58 Trail Rd · Fairless Hills, PA 19056

$350,000

4 bd · 2.0 ba · 1,550 sqft · SingleFamily public records · 2 Days on market

Built 1958 7,000 sqft lot Est $451k · 22% 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this light-filled,   beautifully expanded home, where classic open plan design meets modern family needs.   Step inside to a bright and airy living room featuring a newer picture window that fills the space with natural light and offers a panoramic view of the front yard. As an added bonus, an open green space located directly across the street provides an enhanced sense of privacy and a scenic outlook.   The living room opens to the kitchen and dining area for your convenience.     The original garage has been professionally converted into a bright and versatile family room, creating the perfect space for relaxing, entertaining, working from home, o

Key facts

• Panoramic view
• Newer picture window
• High ceilings

Tags

• NEWER PICTURE WINDOW
• PANORAMIC VIEW
• BRIGHT VERSATILE FAMILY ROOM
• SCREENED-IN A-FRAME PORCH
• HIGH CEILINGS
• DEDICATED STORAGE ROOM

Property features AI

Exterior

• Parking: Driveway with two parking spaces; On-street parking available; Two total garage and parking spaces
• Utilities: Public water; Public sewer; Municipal trash service; Above-ground utilities; S/W changeover hot water
• Home design: Detached structure; Shingle roof; Frame construction; Slab foundation
• Construction: Built year per assessor; Frame construction; Shingle roof; Slab foundation
• Exterior features: Lot approximately 70 x 100; Ground rent paid annually; Above-grade and below-grade structures noted

Interior

• Bedrooms: Two bedrooms on the main level; Two bedrooms on the first upper level
• Bathrooms: One full bathroom on the main level; One full bathroom on the first upper level; Two full bathrooms total
• Heating & cooling: Baseboard hot water heating (oil fuel); Central air conditioning (electric)
• Interior features: Living room; Dining room; Family room; Screened porch; Property not in a federal flood zone; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $345k (1.5% below list).
• Recommended offer: $345k (1.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.5% in Fairless Hills — 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 80/100 on livability (#205 in PA, #1,823 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F.
• Neshaminy SD (suburban): math 41% / reading 57% proficiency, ranked #150 of 539 in PA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 31 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).
• This rent runs 37% of the median local income ($112k/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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $344,652 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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 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?
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: 0.98% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $451,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Trail Rd	0.04mi	4/2.0	1,550 (0%)	0mo	$350,000	$226	98
17 Tulip Tree Rd	0.34mi	4/2.0	1,597 (+3%)	3mo	$250,000	$157	77
12 Tulip Tree Rd	0.30mi	4/2.0	1,569 (+1%)	9mo	$465,000	$296	76
43 Tweed Rd	0.18mi	3/2.5 (-1)	1,632 (+5%)	3mo	$475,000	$291	74
55 Terrace Rd	0.34mi	3/2.5 (-1)	1,564 (+1%)	9mo	$465,000	$297	68
109 Blough Rd	0.49mi	3/2.0 (-1)	1,692 (+9%)	2mo	$481,000	$284	55
127 Hedge Rd	0.50mi	5/2.0 (+1)	1,730 (+12%)	1mo	$383,000	$221	51
215 Blough Ct	0.61mi	3/1.0 (-1)	1,680 (+8%)	3mo	$390,000	$232	46
429 Stanford Rd	0.71mi	4/2.5	1,645 (+6%)	10mo	$490,000	$298	46
204 Suffolk Rd	0.55mi	3/1.0 (-1)	1,416 (-9%)	12mo	$415,000	$293	41
89 Harrow Rd	0.65mi	4/2.0	1,350 (-13%)	11mo	$471,000	$349	40
402 Stanford Rd	0.71mi	3/2.5 (-1)	1,762 (+14%)	8mo	$475,000	$270	30

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-35,921
• Equity at exit: $52,186

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-4,396
• Equity at exit: $30,262

Cash invested: $98,000 (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 19056

• Active inventory: 31
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,447 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$416 /mo · $4,987/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $326

Break-even live

Break-even rent $3,034

Max offer price $350,000

Occupancy floor 86%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Middletown Blvd Langhorne, PA	1.0–3.0	1.0–2.0	1077	$4,059	$3.77	1d	84	0.70mi
153 Mercer Ct Fairless Hills, PA	3.0	2.5	1848	$3,500	$1.89	1d	1	0.86mi
100 Harpers Xing Langhorne, PA	1.0–3.0	1.0–2.0	1071	$3,295	$3.08	1d	29	1.45mi

Listing history 6 events

1. 2026-06-18
   days on market $350,000 Active 2 DOM
2. 2026-06-17
   statusdays on market $350,000 Active 1 DOM
3. 2026-06-16
   days on market $350,000 Coming Soon 5 DOM
4. 2026-06-15
   days on market $350,000 Coming Soon 4 DOM
5. 2026-06-13
   remarks 669-char remark
6. 2026-06-13
   listed $350,000 Coming Soon 2 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: $4,987 · $416/mo
• Projected year-2 tax: $5,259 · $438/mo
• Expected delta: +$271/yr (+$23/mo · 5.4%)

ⓘ 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 ≥102°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: $41,358
• − Mortgage interest: −$19,605
• − Property taxes: −$4,987
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,309
• − Management: −$3,309
• − Depreciation: −$10,182
• Taxable loss: −$1,783
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $4,339/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: Neshaminy SD
• NCES district ID: 4216410
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $78,072
• Composite: 44.58/100
• National rank: #2782
• State rank: #150 of 539 in PA

Livability — Fairless Hills

• Score: 80/100
• State rank: #205
• US rank: #1823

Category grades

Amenities F Commute F Cost of living A- 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: 12,305
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 15,960
• Household income: $111,594
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 406.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 8% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Romanian 7% Scotch-Irish 2% Swiss 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 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: ▼ -208.54%
• Current HPI: 309.3854
• 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

1 event — show timeline

• 2026-06-11 Coming Soon $350,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $4,987 · +7.2% YoY. Source: county tax records.