108 Durham Rd · Newtown, PA 18940

$450,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 44 Days on market

Built 1963 0.53 ac lot $486/sqft · 34% below area Est $686k · 34% under ↓ 14% since listing

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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
• Cash flow +7.2/30.0
• Schools +5.8/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

First time offered in over 60 years, this 3-bedroom, 1-bath bi-level home in Newtown presents a rare opportunity to renovate and create something truly your own in a prime Bucks County location. Featuring two separate living areas, a flexible floor plan, a walk-out basement with Bilco doors, and a dedicated workshop, the home offers excellent potential. Conveniently located within walking distance to Newtown’s shops, restaurants, and everyday amenities, and situated in the award-winning Council Rock School District. Substantial updating and improvements are needed throughout, and the property is being sold in its present condition. Please note: showings are limited, as both sellers an

Key facts

• 0.53 acre lot
• Built 1963
• Listed 44 days

Property features AI

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Public water; Public sewer; No municipal trash service
• Home design: Detached residence; Ownership is fee simple
• Construction: Frame construction; Block foundation; Above-grade other structures noted
• Exterior features: Shed on the property; Lot dimensions approximately 109 x 213

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors; Vinyl floors
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating (oil); Central air conditioning (electric); Electric hot water
• Interior features: Ramp to main level; Partial finished basement with walkout stairs and outside entrance; Workshop space
• Laundry & utility: Laundry located on the lower floor; Utility room in the home

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-628 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (36.3% below list).
• Recommended offer: $287k (36.3% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 1.9% in Newtown — 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 81/100 on livability (#163 in PA, #1,356 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, health & safety A+; Watch: commute F, cost of living F.
• Council Rock SD (suburban): math 56% / reading 68% proficiency, ranked #36 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Newtown El Sch (math 58% / reading 76%, grade B+, #202 of 1,518 statewide, top 15%, 582 students, 11% FRL); Newtown Ms (math 49% / reading 73%, grade B+, #36 of 512 statewide, top 7%, 851 students, 9% FRL); Council Rock Hs North (math 92% / reading 24%, grade C, #84 of 437 statewide, top 19%, 1,622 students, 11% FRL).
• Market conditions: Rents rising (+3.0%/yr); 161 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $14k 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

• It's been on market 44 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.

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 $286,652 (36.3% 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 44 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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: 0.64% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.98%
• DSCR: 0.73
• GRM: 13.1

CMA / ARV

• ARV (median comp): $686,039
• List price: $450,000
• Delta: -34.41%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 German Ave	0.63mi	3/1.0	938 (+1%)	7mo	$500,000	$533	62
307 Edgeboro Dr	0.59mi	3/1.0	1,053 (+14%)	19mo	$652,000	$619	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.10×
• Total profit: $-112,994
• Equity at exit: $67,096

10-year hold

• IRR: -24.0%
• Equity multiple: -0.19×
• Total profit: $-150,247
• Equity at exit: $38,908

Cash invested: $126,000 (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 18940

• Rents YoY: 3.0%
• Active inventory: 161
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,867 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$345 /mo · $4,140/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-628

Break-even live

Break-even rent $3,661

Max offer price $339,098

Occupancy floor —

Sensitivity live

Price	-10% $-373	-5% $-500	+0% $-628	+5% $-755	+10% $-883
Rent	-10% $-854	-5% $-741	+0% $-628	+5% $-515	+10% $-401
Rate	-1.0pp $-401	-0.5pp $-513	base $-628	+0.5pp $-744	+1.0pp $-863

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Eaton Ct Unit 62 Newtown, PA	2.0	2.0	1018	$2,650	$2.60	7d	1	1.24mi
308 Diamond Dr Newtown, PA	2.0	2.0	971	$2,150	$2.21	14d	1	1.41mi

Listing history 13 events

1. 2026-06-16
   statusdays on market $450,000 Pending 44 DOM
2. 2026-06-15
   days on market $450,000 Active 43 DOM
3. 2026-06-13
   days on market $450,000 Active 41 DOM
4. 2026-06-09
   days on market $450,000 Active 37 DOM
5. 2026-06-08
   days on market $450,000 Active 36 DOM
6. 2026-06-07
   days on market $450,000 Active 35 DOM
7. 2026-06-04
   days on market $450,000 Active 32 DOM
8. 2026-06-03
   days on market $450,000 Active 31 DOM
9. 2026-06-02
   days on market $450,000 Active 30 DOM
10. 2026-06-01
    days on market $450,000 Active 29 DOM
11. 2026-05-31
    days on market $450,000 Active 28 DOM
12. 2026-05-03
    listed $525,000 Active 1104-char remark
13. 2026-05-02
    historical $525,000 1104-char remark

ⓘ 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: $4,140 · $345/mo
• Projected year-2 tax: $5,625 · $469/mo
• Expected delta: +$1,485/yr (+$124/mo · 35.9%)

ⓘ 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: $34,398
• − Mortgage interest: −$25,207
• − Property taxes: −$4,140
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,752
• − Management: −$2,752
• − Depreciation: −$13,091
• Taxable loss: −$15,793
• Est. tax savings @ 24.0%: +$3,790
• After-tax cash flow: $-3,743/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: Council Rock SD
• NCES district ID: 4206960
• Math proficiency: 56% ▼ -12.00%
• Reading proficiency: 68% ▼ -13.00%
• Median HH income: $110,567
• Composite: 58.48/100
• National rank: #1000
• State rank: #36 of 539 in PA

Livability — Newtown

• Score: 81/100
• State rank: #163
• US rank: #1356

Category grades

Amenities A- Commute F Cost of living F 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: 29,626
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 29,626
• Household income: $157,414
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 342.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Two or more races 8% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 6% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 15% · China, Canada, Vietnam
• Languages at home: 85% English-only · Russian/Polish/Slavic 5% Other Indo-European 3% Chinese 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: ▼ -390.94%
• Current HPI: 294.5484
• Rent YoY: ▲ 3.00%
• 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

-14.3% since first listed

4 events — show timeline

• 2026-06-16 Pending — BRIGHT MLS
• 2026-05-27 Price Changed $450,000 BRIGHT MLS
• 2026-05-03 Listed $525,000 BRIGHT MLS
• 2026-05-02 Coming Soon $525,000 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $4,140 · +5.7% YoY. Source: county tax records.