47	12d	1	0.74mi
1416 Ashby Ave Bristol, PA	3.0	1.0	1050	$2,300	$2.19	0d	1	0.80mi
24 Elizabeth Ln Levittown, PA	1.0–2.0	1.0	995	$2,050	$2.06	0d	16	0.86mi
24 Elizabeth Ln Levittown, PA	1.0–2.0	1.0	995	$2,010	$2.02	45d	14	0.86mi
3401 Bristol Oxford Valley Rd Levittown, PA	1.0–2.0	1.0	800	$1,675	$2.09	3d	1	0.88mi
5525 Schumacher Dr Bristol, PA	2.0	1.0	850	$1,595	$1.88	6d	1	0.88mi
7200 Marion Ave Levittown, PA	2.0	1.0	665	$1,695	$2.55	0d	7	1.16mi
19 Goodturn Rd Levittown, PA	3.0	1.0	1175	$2,700	$2.30	0d	1	1.17mi
7406 Bristol Pike Unit 3 Levittown, PA	2.0	2.0	1200	$2,150	$1.79	26d	1	1.25mi
7406 Bristol Pike Unit 6 Levittown, PA	2.0	2.0	1125	$2,225	$1.98	26d	1	1.25mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $244,600 Pending 4 DOM
2. 2026-06-04
   days on market $244,600 Active 3 DOM
3. 2026-06-03
   days on market $244,600 Active 2 DOM
4. 2026-06-02
   remarks 694-char remark
5. 2026-06-02
   listed $244,600 Active 1 DOM

ⓘ 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: $1,519 · $127/mo
• Projected year-2 tax: $2,692 · $224/mo
• Expected delta: +$1,173/yr (+$98/mo · 77.2%)

ⓘ 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 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: $25,504
• − Mortgage interest: −$13,701
• − Property taxes: −$1,519
• − Insurance: −$1,223
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$7,116
• Taxable loss: −$2,136
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $2,526/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 — Levittown

• Score: 75/100
• State rank: #470
• US rank: #4342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 33,478
• Population (ZIP): 17,924

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 (73%)
• Race & ethnicity: White 73% Two or more races 12% Hispanic / Latino 10% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 8% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada, South Korea, Guatemala
• Languages at home: 88% English-only · Spanish 7% Arabic 2% Other Asian/Pacific 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: ▼ -226.06%
• Current HPI: 327.4251
• Rent YoY: —
• Metro: —
• 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

+609.0% since first listed

5 events — show timeline

• 2026-06-01 Listed $244,600 BRIGHT MLS
• 2002-08-15 Sold (MLS) $19,900 BRIGHT MLS
• 2002-04-04 Listed $19,900 BRIGHT MLS
• 1995-12-12 Listing Removed — BRIGHT MLS
• 1995-07-12 Listed $34,500 BRIGHT MLS

Property tax history

+1.2%/yr

Latest (2026): $1,519 · +3.2% YoY. Source: county tax records.