2194 Harmony Ln · Ivyland, PA 18929

$412,000

4 bd · 2.0 ba · 2,195 sqft · SingleFamily public records · 13 Days on market

Built 1929 0.34 ac lot $188/sqft · 46% below area Est $769k · 46% 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 +16.7/30.0
• ARV discount +15.0/15.0
• Schools +5.8/10.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• 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 Harmony Lane in Jamison! This spacious 5-bedroom, 2 full bath home is filled with opportunity and ready for your ideas and personal touch. Offering incredible potential, this property is perfect for buyers looking to create their dream home in a highly desirable Bucks County location. The home features a large driveway with ample parking for multiple vehicles, making it ideal for gatherings and everyday convenience. Out back, enjoy a semi-fenced yard that provides privacy and space for outdoor entertaining, pets, or play. Located within the award-winning Central Bucks School District, this home is just minutes from local parks, schools, medical centers, and the Neshaminy Valley G

Key facts

• 0.34 acre lot
• Built 1929
• Listed 13 days

Property features AI

Exterior

• Utilities: Well water; Holding tank sewer; Electric cooling fuel; Oil heating fuel
• Home design: Detached property; Fee simple ownership
• Construction: Estimated year built; Other foundation
• Exterior features: Level to sloping lot; Shed on the property; Above-grade other structures

Interior

• Bedrooms: Three bedrooms on the main level; Two bedrooms on the first upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Electric baseboard heat; Window air conditioning units; Oil-fired hot water
• Interior features: Partial unfinished basement; Estimated living area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $412k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/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 $372k (9.7% below list).
• Recommended offer: $372k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.3% in Ivyland — 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 (#198 in PA, #1,722 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, commute D, amenities 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.
• Market conditions: 28 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $3k of loan paydown is wiped out by about $12k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 31y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $123k; list at $412k implies a 235% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $371,869 (9.7% below list)

Questions for the listing agent

1. Built in 1929 — 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. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (median comp): $768,693
• List price: $412,000
• Delta: -46.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2287 Golden Rod Ct	0.65mi	4/2.5	2,376 (+8%)	15mo	$806,000	$339	41
1407 Bayberry Dr	0.74mi	4/2.5	2,505 (+14%)	9mo	$761,100	$304	33
1432 Ivy Cir	0.73mi	4/2.5	2,524 (+15%)	11mo	$908,000	$360	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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-50,394
• Equity at exit: $61,431

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-22,935
• Equity at exit: $35,622

Cash invested: $115,360 (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 18929

• Home prices YoY: -20.9%
• Active inventory: 28
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,719 high
• Mortgage (P&I): −$2,161
• Tax from tax record: −$348 /mo · $4,174/yr
• Insurance: −$172
• HOA: −$0
• Vacancy / Maint / Mgmt: −$781
• Net cashflow: $258

Break-even live

Break-even rent $3,392

Max offer price $412,000

Occupancy floor 88%

Sensitivity live

Price	-10% $491	-5% $374	+0% $258	+5% $141	+10% $25
Rent	-10% $-36	-5% $111	+0% $258	+5% $405	+10% $552
Rate	-1.0pp $465	-0.5pp $363	base $258	+0.5pp $151	+1.0pp $42

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: $103,000
• Closing costs: $12,360
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4003 Marquis Ln Unit 4003 Jamison, PA	3.0	2.5	2465	$4,100	$1.66	45d	1	0.76mi
1470 Sweetbriar Dr Jamison, PA	3.0	2.5	2246	$3,500	$1.56	10d	1	0.96mi
1509 Sweetbriar Dr Jamison, PA	3.0	2.5	1768	$3,000	$1.70	4d	1	1.00mi
1629 Rockcress Dr Jamison, PA	3.0	2.5	2082	$3,199	$1.54	44d	1	1.21mi
1529 Margaret Ct Jamison, PA	3.0	2.5	2420	$3,000	$1.24	44d	1	1.25mi
1527 Margaret Ct #7 Jamison, PA	4.0	2.5	2300	$3,300	$1.43	44d	1	1.25mi
1508 Carol Ct Jamison, PA	3.0	2.5	1737	$3,300	$1.90	25d	1	1.29mi
1017 Beechwood Pl Warminster, PA	3.0	2.5	1520	$2,850	$1.88	3d	1	1.32mi

Listing history 9 events

1. 2026-06-17
   status $412,000 Pending 13 DOM
2. 2026-05-07
   historical Active Under Contract 1004-char remark
3. 2026-05-06
   price $412,000 1004-char remark
4. 2026-04-29
   price $425,000 1004-char remark
5. 2026-04-25
   listed $442,000 Active 1004-char remark
6. 2026-04-23
   historical $442,000 1004-char remark
7. 1995-02-28
   listed $149,800
8. 1995-02-28
   historical
9. 1990-09-06
   soldstatus $123,000

ⓘ 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: $4,174 · $348/mo
• Projected year-2 tax: $5,342 · $445/mo
• Expected delta: +$1,168/yr (+$97/mo · 28.0%)

ⓘ 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 ≥100°F today · 14 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: $44,624
• − Mortgage interest: −$23,078
• − Property taxes: −$4,174
• − Insurance: −$2,060
• − Repairs & maintenance: −$3,570
• − Management: −$3,570
• − Depreciation: −$11,985
• Taxable loss: −$3,813
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $4,008/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 — Ivyland

• Score: 80/100
• State rank: #198
• US rank: #1722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 9,748
• Household income: $179,380
• Rent vs Own: 3.9% rent · 96.1% own
• Severe rent burden: 28.0

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% Two or more races 11% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Romanian 8% Subsaharan African 6% Scotch-Irish 4%
• Foreign-born: 14% · Canada, China, Jamaica
• Languages at home: 75% English-only · Russian/Polish/Slavic 11% Spanish 8% Arabic 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: ▼ -81.73%
• Current HPI: 309.02
• 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

+235.0% since first listed

9 events — show timeline

• 2026-06-17 Pending — BRIGHT MLS
• 2026-05-07 Contingent — BRIGHT MLS
• 2026-05-06 Price Changed $412,000 BRIGHT MLS
• 2026-04-29 Price Changed $425,000 BRIGHT MLS
• 2026-04-25 Listed $442,000 BRIGHT MLS
• 2026-04-23 Coming Soon $442,000 BRIGHT MLS
• 1995-02-28 Listing Removed — BRIGHT MLS
• 1995-02-28 Listed $149,800 BRIGHT MLS
• 1990-09-06 Sold (Public Records) $123,000 Public Records

Property tax history

+1.3%/yr

Latest (2026): $4,174 · +5.8% YoY. Source: county tax records.