2120 Spinnerstown Rd · Spinnerstown, PA 18951

$309,900

3 bd · 1.0 ba · 1,005 sqft · SingleFamily public records · 12 Days on market

Built 1952 0.58 ac lot $308/sqft · 17% below area Est $373k · 17% 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 +7.8/30.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Cape Cod home situated on an open/wooded lot just over a half an acre of land with two car detached garage! Home offers eat in kitchen, four bedrooms, one full bathroom and basement. Home offers very good location close to the PA Turnpike entrance and Route 663. It awaits your updating! Estate sale sold as is.

Key facts

• Eat in kitchen
• Good location
• Detached garage

Tags

• DETACHED GARAGE
• EAT IN KITCHEN
• GOOD LOCATION

Property features AI

Finance

• Other: Fee simple ownership; Ground rent paid annually

Exterior

• Parking: Detached garage (front entry, oversized) with 2 garage spaces; Driveway with 2 spaces (asphalt)
• Utilities: Public water; On-site septic; Electric service with fuses; Cable and phone available; Sewer available; No municipal trash service
• Home design: Detached home; Below-average condition
• Construction: Frame, block, stone and stucco construction; Block foundation; Architectural shingle roof; Double-hung windows; Building not winterized; Year built per assessor
• Exterior features: Shed on property; Lot dimensions approximately 125 x 202; Not in a federal flood zone; Suburban setting; Blacktop road access

Interior

• Kitchen: Built-in range
• Bedrooms: Two main-level bedrooms; Two upper-level bedrooms
• Flooring: Wood flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: 90% efficient forced air heating (oil fuel); Electric hot water
• Interior features: Tub shower; Breakfast area / kitchen eat-in; Ceiling fans; Carpet; Paneled and plaster walls
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-342 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (32.2% below list).
• Recommended offer: $210k (32.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,086 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, amenities F, commute F.
• Quakertown Community SD (suburban): math 45% / reading 55% proficiency, ranked #154 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pfaff El Sch (math 57% / reading 62%, grade B-, #377 of 1,518 statewide, top 28%, 482 students, 36% FRL); Quakertown Community Hs (math 79% / reading 24%, grade D+, #119 of 437 statewide, top 27%, 1,668 students, 24% FRL).
• Market conditions: 147 active listings in the ZIP; solid renter incomes; 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 $9k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,208 (32.2% 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 1952 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.68% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.74%
• DSCR: 0.79
• GRM: 12.3

CMA / ARV

• ARV (median comp): $373,202
• List price: $309,900
• Delta: -16.96%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.17×
• Total profit: $-72,078
• Equity at exit: $46,207

10-year hold

• IRR: -19.8%
• Equity multiple: -0.05×
• Total profit: $-91,061
• Equity at exit: $26,794

Cash invested: $86,772 (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 18951

• Active inventory: 147
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,102 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$249 /mo · $2,985/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-342

Break-even live

Break-even rent $2,535

Max offer price $249,415

Occupancy floor —

Sensitivity live

Price	-10% $-167	-5% $-255	+0% $-342	+5% $-430	+10% $-518
Rent	-10% $-508	-5% $-425	+0% $-342	+5% $-259	+10% $-176
Rate	-1.0pp $-186	-0.5pp $-264	base $-342	+0.5pp $-423	+1.0pp $-504

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   status Pending 320-char remark

   Show marketing remark (320 chars)

   Charming Cape Cod home situated on an open/wooded lot just over a half an acre of land with two car detached garage! Home offers eat in kitchen, four bedrooms, one full bathroom and basement. Home offers very good location close to the PA Turnpike entrance and Route 663. It awaits your updating! Estate sale sold as is.

2. 2026-05-11
   status Pending 304-char remark

   Show marketing remark (320 chars)

   Charming Cape Cod home situated on an open/wooded lot just over a half an acre of land with two car detached garage! Home offers eat in kitchen, four bedrooms, one full bathroom and basement. Home offers very good location close to the PA Turnpike entrance and Route 663. It awaits your updating! Estate sale sold as is.

3. 2026-05-04
   listed $309,900 Active 320-char remark

   Show marketing remark (320 chars)

   Charming Cape Cod home situated on an open/wooded lot just over a half an acre of land with two car detached garage! Home offers eat in kitchen, four bedrooms, one full bathroom and basement. Home offers very good location close to the PA Turnpike entrance and Route 663. It awaits your updating! Estate sale sold as is.

4. 2026-04-29
   listed $309,900 Active 304-char remark

ⓘ 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: $2,985 · $249/mo
• Projected year-2 tax: $3,941 · $328/mo
• Expected delta: +$956/yr (+$80/mo · 32.0%)

ⓘ 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 ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,225
• − Mortgage interest: −$17,359
• − Property taxes: −$2,985
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$9,015
• Taxable loss: −$9,720
• Est. tax savings @ 24.0%: +$2,333
• After-tax cash flow: $-1,776/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: Quakertown Community SD
• NCES district ID: 4219890
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 55% ▼ -15.00%
• Median HH income: $66,186
• Composite: 44.3/100
• National rank: #2833
• State rank: #154 of 539 in PA

Livability — Spinnerstown

• Score: 66/100
• State rank: #1086
• US rank: #12304

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spinnerstown, PA
• County: Bucks County · 506,477 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 36,568
• Household income: $98,268
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 488.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 5% Polish 3% Slovak 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% 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: ▼ -247.25%
• Current HPI: 283.2262
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-11 Pending — GLVRMLS
• 2026-05-11 Pending — BRIGHT MLS
• 2026-05-04 Listed $309,900 GLVRMLS
• 2026-04-29 Listed $309,900 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $2,985 · +2.8% YoY. Source: county tax records.