6 N Main St · New Hope, PA 18955

$375,000

8 bd · 5.5 ba · 3,927 sqft · MultiFamily public records · 6 Days on market

Built 1850 0.32 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Appreciation +5.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Investment opportunity! Solid 3 unit rental, needs updating but with the size it has loads of potential! Left side unit has living room, dining room, kitchen with rear access, upstairs has 2 bedrooms and full bath. This unit also has access to basement with laundry hookups. Other side has 2 units, up and down. 1st floor features new bathroom, kitchen with rear access along with living room and 2 bedrooms with access to basement and laundry. The upstairs apartment has 2 entrances, front and back, full kitchen, living room and 2 bedrooms and full bath with hook ups for laundry. Even has access to a full attic that has potential also. Outside you have a large off street parking lot, patios a

Key facts

• 2 entrances
• Full kitchen
• New bathroom

Tags

• REAR ACCESS
• NEW BATHROOM
• FULL KITCHEN
• 2 ENTRANCES
• FULL ATTIC
• LARGE OFF STREET PARKING LOT

What this means for you Summary

Snapshot

• This is a 8-bed/5.5-bath multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $7k ($85k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $375k).
• Cap rate 30.3% vs local median 1.0% in New Hope — 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 74/100 on livability (#494 in PA, #4,556 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, health & safety A+; Watch: amenities D+, commute F, cost of living F.
• New Hope-Solebury SD (suburban): math 63% / reading 75% proficiency, ranked #17 of 539 in PA (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 9 active listings in the ZIP; 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($3k loan paydown + $6k appreciation (1.6% local appreciation)).
• Bucks County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $105k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $375,000

Questions for the listing agent

1. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.43% ✓
• Cap rate: 30.34%
• Cash-on-cash: 85.87%
• DSCR: 4.82
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 84.1%
• Equity multiple: 5.46×
• Total profit: $468,668
• Equity at exit: $140,716

10-year hold

• IRR: 84.5%
• Equity multiple: 11.23×
• Total profit: $1,074,147
• Equity at exit: $197,245

Cash invested: $105,000 (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 18955

• Home prices YoY: 0.5%
• Active inventory: 9
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $12,872 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$533 /mo · $6,393/yr
• Insurance: −$156
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,703
• Net cashflow: $7,053

Break-even live

Break-even rent $3,944

Max offer price $375,000

Occupancy floor 40%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$12,873
Total (3 units)			$12,872

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-24
   status Pending
2. 2026-03-18
   listed $375,000 Active

ⓘ 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: $6,393 · $533/mo
• Projected year-2 tax: $6,393 · $533/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $154,464
• − Mortgage interest: −$21,006
• − Property taxes: −$6,393
• − Insurance: −$7,400
• − Repairs & maintenance: −$12,357
• − Management: −$12,357
• − Depreciation: −$10,909
• Taxable income: $84,042
• Est. tax owed @ 24.0%: −$20,170
• After-tax cash flow: $64,465/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: New Hope-Solebury SD
• NCES district ID: 4216860
• Math proficiency: 63% ▼ -9.00%
• Reading proficiency: 75% ▼ -10.00%
• Median HH income: $104,500
• Composite: 63.7/100
• National rank: #602
• State rank: #17 of 539 in PA

Livability — New Hope

• Score: 74/100
• State rank: #494
• US rank: #4556

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Hope, PA
• City population: 13,649
• Population (ZIP): 1,453

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 10% German 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 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: ▲ 1.64%
• Current HPI: 309.5531
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-03-24 Pending — BRIGHT MLS
• 2026-03-18 Listed $375,000 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2026): $6,393 · +2.8% YoY. Source: county tax records.