510 Radcliffe St · Bristol, PA 19007

$699,900

16 bd · 5.0 ba · 3,104 sqft · MultiFamily public records · 2 Days on market

Built 1880 5,904 sqft lot

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Why this score? — see what drove the B- 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Rare opportunity to own a 4 unit converted Victorian in historic Bristol located directly on the river with million dollar views! Sale offered to settle estate. Bring your best offer for this money maker.

Key facts

• Million dollar views
• Historic bristol
• 5,904 sq ft lot

Tags

• 4 UNIT CONVERTED VICTORIAN
• HISTORIC BRISTOL
• DIRECTLY ON THE RIVER
• MILLION DOLLAR VIEWS

Property features AI

Finance

• Other: Ground rent payable annually
• Financial info: Land and improvement assessed separately (assessed values available); Existing leases are month-to-month

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Fee simple ownership
• Construction: Masonry construction; Stone foundation; Above-grade and below-grade structures; Above-grade finished area approximately 3,104
• Exterior features: Private dock (1); Navigable river frontage (40 ft); Water access; on-waterfront, water-oriented setting; Lot dimensions approximately 48 x 123

Interior

• Bedrooms: One single-room unit; Two one-bedroom units; One two-bedroom unit
• Heating & cooling: Zoned heating; Steam/radiator heat; Natural gas heating; Window air conditioning units (electric)
• Interior features: Month-to-month leases for units; Three units currently leased, one unit vacant

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.5-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $592/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $700k).
• Cap rate 10.4% vs local median 3.4% in Bristol — 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 73/100 on livability (#546 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute C-, amenities F, health & safety F.
• Bristol Borough SD (suburban): math 24% / reading 40% proficiency, ranked #435 of 539 in PA (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 133 active listings in the ZIP; 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).
• At $8,887/mo this rent would consume 163% of the median local household income ($66k/yr) (locally 808% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $196k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $183k; list at $700k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $699,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.84%
• DSCR: 1.66
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $37,464
• Equity at exit: $104,357

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $226,960
• Equity at exit: $60,515

Cash invested: $195,972 (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 19007

• Active inventory: 133
• Price-to-rent: 26.3×

Monthly cashflow live

• Estimated rent: $8,887 high
• Mortgage (P&I): −$3,670
• Tax from tax record: −$635 /mo · $7,615/yr
• Insurance: −$292
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,866
• Net cashflow: $2,369

Break-even live

Break-even rent $5,889

Max offer price $699,900

Occupancy floor 68%

Sensitivity live

Price	-10% $2,765	-5% $2,567	+0% $2,369	+5% $2,171	+10% $1,972
Rent	-10% $1,667	-5% $2,018	+0% $2,369	+5% $2,720	+10% $3,071
Rate	-1.0pp $2,721	-0.5pp $2,547	base $2,369	+0.5pp $2,187	+1.0pp $2,003

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	1.5	$8,888
Total (4 units)			$8,887

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: $174,975
• Closing costs: $20,997
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $699,900 Coming Soon 2 DOM
2. 2026-06-17
   remarks 205-char remark
3. 2026-06-17
   listed $699,900 Coming Soon 1 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: $7,615 · $635/mo
• Projected year-2 tax: $9,337 · $778/mo
• Expected delta: +$1,722/yr (+$143/mo · 22.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $106,644
• − Mortgage interest: −$39,205
• − Property taxes: −$7,615
• − Insurance: −$4,166
• − Repairs & maintenance: −$8,532
• − Management: −$8,532
• − Depreciation: −$20,361
• Taxable income: $18,234
• Est. tax owed @ 24.0%: −$4,376
• After-tax cash flow: $24,047/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: Bristol Borough SD
• NCES district ID: 4204200
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 40% ▼ -13.00%
• Median HH income: $46,340
• Composite: 27.45/100
• National rank: #6963
• State rank: #435 of 539 in PA

Livability — Bristol

• Score: 73/100
• State rank: #546
• US rank: #5093

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bristol, PA
• County: Bucks County · 506,477 people
• City population: 21,800
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 21,800
• Household income: $65,511
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 808.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 14% Black 14% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 6% Swiss 1% Subsaharan African 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -190.79%
• Current HPI: 307.0709
• 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

+459.9% since first listed

3 events — show timeline

• 2026-06-17 Coming Soon $699,900 BRIGHT MLS
• 1993-05-26 Sold (Public Records) $183,000 Public Records
• 1986-04-30 Sold (Public Records) $125,000 Public Records

Property tax history

+0.7%/yr

Latest (2026): $7,615 · +0.9% YoY. Source: county tax records.