44 N Boro Line Rd · Trappe, PA 19426

$249,900

3 bd · 1.5 ba · 1,620 sqft · SingleFamily public records · 5 Days on market

Built 1972 1.33 ac lot Est $494k · 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.4/10.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Multiple offers have been received. The estate is setting a deadline of Friday 6/5 at noon. Bring your vision and your contractor to this incredible opportunity in the heart of the Perkiomen Valley School District. Situated on a sprawling, picturesque 1.33-acre lot, this classic two-story Colonial offers the perfect canvas for a total transformation. The home features a traditional layout including three bedrooms, 1.5 bathrooms, and the convenience of an attached two-car garage. While the property is being sold strictly in "as-is" condition—requiring a full renovation including kitchen, baths, flooring, and mechanical updates—the potential here is limitless. Whether yo

Key facts

• Large lot
• Full renovation
• 1.33-acre lot

Tags

• 1.33-ACRE LOT
• ATTACHED TWO-CAR GARAGE
• FULL RENOVATION
• PRIME LOCATION
• LARGE LOT

Property features AI

Exterior

• Parking: Attached 2-car garage with rear entry, inside access, and garage door opener; Paved driveway with space for 4 vehicles (total 6 parking spaces)
• Utilities: Well water; On-site septic; Electric hot water; Circuit breaker electrical
• Home design: Detached home; Pitched roof; Fee simple ownership
• Construction: Vinyl siding; Permanent foundation
• Exterior features: Level lot with front and rear yard; Patio and porch with roof; Above-grade outdoor structures

Interior

• Kitchen: Stove; Microwave
• Bedrooms: Three bedrooms on the upper level
• Flooring: Wood floors; Vinyl flooring; Carpet
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Eat-in kitchen; Tub with shower; Ceiling fans; Dining area; Traditional floor plan; Drywall walls and ceilings
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.1% vs local median 1.4% in Trappe — 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 79/100 on livability (#245 in PA, #2,090 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: commute F, health & safety D-.
• Perkiomen Valley SD (suburban): math 53% / reading 70% proficiency, ranked #46 of 539 in PA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.3%/yr); 158 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,936 units permitted in Montgomery County in 2024 (530 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.
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y 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 $165k; list at $250k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $249,900

Questions for the listing agent

1. Built in 1972 — 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 A-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. 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: 1.14% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $494,100
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Cherry Ave	0.30mi	4/2.5 (+1)	1,590 (-2%)	12mo	$575,000	$362	64
1670 W Main St	0.56mi	3/1.0	1,504 (-7%)	4mo	$349,900	$233	57
127 Pennapacker Rd	0.44mi	4/1.5 (+1)	1,618 (-0%)	21mo	$415,000	$256	57
79 Cherry Ave	0.31mi	3/2.0	1,404 (-13%)	12mo	$475,000	$338	51
50 Holly Dr	0.45mi	3/1.5	1,835 (+13%)	10mo	$430,000	$234	49
113 Linfield Trappe Rd	0.32mi	3/2.0	1,466 (-10%)	24mo	$278,500	$190	47
301 Rittenhouse Rd	0.69mi	2/2.0 (-1)	1,472 (-9%)	9mo	$501,000	$340	38
630 Bonnybrook Ave	0.74mi	4/1.5 (+1)	1,785 (+10%)	21mo	$545,000	$305	26

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-25,011
• Equity at exit: $37,261

10-year hold

• IRR: -5.9%
• Equity multiple: 0.67×
• Total profit: $-22,927
• Equity at exit: $21,607

Cash invested: $69,972 (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 19426

• Rents YoY: -0.3%
• Active inventory: 158
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,841 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$458 /mo · $5,492/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $372

Break-even live

Break-even rent $2,370

Max offer price $249,900

Occupancy floor 82%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 Hancock Ct Trappe, PA	3.0	2.5	1820	$2,610	$1.43	12d	1	0.78mi
150 Morgan Dr Royersford, PA	1.0–3.0	1.0–2.5	1075	$3,215	$2.99	43d	15	1.35mi
150 Morgan Dr Royersford, PA	1.0–3.0	1.0–2.5	1075	$2,880	$2.68	1d	15	1.35mi
645 Muhlenberg Dr #407 Trappe, PA	2.0	2.5	1768	$2,500	$1.41	1d	1	1.36mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $249,900 Pending 5 DOM
2. 2026-06-04
   days on market $249,900 Active 3 DOM
3. 2026-06-03
   days on market $249,900 Active 2 DOM
4. 2026-06-02
   remarks 677-char remark
5. 2026-06-02
   listed $249,900 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: $5,492 · $458/mo
• Projected year-2 tax: $5,492 · $458/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,087
• − Mortgage interest: −$13,998
• − Property taxes: −$5,492
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,727
• − Management: −$2,727
• − Depreciation: −$7,270
• Taxable income: $623
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $4,311/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: Perkiomen Valley SD
• NCES district ID: 4218930
• Math proficiency: 53% ▼ -12.00%
• Reading proficiency: 70% ▼ -12.00%
• Median HH income: $92,706
• Composite: 56.33/100
• National rank: #1167
• State rank: #46 of 539 in PA

Livability — Trappe

• Score: 79/100
• State rank: #245
• US rank: #2090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trappe, PA
• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 43,460
• Household income: $151,748
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 452.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 856,074 people
• By 2030: 870,887 · +1.7%
• By 2040: 891,195 · +4.1%
• By 2050: 896,417 · +4.7%
• By 2075: 903,212 · +5.5%
• By 2100: 843,240 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Asian 9% Black 9% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 4% Other Asian/Pacific 2%

Political lean MEDSL · Montgomery

• 2024 margin: Strong D (+22.8) · D 60.9% · R 38.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: 20.8pp · 2024: 22.8pp
• All cycles: 2024: D+22.8 2020: D+26.3 2016: D+21.1 2012: D+14.3 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -249.96%
• Current HPI: 287.7659
• Rent YoY: ▼ -0.32%
• 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

+177.7% since first listed

8 events — show timeline

• 2026-06-01 Listed $249,900 BRIGHT MLS
• 1997-11-06 Sold (Public Records) $165,000 Public Records
• 1997-09-30 Listing Removed — BRIGHT MLS
• 1997-05-30 Listed $169,900 BRIGHT MLS
• 1997-03-07 Listing Removed — BRIGHT MLS
• 1997-03-07 Listed $169,900 BRIGHT MLS
• 1989-05-25 Sold (Public Records) $167,900 Public Records
• 1984-09-06 Sold (Public Records) $90,000 Public Records

Property tax history

+0.9%/yr

Latest (2026): $5,492 · +3.8% YoY. Source: county tax records.