113 Thornton Ln · Newtown, PA 18940

$1,149,900

4 bd · 3.5 ba · 1,945 sqft · Townhouse public records · 101 Days on market

Built 2024 Excellent condition Est $963k · 19% over $242/mo HOA · 7% of rent

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Why this score? — see what drove the F 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).

• Schools +5.8/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Court & State, Newtown Borough’s only luxury townhouse community, ideally located along the charming and vibrant corridor of 215 S. State Street. This exclusive collection of just 12 artisan-designed residences blends modern sophistication with timeless historic charm, offering one of the last opportunities to live directly within Newtown’s walkable shopping and dining district. 113 Thornton Lane presents a stunning corner brick townhome spanning four thoughtfully designed levels, filled with natural light from large picturesque windows. With 4 bedrooms, 3 full bathrooms, and 1 half bath, plus a fully finished basement, this home offers exceptional flexibility and space for today’s lifestyle. The main level showcases a bright open-concept floor plan featuring hardwood flooring, high ceilings, and recessed lighting throughout. The modern kitchen is beautifully appointed with quartz countertops, stainless steel appliances, and ample pantry space, flowing seamlessly into the dining area and spacious living room—perfect for entertaining or everyday living. Upstairs on the second floor, you’ll find two generously sized bedrooms, a designer full bathroom with custom vanity and tile selections, and a convenient laundry room with front-load washer and dryer. An additional bonus room or office provides even more versatility. The third-floor primary suite is a private retreat, complete with a large walk-in closet and a luxurious five-piece spa-style bathroom featuring a freestanding soaking tub, oversized glass walk-in shower with body sprays and handheld fixtures, and elegant finishes throughout. The fully finished basement offers additional living space that can easily function as a fourth bedroom, guest suite, recreation room, or home office, along with extra storage. Additional highlights include: Two deeded parking spaces directly behind the home Multi-zone heating and A/C systems Smart home features including Nest thermostats and Ring security cameras Energy-efficient and green building amenities Large windows throughout providing abundant natural light Located in the heart of Newtown Borough, you’ll enjoy true walkable living with restaurants, cafés, boutiques, brunch spots, and taverns just steps from your door—offering the feel of city living with suburban charm. Outdoor enthusiasts will appreciate being just a short drive from Core Creek Park and Tyler State Park, while commuters benefit from easy access to I-95, the Pennsylvania Turnpike, Philadelphia, NYC, Doylestown, and New Hope. Opportunities like this are rare—luxury new construction in one of Bucks County’s most desirable and walkable boroughs. Schedule your private showing today and experience the best of Newtown living.

Key facts

• Large walk in closet
• $242 HOA
• Built 2024

Tags

• ARTISAN DESIGNED RESIDENCES
• CORNER BRICK TOWNHOME
• BRIGHT OPEN CONCEPT FLOOR PLAN
• DESIGNER FULL BATHROOM
• LARGE WALK IN CLOSET
• FIVE PIECE SPA STYLE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $1.15M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-5k ($-64k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (76.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $328k (71.5% below list).
• Recommended offer: $272k (76.4% below list) — sets the bar for cash-flow.
• Cap rate 0.8% vs local median 1.7% in Newtown — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 81/100 on livability (#163 in PA, #1,356 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: commute F, cost of living F.
• Council Rock SD (suburban): math 56% / reading 68% proficiency, ranked #36 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.0%/yr); 162 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $8k of loan paydown is wiped out by about $34k 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 101 days — a 9% lower offer ($1.05M) is reasonable based on typical stale-listing flexibility.
• 4 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

• 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 $271,925 (76.4% 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 101 days. Have you received any prior offers? Is the seller open to a 76% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.28% ✗
• Cap rate: 0.77%
• Cash-on-cash: -19.74%
• DSCR: 0.12
• GRM: 29.2

CMA / ARV

• ARV (median comp): $962,830
• List price: $1,149,900
• Delta: 19.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 E Jefferson St	0.44mi	4/3.0	2,096 (+8%)	11mo	$740,000	$353	56
5 E Ridge Mews	0.43mi	3/2.5 (-1)	1,754 (-10%)	0mo	$510,000	$291	54
12 E Ridge Mews	0.45mi	3/2.5 (-1)	1,892 (-3%)	23mo	$480,000	$254	46
54 Nathan Ct	0.71mi	3/2.5 (-1)	2,100 (+8%)	12mo	$560,000	$267	34

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: -57.1%
• Equity multiple: -0.63×
• Total profit: $-523,640
• Equity at exit: $171,454

10-year hold

• IRR: —
• Equity multiple: -1.77×
• Total profit: $-890,282
• Equity at exit: $99,422

Cash invested: $321,972 (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 18940

• Rents YoY: 3.0%
• Active inventory: 162
• Price-to-rent: 29.2×

Monthly cashflow live

• Estimated rent: $3,276 high
• Mortgage (P&I): −$6,030
• Tax from tax record: −$1,133 /mo · $13,596/yr
• Insurance: −$479
• HOA: −$242
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $-5,296

Break-even live

Break-even rent $9,980

Max offer price $271,925

Occupancy floor —

Sensitivity live

Price	-10% $-4,645	-5% $-4,971	+0% $-5,296	+5% $-5,622	+10% $-5,947
Rent	-10% $-5,555	-5% $-5,426	+0% $-5,296	+5% $-5,167	+10% $-5,037
Rate	-1.0pp $-4,717	-0.5pp $-5,004	base $-5,296	+0.5pp $-5,594	+1.0pp $-5,897

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: $287,475
• Closing costs: $34,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 N Congress St Newtown, PA	3.0	1.5	1630	$2,995	$1.84	44d	1	0.30mi
105 Greene St Newtown, PA	3.0	1.5	1342	$3,200	$2.38	44d	1	0.32mi
130 Granite Hill Ct Langhorne, PA	3.0	2.5	1892	$3,100	$1.64	44d	1	0.89mi
544 Atwood Ct Newtown, PA	3.0	1.5	1371	$2,650	$1.93	13d	1	1.09mi
3408 Stafford Pl Southampton, PA	3.0	1.5	1440	$2,800	$1.94	44d	1	1.44mi
3217 Stockton Pl Southampton, PA	3.0	1.5	1520	$2,775	$1.83	2d	1	1.45mi
3217 Stockton Pl Southampton, PA	3.0	1.5	1870	$2,750	$1.47	15d	1	1.45mi

HOA detail

• Monthly dues: $242 · $2,904/yr
• Likely covers: security

Listing history 24 events

1. 2026-06-21
   days on market $1,149,900 Active 101 DOM
2. 2026-06-18
   days on market $1,149,900 Active 98 DOM
3. 2026-06-17
   days on market $1,149,900 Active 97 DOM
4. 2026-06-16
   days on market $1,149,900 Active 96 DOM
5. 2026-06-15
   days on market $1,149,900 Active 95 DOM
6. 2026-06-13
   days on market $1,149,900 Active 93 DOM
7. 2026-06-09
   days on market $1,149,900 Active 89 DOM
8. 2026-06-08
   days on market $1,149,900 Active 88 DOM
9. 2026-06-07
   days on market $1,149,900 Active 87 DOM
10. 2026-06-04
    days on market $1,149,900 Active 84 DOM
11. 2026-06-03
    days on market $1,149,900 Active 83 DOM
12. 2026-06-02
    days on market $1,149,900 Active 82 DOM
13. 2026-06-01
    days on market $1,149,900 Active 81 DOM
14. 2026-05-31
    days on market $1,149,900 Active 80 DOM
15. 2026-05-01
    price $1,174,900 2805-char remark

    Show marketing remark (2805 chars)

    Welcome to Court & State, Newtown Borough’s only luxury townhouse community, ideally located along the charming and vibrant corridor of 215 S. State Street. This exclusive collection of just 12 artisan-designed residences blends modern sophistication with timeless historic charm, offering one of the last opportunities to live directly within Newtown’s walkable shopping and dining district. 113 Thornton Lane presents a stunning corner brick townhome spanning four thoughtfully designed levels, filled with natural light from large picturesque windows. With 4 bedrooms, 3 full bathrooms, and 1 half bath, plus a fully finished basement, this home offers exceptional flexibility and space for today’s lifestyle. The main level showcases a bright open-concept floor plan featuring hardwood flooring, high ceilings, and recessed lighting throughout. The modern kitchen is beautifully appointed with quartz countertops, stainless steel appliances, and ample pantry space, flowing seamlessly into the dining area and spacious living room—perfect for entertaining or everyday living. Upstairs on the second floor, you’ll find two generously sized bedrooms, a designer full bathroom with custom vanity and tile selections, and a convenient laundry room with front-load washer and dryer. An additional bonus room or office provides even more versatility. The third-floor primary suite is a private retreat, complete with a large walk-in closet and a luxurious five-piece spa-style bathroom featuring a freestanding soaking tub, oversized glass walk-in shower with body sprays and handheld fixtures, and elegant finishes throughout. The fully finished basement offers additional living space that can easily function as a fourth bedroom, guest suite, recreation room, or home office, along with extra storage. Additional highlights include: Two deeded parking spaces directly behind the home Multi-zone heating and A/C systems Smart home features including Nest thermostats and Ring security cameras Energy-efficient and green building amenities Large windows throughout providing abundant natural light Located in the heart of Newtown Borough, you’ll enjoy true walkable living with restaurants, cafés, boutiques, brunch spots, and taverns just steps from your door—offering the feel of city living with suburban charm. Outdoor enthusiasts will appreciate being just a short drive from Core Creek Park and Tyler State Park, while commuters benefit from easy access to I-95, the Pennsylvania Turnpike, Philadelphia, NYC, Doylestown, and New Hope. Opportunities like this are rare—luxury new construction in one of Bucks County’s most desirable and walkable boroughs. Schedule your private showing today and experience the best of Newtown living.

16. 2026-03-12
    listed $1,199,000 Active 2805-char remark

    Show marketing remark (2805 chars)

    Welcome to Court & State, Newtown Borough’s only luxury townhouse community, ideally located along the charming and vibrant corridor of 215 S. State Street. This exclusive collection of just 12 artisan-designed residences blends modern sophistication with timeless historic charm, offering one of the last opportunities to live directly within Newtown’s walkable shopping and dining district. 113 Thornton Lane presents a stunning corner brick townhome spanning four thoughtfully designed levels, filled with natural light from large picturesque windows. With 4 bedrooms, 3 full bathrooms, and 1 half bath, plus a fully finished basement, this home offers exceptional flexibility and space for today’s lifestyle. The main level showcases a bright open-concept floor plan featuring hardwood flooring, high ceilings, and recessed lighting throughout. The modern kitchen is beautifully appointed with quartz countertops, stainless steel appliances, and ample pantry space, flowing seamlessly into the dining area and spacious living room—perfect for entertaining or everyday living. Upstairs on the second floor, you’ll find two generously sized bedrooms, a designer full bathroom with custom vanity and tile selections, and a convenient laundry room with front-load washer and dryer. An additional bonus room or office provides even more versatility. The third-floor primary suite is a private retreat, complete with a large walk-in closet and a luxurious five-piece spa-style bathroom featuring a freestanding soaking tub, oversized glass walk-in shower with body sprays and handheld fixtures, and elegant finishes throughout. The fully finished basement offers additional living space that can easily function as a fourth bedroom, guest suite, recreation room, or home office, along with extra storage. Additional highlights include: Two deeded parking spaces directly behind the home Multi-zone heating and A/C systems Smart home features including Nest thermostats and Ring security cameras Energy-efficient and green building amenities Large windows throughout providing abundant natural light Located in the heart of Newtown Borough, you’ll enjoy true walkable living with restaurants, cafés, boutiques, brunch spots, and taverns just steps from your door—offering the feel of city living with suburban charm. Outdoor enthusiasts will appreciate being just a short drive from Core Creek Park and Tyler State Park, while commuters benefit from easy access to I-95, the Pennsylvania Turnpike, Philadelphia, NYC, Doylestown, and New Hope. Opportunities like this are rare—luxury new construction in one of Bucks County’s most desirable and walkable boroughs. Schedule your private showing today and experience the best of Newtown living.

17. 2025-08-18
    historical
18. 2025-07-16
    historical $6,250
19. 2025-07-04
    price $1,150,000
20. 2025-06-17
    price $6,250
21. 2025-05-23
    listed $7,000
22. 2025-05-09
    historical $7,000
23. 2025-05-09
    listed $1,200,000 Active
24. 2025-05-07
    listed $7,000

ⓘ 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: $13,596 · $1,133/mo
• Projected year-2 tax: $15,882 · $1,324/mo
• Expected delta: +$2,286/yr (+$191/mo · 16.8%)

ⓘ 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 ≥103°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 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,314
• − Mortgage interest: −$64,412
• − Property taxes: −$13,596
• − Insurance: −$5,750
• − Repairs & maintenance: −$3,145
• − Management: −$3,145
• − HOA: −$2,904
• − Depreciation: −$33,452
• Taxable loss: −$87,090
• Est. tax savings @ 24.0%: +$20,902
• After-tax cash flow: $-42,653/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This luxury townhome in Newtown Borough is in excellent condition with modern amenities and a well-maintained exterior. It offers a great opportunity for both resale and rental value with minor updates that can further enhance its appeal.

Value-add opportunities

• Resale Painting exterior brick — Enhances curb appeal
• Resale Landscaping improvements — Enhances curb appeal
• Both Add smart home features — Improves both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior brick — Enhances curb appeal ↑
• Resale Landscaping improvements — Enhances curb appeal ↑
• Both Add smart home features — Improves both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Council Rock SD
• NCES district ID: 4206960
• Math proficiency: 56% ▼ -12.00%
• Reading proficiency: 68% ▼ -13.00%
• Median HH income: $110,567
• Composite: 58.48/100
• National rank: #1000
• State rank: #36 of 539 in PA

Livability — Newtown

• Score: 81/100
• State rank: #163
• US rank: #1356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newtown, PA
• County: Bucks County · 506,477 people
• City population: 29,626
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 29,626
• Household income: $157,414
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 342.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Two or more races 8% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 6% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 15% · China, Canada, Vietnam
• Languages at home: 85% English-only · Russian/Polish/Slavic 5% Other Indo-European 3% Chinese 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: ▼ -390.94%
• Current HPI: 294.5484
• Rent YoY: ▲ 3.00%
• 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

+16684.3% since first listed

10 events — show timeline

• 2026-05-01 Price Changed $1,174,900 BRIGHT MLS
• 2026-03-12 Listed $1,199,000 BRIGHT MLS
• 2025-08-18 Listing Removed — BRIGHT MLS
• 2025-07-16 Rental Removed $6,250 BRIGHTMLS
• 2025-07-04 Price Changed $1,150,000 BRIGHT MLS
• 2025-06-17 Price Changed $6,250 BRIGHTMLS
• 2025-05-23 Listed for Rent $7,000 BRIGHTMLS
• 2025-05-09 Rental Removed $7,000 BRIGHTMLS
• 2025-05-09 Listed $1,200,000 BRIGHT MLS
• 2025-05-07 Listed for Rent $7,000 BRIGHTMLS