473 3rd Ave · Hatboro, PA 18974

$329,900

3 bd · 1.0 ba · 1,764 sqft · SingleFamily public records · 50 Days on market

Built 1957 0.33 ac lot Est $492k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Livability +4.5/5.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property needs remodeling. Seller makes no representation or warranties to the condition of the property. Buyer is responsible for municipal requirements.

Key facts

• 0.33 acre lot
• Built 1957
• Listed 50 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-32 ($-389/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (13.7% below list).
• Recommended offer: $285k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.1% in Hatboro — 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 (#27 in PA, #158 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+.
• 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).
• This rent runs 33% 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 50 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $244k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $284,824 (13.7% 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. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $492,156
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
472 4th Ave	0.03mi	3/1.5	1,640 (-7%)	6mo	$431,000	$263	79
18 Linda Ln	0.39mi	3/1.0	1,758 (-0%)	11mo	$490,000	$279	72
599 Panther Rd	0.24mi	3/1.5	1,568 (-11%)	5mo	$450,000	$287	64
330 Date St	0.29mi	4/1.5 (+1)	1,656 (-6%)	10mo	$432,000	$261	61
323 Elm St	0.35mi	3/1.5	1,900 (+8%)	10mo	$465,000	$245	60
26 Shirley Rd	0.48mi	3/2.0	1,622 (-8%)	0mo	$505,000	$311	60
654 Cypress Rd	0.74mi	3/1.5	1,700 (-4%)	1mo	$480,000	$282	57
425 Grape St	0.33mi	3/2.0	1,990 (+13%)	4mo	$465,000	$234	56
124 Wallace Dr	0.68mi	4/1.5 (+1)	1,792 (+2%)	10mo	$512,500	$286	50
14 Norwyn Rd	0.44mi	4/1.0 (+1)	1,516 (-14%)	5mo	$385,000	$254	47
108 Meadowbrook Ave	0.71mi	4/2.0 (+1)	1,653 (-6%)	3mo	$390,000	$236	45
364 Lancaster Ave	0.70mi	4/1.5 (+1)	1,536 (-13%)	10mo	$500,000	$326	31

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-55,476
• Equity at exit: $49,189

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-50,782
• Equity at exit: $28,524

Cash invested: $92,372 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,848 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$415 /mo · $4,980/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-32

Break-even live

Break-even rent $2,889

Max offer price $324,179

Occupancy floor 96%

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.35mi
26 S York Rd Hatboro, PA	1.0–2.0	1.0–2.0	1046	$3,531	$3.37	1d	25	1.14mi
123 Newtown Rd Warminster, PA	4.0	2.5	1950	$3,600	$1.85	10d	1	1.36mi

Listing history 5 events

1. 2026-04-16
   status Pending
2. 2026-03-25
   price $329,900
3. 2026-03-12
   price $349,900
4. 2026-02-25
   listed $364,900 Active
5. 2006-07-26
   soldstatus $244,000

ⓘ 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: $4,980 · $415/mo
• Projected year-2 tax: $5,096 · $425/mo
• Expected delta: +$116/yr (+$10/mo · 2.3%)

ⓘ 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 6/10 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,179
• − Mortgage interest: −$18,480
• − Property taxes: −$4,980
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,734
• − Management: −$2,734
• − Depreciation: −$9,597
• Taxable loss: −$5,996
• Est. tax savings @ 24.0%: +$1,439
• After-tax cash flow: $1,050/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 — Hatboro

• Score: 89/100
• State rank: #27
• US rank: #158

Category grades

Amenities C+ Commute A+ Cost of living C+ 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: 22,078
• 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

+35.2% since first listed

5 events — show timeline

• 2026-04-16 Pending — BRIGHT MLS
• 2026-03-25 Price Changed $329,900 BRIGHT MLS
• 2026-03-12 Price Changed $349,900 BRIGHT MLS
• 2026-02-25 Listed $364,900 BRIGHT MLS
• 2006-07-26 Sold (Public Records) $244,000 Public Records

Property tax history

+2.9%/yr

Latest (2026): $4,980 · +3.9% YoY. Source: county tax records.