149 Tower Hill Rd · Doylestown, PA 18901

$584,900

3 bd · 1.5 ba · 2,624 sqft · SingleFamily public records · 24 Days on market

Built 1961 0.44 ac lot Est $850k · 31% 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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• Schools +5.8/10.0
• Livability +4.5/5.0
• DSCR +3.7/10.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Home Dripping With Charm. Excellent Condition In And Out. Huge Mbr Suite, Hardwood Flrs, French Doors, Garden Room W/ Fireplace - Enchanting!

Key facts

• 0.44 acre lot
• 2 garage spots
• Built 1961

Property features AI

Exterior

• Parking: Attached garage with 2 spaces and front entry; Garage door opener and inside access to garage; Driveway parking for 2 cars; On-street parking available; Total of 4 garage/parking spaces
• Utilities: Private well water; On-site septic; Hot water: oil
• Home design: Detached property; Effective remodel year 1987; Property condition: Very good; Ownership: Fee simple; Above-grade finished area (assessor): 2,624; Below-grade finished area (estimated): 500; Total below-grade area listed
• Construction: Frame construction; Foundation: Other; Double-hung replacement windows
• Exterior features: Deck(s); Porch(es); Lot dimensions approximately 100 x 193; Not in a federal flood zone

Interior

• Kitchen: Dishwasher; Gourmet kitchen with upgraded countertops; Eat-in kitchen; Breakfast area; Butler's pantry
• Bedrooms: Three bedrooms on the upper level
• Flooring: Hardwood; Engineered wood; Laminate; Partial carpeting
• Bathrooms: Two full bathrooms (upper level); One half bathroom on the main level
• Heating & cooling: Baseboard hot water heating; Hot water system heated by oil; Cooling by ceiling fans and wall units; Heating fuel: oil and electric
• Interior features: Attic; Stall shower; Built-ins; Butler's pantry; Carpet; Ceiling fan(s); Chair railings; Crown moldings; Family room off kitchen; Traditional floor plan; Formal dining room; Eat-in kitchen; Gourmet kitchen features; Master bath(s); Skylight(s); Upgraded countertops; Wainscoting; Walk-in closet(s); Window treatments; Wood floors; Air filter system; Tub/shower; Breakfast area; Recessed lighting; Estimated living area
• Laundry & utility: Washer and dryer included; Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $585k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $569k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $487k (16.7% below list).
• Recommended offer: $487k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.4% in Doylestown — 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 89/100 on livability (#24 in PA, #146 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: cost of living F.
• Central Bucks SD (suburban): math 55% / reading 71% proficiency, ranked #37 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Kutz El Sch (math 63% / reading 80%, grade A-, #142 of 1,518 statewide, top 9%, 487 students, 7% FRL); Lenape Ms (math 36% / reading 73%, grade B-, #76 of 512 statewide, top 16%, 839 students, 13% FRL); Central Bucks Hs-West (math 94% / reading 24%, grade C+, #81 of 437 statewide, top 18%, 1,504 students, 12% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 116 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).
• At $4,875/mo this rent would consume 49% of the median local household income ($118k/yr) (locally 1032% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 24 days — a 2% lower offer ($576k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $238k; list at $585k implies a 146% 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 $487,468 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1961 — 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 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?
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: 0.83% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $850,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Homestead Dr	0.32mi	4/2.5 (+1)	2,778 (+6%)	6mo	$900,000	$324	61
342 Green St	0.28mi	3/3.5	2,805 (+7%)	10mo	$925,000	$330	59
34 Elfman Dr	0.26mi	3/3.0	2,442 (-7%)	13mo	$535,000	$219	59
72 Bennett Dr	0.22mi	3/2.5	2,278 (-13%)	12mo	$675,000	$296	54
240 Hillendale Dr	0.54mi	4/2.0 (+1)	2,787 (+6%)	12mo	$1,299,500	$466	48
2312 Turk Rd	0.34mi	4/3.5 (+1)	3,000 (+14%)	2mo	$802,000	$267	46
71 Meadow Ln	0.47mi	4/3.0 (+1)	2,804 (+7%)	17mo	$1,100,000	$392	42
175 W Oakland Ave	0.75mi	3/3.0	2,800 (+7%)	11mo	$710,000	$254	39
112 Steeplechase Dr	0.64mi	4/2.5 (+1)	2,941 (+12%)	3mo	$910,000	$309	39
123 S Franklin St	0.68mi	4/2.0 (+1)	2,888 (+10%)	7mo	$770,000	$267	38
132 W Oakland Ave	0.72mi	4/3.5 (+1)	2,747 (+5%)	9mo	$1,739,000	$633	38
117 Steeplechase Dr	0.64mi	4/2.5 (+1)	2,324 (-11%)	8mo	$757,000	$326	35

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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-105,802
• Equity at exit: $87,210

10-year hold

• IRR: -13.3%
• Equity multiple: 0.26×
• Total profit: $-121,098
• Equity at exit: $50,571

Cash invested: $163,772 (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 18901

• Rents YoY: 1.9%
• Active inventory: 116
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $4,875 medium
• Mortgage (P&I): −$3,067
• Tax from tax record: −$628 /mo · $7,535/yr
• Insurance: −$244
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,024
• Net cashflow: $-88

Break-even live

Break-even rent $4,986

Max offer price $569,366

Occupancy floor 97%

Sensitivity live

Price	-10% $243	-5% $78	+0% $-88	+5% $-253	+10% $-419
Rent	-10% $-473	-5% $-280	+0% $-88	+5% $105	+10% $297
Rate	-1.0pp $207	-0.5pp $61	base $-88	+0.5pp $-239	+1.0pp $-394

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: $146,225
• Closing costs: $17,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
264 W Ashland St Doylestown, PA	3.0	2.5	3100	$5,000	$1.61	45d	1	0.63mi
67 Townview Dr Doylestown, PA	3.0	3.0	2088	$3,800	$1.82	0d	1	0.77mi
50 N Main St Unit 303 Doylestown, PA	3.0	3.5	2701	$7,800	$2.89	0d	1	0.88mi

Listing history 20 events

1. 2026-06-21
   days on market $584,900 Active 24 DOM
2. 2026-06-18
   price $584,900 Active 21 DOM
3. 2026-06-18
   days on market $610,000 Active 21 DOM
4. 2026-06-17
   days on market $610,000 Active 20 DOM
5. 2026-06-16
   days on market $610,000 Active 19 DOM
6. 2026-06-15
   days on market $610,000 Active 18 DOM
7. 2026-06-13
   days on market $610,000 Active 16 DOM
8. 2026-06-09
   days on market $610,000 Active 12 DOM
9. 2026-06-08
   days on market $610,000 Active 11 DOM
10. 2026-06-07
    days on market $610,000 Active 10 DOM
11. 2026-06-04
    days on market $610,000 Active 7 DOM
12. 2026-06-03
    days on market $610,000 Active 6 DOM
13. 2026-06-02
    days on market $610,000 Active 5 DOM
14. 2026-06-01
    days on market $610,000 Active 4 DOM
15. 2026-05-31
    days on market $610,000 Active 3 DOM
16. 2026-05-22
    historical $610,000
17. 1998-03-06
    soldstatus $237,900
18. 1998-03-06
    soldstatus $237,900
19. 1998-02-27
    soldstatus $237,900 151-char remark

    Show marketing remark (151 chars)

    Beautiful Home Dripping With Charm. Excellent Condition In And Out. Huge Mbr Suite, Hardwood Flrs, French Doors, Garden Room W/ Fireplace - Enchanting!

20. 1998-01-06
    listed $237,900 151-char remark

    Show marketing remark (151 chars)

    Beautiful Home Dripping With Charm. Excellent Condition In And Out. Huge Mbr Suite, Hardwood Flrs, French Doors, Garden Room W/ Fireplace - Enchanting!

ⓘ 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: $7,535 · $628/mo
• Projected year-2 tax: $8,388 · $699/mo
• Expected delta: +$853/yr (+$71/mo · 11.3%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,496
• − Mortgage interest: −$32,763
• − Property taxes: −$7,535
• − Insurance: −$2,924
• − Repairs & maintenance: −$4,680
• − Management: −$4,680
• − Depreciation: −$17,015
• Taxable loss: −$11,102
• Est. tax savings @ 24.0%: +$2,664
• After-tax cash flow: $1,609/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: Central Bucks SD
• NCES district ID: 4205310
• Math proficiency: 55% ▼ -12.00%
• Reading proficiency: 71% ▼ -12.00%
• Median HH income: $97,513
• Composite: 58.05/100
• National rank: #1032
• State rank: #37 of 539 in PA

Livability — Doylestown

• Score: 89/100
• State rank: #24
• US rank: #146

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Doylestown, PA
• County: Bucks County · 506,477 people
• City population: 51,407
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 28,509
• Household income: $118,256
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1032.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Romanian 5% Italian 4% Slovak 3%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% German/W. Germanic 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: ▼ -313.87%
• Current HPI: 296.1029
• Rent YoY: ▲ 1.88%
• 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

+156.4% since first listed

5 events — show timeline

• 2026-05-22 Coming Soon $610,000 BRIGHT MLS
• 1998-03-06 Sold (Public Records) $237,900 Public Records
• 1998-03-06 Sold (Public Records) $237,900 Public Records
• 1998-02-27 Sold (MLS) $237,900 BRIGHT MLS
• 1998-01-06 Listed $237,900 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2026): $7,535 · +5.7% YoY. Source: county tax records.