418 Jefferson St · Lansdale, PA 19446

$425,000

3 bd · 1.5 ba · 1,000 sqft · SingleFamily public records · 50 Days on market

Built 1961 3,920 sqft lot $425/sqft · 50% above area Est $567k · 25% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Schools +5.2/10.0
• Cash flow +4.9/30.0
• Livability +4.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Borough Twin! This Wonderful Home Features An Awesome New Maple Kitchen w/ Built-in Table Nook, Harwood Flrs, Butler Pantry, Gas Stove, Lazy Susan & More! Upper Level Features Living Rm, dining Rm, and 3 bdrms ( 3rd bdrm used as exercise rm, can be converted back if Buyer's desire), Hall bath w/ wainscoating and tub. Main Level features 1 car garage, Laundry rm, Gas Hot Water Heater, 3 yr old Gas Furnace, Powder Rm, Play rm, and Family rm w/ Built-in Entertainment Center w/ Gas FP, Built-in shelves, and Hidden TV storage. Newer Atrium Dr to Fenced Yard w/ Tree house. All Vinyl Thermal Wdws Tilt-in, This Home is Well Cared for and a Great Value! 1 yr AHS Home Warranty Included!

Key facts

• Garage
• Built 1961
• Listed 50 days

Property features AI

Exterior

• Parking: Front-entry attached garage (1 car); Driveway space for 1 car; Two total parking spaces
• Utilities: Public water; Public sewer; 200+ amp electric service with circuit breakers; Natural gas available; Cable TV available; Phone service available; Natural gas hot water
• Home design: Semi-detached property; Estimated year built
• Construction: Brick and stone construction; Concrete perimeter foundation; Flat and pitched shingle roof
• Exterior features: Patio; Sidewalks; Street lights

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three main-level bedrooms; One bedroom on lower level
• Flooring: Hardwood floors; Carpet; Terrazzo
• Bathrooms: One full bathroom; One half bathroom on a lower level
• Heating & cooling: Hot water baseboard heating (natural gas); Wall-mounted air conditioning (electric)
• Interior features: Ceiling fans; Built-in shelving; Formal dining room; Eat-in kitchen; Entry-level bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (42.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (47.5% below list).
• Recommended offer: $223k (47.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 89/100 on livability (#31 in PA, #170 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+.
• North Penn SD (suburban): math 48% / reading 67% proficiency, ranked #76 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.1%/yr); 186 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,936 units permitted in Montgomery County in 2024 (530 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 $13k of value loss. Plan a longer hold.
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y ago 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.
• Current owner paid $174k; list at $425k implies a 144% gain — meaningful room to come down on a strong offer.

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 $222,937 (47.5% 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 50 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.52% ✗
• Cap rate: 3.40%
• Cash-on-cash: -10.33%
• DSCR: 0.54
• GRM: 15.9

CMA / ARV

• ARV (median comp): $567,488
• List price: $425,000
• Delta: -25.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
634 Susquehanna Ave	0.29mi	2/1.0 (-1)	997 (-0%)	15mo	$350,000	$351	67
638 Susquehanna Ave	0.29mi	2/1.0 (-1)	965 (-4%)	13mo	$360,000	$373	62
499 Wade Ave	0.70mi	3/1.0	1,000 (0%)	12mo	$370,000	$370	56
307 Perkiomen Ave	0.30mi	3/1.0	1,142 (+14%)	7mo	$412,900	$362	55
714 Columbia Ave	0.69mi	2/1.0 (-1)	1,080 (+8%)	16mo	$430,000	$398	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 · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -34.9%
• Equity multiple: -0.13×
• Total profit: $-134,010
• Equity at exit: $63,369

10-year hold

• IRR: -45.4%
• Equity multiple: -0.68×
• Total profit: $-200,232
• Equity at exit: $36,746

Cash invested: $119,000 (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 19446

• Rents YoY: 3.1%
• Active inventory: 186
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$380 /mo · $4,561/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-1,025

Break-even live

Break-even rent $3,526

Max offer price $243,986

Occupancy floor —

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 S Broad St Lansdale, PA	2.0	1.0–2.0	811	$2,395	$2.95	1d	14	0.28mi
333 S Line St Lansdale, PA	2.0	1.0	968	$1,900	$1.96	21d	1	0.31mi
319 Whites Rd Lansdale, PA	2.0	1.0	875	$1,815	$2.07	1d	3	0.35mi
200 S Line St Lansdale, PA	1.0–2.0	1.0–1.5	1077	$2,299	$2.13	19d	6	0.36mi
359 Whites Rd Unit C Lansdale, PA	2.0	1.5	864	$2,000	$2.31	21d	1	0.40mi
38 Jenkins Ave Lansdale, PA	1.0–2.0	1.0	713	$1,681	$2.36	1d	2	0.41mi
100 Reading Cir Lansdale, PA	1.0–2.0	1.0–2.0	1042	$2,979	$2.86	1d	28	0.59mi
325 Madison St Lansdale, PA	2.0	1.0–2.0	886	$2,320	$2.62	1d	8	0.73mi
501 N Cannon Ave Unit B105 Lansdale, PA	2.0	1.0	850	$1,995	$2.35	1d	1	0.97mi
501 N Cannon Ave Unit A203 Lansdale, PA	2.0	1.0	850	$1,895	$2.23	1d	1	0.98mi
108 Allison Ct Lansdale, PA	2.0	1.5	1232	$2,500	$2.03	2d	1	1.02mi
31 W End Dr Lansdale, PA	3.0	2.0	1380	$3,100	$2.25	16d	1	1.09mi
826 Shaw Ave Lansdale, PA	3.0	1.0	1170	$2,500	$2.14	43d	1	1.10mi
757 E Main St Lansdale, PA	1.0–2.0	1.0	759	$1,620	$2.13	1d	31	1.12mi
7 Belfast Dr North Wales, PA	2.0	1.0	934	$1,999	$2.14	1d	1	1.17mi
1 Marlbrook Ln Lansdale, PA	1.0–3.0	1.0–2.0	1251	$2,639	$2.11	1d	19	1.18mi
7 Wexford Dr North Wales, PA	2.0	1.0	990	$1,900	$1.92	3d	1	1.23mi
1158 Welsh Rd Lansdale, PA	1.0–2.0	1.0–1.5	880	$1,880	$2.14	1d	19	1.27mi
1408 N Wales Rd North Wales, PA	3.0	1.0	1033	$2,300	$2.23	1d	1	1.35mi
100 Snyder Rd Lansdale, PA	1.0–2.0	1.0–1.5	803	$2,215	$2.76	1d	18	1.36mi

Listing history 33 events

1. 2026-06-18
   days on market $425,000 Active 50 DOM
2. 2026-06-17
   days on market $425,000 Active 49 DOM
3. 2026-06-16
   days on market $425,000 Active 48 DOM
4. 2026-06-15
   days on market $425,000 Active 47 DOM
5. 2026-06-13
   days on market $425,000 Active 45 DOM
6. 2026-06-13
   days on market $425,000 Active 44 DOM
7. 2026-06-09
   days on market $425,000 Active 41 DOM
8. 2026-06-08
   days on market $425,000 Active 40 DOM
9. 2026-06-07
   days on market $425,000 Active 39 DOM
10. 2026-06-03
    days on market $425,000 Active 35 DOM
11. 2026-06-02
    days on market $425,000 Active 34 DOM
12. 2026-06-01
    days on market $425,000 Active 33 DOM
13. 2026-05-31
    days on market $425,000 Active 32 DOM
14. 2026-04-29
    listed $425,000 Active 1180-char remark
15. 2025-08-31
    historical
16. 2025-07-19
    price $350,000
17. 2025-07-08
    price $369,900
18. 2025-06-27
    price $379,900
19. 2025-06-23
    price $391,500
20. 2025-06-20
    price $399,800
21. 2025-06-19
    price $400,000
22. 2025-06-16
    listed $415,000 Active
23. 2005-01-20
    soldstatus $174,000
24. 2005-01-14
    soldstatus $174,000

    Show marketing remark (698 chars)

    Great Borough Twin! This Wonderful Home Features An Awesome New Maple Kitchen w/ Built-in Table Nook, Harwood Flrs, Butler Pantry, Gas Stove, Lazy Susan & More! Upper Level Features Living Rm, dining Rm, and 3 bdrms ( 3rd bdrm used as exercise rm, can be converted back if Buyer's desire), Hall bath w/ wainscoating and tub. Main Level features 1 car garage, Laundry rm, Gas Hot Water Heater, 3 yr old Gas Furnace, Powder Rm, Play rm, and Family rm w/ Built-in Entertainment Center w/ Gas FP, Built-in shelves, and Hidden TV storage. Newer Atrium Dr to Fenced Yard w/ Tree house. All Vinyl Thermal Wdws Tilt-in, This Home is Well Cared for and a Great Value! 1 yr AHS Home Warranty Included!

25. 2004-11-30
    historical

    Show marketing remark (698 chars)

    Great Borough Twin! This Wonderful Home Features An Awesome New Maple Kitchen w/ Built-in Table Nook, Harwood Flrs, Butler Pantry, Gas Stove, Lazy Susan & More! Upper Level Features Living Rm, dining Rm, and 3 bdrms ( 3rd bdrm used as exercise rm, can be converted back if Buyer's desire), Hall bath w/ wainscoating and tub. Main Level features 1 car garage, Laundry rm, Gas Hot Water Heater, 3 yr old Gas Furnace, Powder Rm, Play rm, and Family rm w/ Built-in Entertainment Center w/ Gas FP, Built-in shelves, and Hidden TV storage. Newer Atrium Dr to Fenced Yard w/ Tree house. All Vinyl Thermal Wdws Tilt-in, This Home is Well Cared for and a Great Value! 1 yr AHS Home Warranty Included!

26. 2004-10-26
    listed $174,000

    Show marketing remark (698 chars)

    Great Borough Twin! This Wonderful Home Features An Awesome New Maple Kitchen w/ Built-in Table Nook, Harwood Flrs, Butler Pantry, Gas Stove, Lazy Susan & More! Upper Level Features Living Rm, dining Rm, and 3 bdrms ( 3rd bdrm used as exercise rm, can be converted back if Buyer's desire), Hall bath w/ wainscoating and tub. Main Level features 1 car garage, Laundry rm, Gas Hot Water Heater, 3 yr old Gas Furnace, Powder Rm, Play rm, and Family rm w/ Built-in Entertainment Center w/ Gas FP, Built-in shelves, and Hidden TV storage. Newer Atrium Dr to Fenced Yard w/ Tree house. All Vinyl Thermal Wdws Tilt-in, This Home is Well Cared for and a Great Value! 1 yr AHS Home Warranty Included!

27. 1996-04-30
    soldstatus $116,807
28. 1996-04-26
    soldstatus $116,807
29. 1996-03-16
    historical
30. 1996-01-16
    listed $116,807
31. 1996-01-10
    historical
32. 1995-06-01
    listed $117,950
33. 1990-11-21
    soldstatus $119,000

ⓘ 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: $4,561 · $380/mo
• Projected year-2 tax: $5,638 · $470/mo
• Expected delta: +$1,077/yr (+$90/mo · 23.6%)

ⓘ 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 ≥99°F today · 15 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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,752
• − Mortgage interest: −$23,807
• − Property taxes: −$4,561
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$12,364
• Taxable loss: −$20,384
• Est. tax savings @ 24.0%: +$4,892
• After-tax cash flow: $-7,404/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: North Penn SD
• NCES district ID: 4217280
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 67% ▼ -9.00%
• Median HH income: $76,866
• Composite: 51.5/100
• National rank: #1722
• State rank: #76 of 539 in PA

Livability — Lansdale

• Score: 89/100
• State rank: #31
• US rank: #170

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansdale, PA
• County: Montgomery County · 712,331 people
• City population: 61,848
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 61,848
• Household income: $106,310
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 1930.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 856,074 people
• By 2030: 870,887 · +1.7%
• By 2040: 891,195 · +4.1%
• By 2050: 896,417 · +4.7%
• By 2075: 903,212 · +5.5%
• By 2100: 843,240 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Asian 14% Black 7% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Slovak 2% Scotch-Irish 1%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 81% English-only · Other Indo-European 6% Spanish 2% Korean 2%

Political lean MEDSL · Montgomery

• 2024 margin: Strong D (+22.8) · D 60.9% · R 38.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: 20.8pp · 2024: 22.8pp
• All cycles: 2024: D+22.8 2020: D+26.3 2016: D+21.1 2012: D+14.3 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -340.90%
• Current HPI: 279.3557
• Rent YoY: ▲ 3.08%
• 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

+257.1% since first listed

20 events — show timeline

• 2026-04-29 Listed $425,000 BRIGHT MLS
• 2025-08-31 Listing Removed — BRIGHT MLS
• 2025-07-19 Price Changed $350,000 BRIGHT MLS
• 2025-07-08 Price Changed $369,900 BRIGHT MLS
• 2025-06-27 Price Changed $379,900 BRIGHT MLS
• 2025-06-23 Price Changed $391,500 BRIGHT MLS
• 2025-06-20 Price Changed $399,800 BRIGHT MLS
• 2025-06-19 Price Changed $400,000 BRIGHT MLS
• 2025-06-16 Listed $415,000 BRIGHT MLS
• 2005-01-20 Sold (Public Records) $174,000 Public Records
• 2005-01-14 Sold (MLS) $174,000 BRIGHT MLS
• 2004-11-30 Listing Removed — BRIGHT MLS
• 2004-10-26 Listed $174,000 BRIGHT MLS
• 1996-04-30 Sold (Public Records) $116,807 Public Records
• 1996-04-26 Sold (MLS) $116,807 BRIGHT MLS
• 1996-03-16 Listing Removed — BRIGHT MLS
• 1996-01-16 Listed $116,807 BRIGHT MLS
• 1996-01-10 Listing Removed — BRIGHT MLS
• 1995-06-01 Listed $117,950 BRIGHT MLS
• 1990-11-21 Sold (Public Records) $119,000 Public Records

Property tax history

+3.5%/yr

Latest (2026): $4,561 · +4.6% YoY. Source: county tax records.