497 Roeder Ln · Perkasie, PA 19440

$202,500

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 356 Days on market

Built 2025 Good condition $151/sqft · 16% below area Est $241k · 16% under ↓ 1% since listing

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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 +22.1/30.0
• ARV discount +14.6/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction! Amazing new home ready to go. This open plan features everything you need in one floor living. The kitchen is perfect featuring stainless steel appliances and lots of counter space. With three big bedrooms, and two full baths say goodbye to waiting to get ready for work. Why rent when you can own this beautiful new home. The home will be completed with grading and seeding of the lawn. Gutters and downspouts, new driveway, steps and sidewalks as needed. Central air and an 8×8 shed all included. See this home today. 30 day closing is available if needed…

Key facts

• New driveway
• Counter space
• Open plan

Tags

• OPEN PLAN
• STAINLESS STEEL APPLIANCES
• COUNTER SPACE
• CENTRAL AIR
• NEW DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $202k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $202k).
• Recommended offer: $178k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.5% in Perkasie — 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 78/100 on livability (#310 in PA, #2,765 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, schools A-; Watch: amenities F, commute F.
• Pennridge SD (suburban): math 45% / reading 61% proficiency, ranked #112 of 539 in PA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-1.2%/yr); 49 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 356 days — a 12% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.08% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $240,729
• List price: $202,500
• Delta: -15.88%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Marshall Ln	0.15mi	3/2.0	1,344 (0%)	13mo	$210,000	$156	83
965 Eleanor Ln	0.16mi	3/2.0	1,244 (-7%)	3mo	$195,000	$157	78
230 Marshall Ln	0.13mi	3/2.0	1,400 (+4%)	17mo	$220,000	$157	72
110 Marshall Ln	0.11mi	3/2.0	1,493 (+11%)	22mo	$230,000	$154	58

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.68×
• Total profit: $-18,323
• Equity at exit: $30,193

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-13,714
• Equity at exit: $17,508

Cash invested: $56,700 (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 19440

• Rents YoY: -1.2%
• Active inventory: 49
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,186 medium
• Mortgage (P&I): −$1,062
• Tax est. 1.5%: −$253 /mo · $3,038/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $328

Break-even live

Break-even rent $1,771

Max offer price $202,500

Occupancy floor 80%

Sensitivity live

Price	-10% $468	-5% $398	+0% $328	+5% $258	+10% $188
Rent	-10% $155	-5% $241	+0% $328	+5% $414	+10% $500
Rate	-1.0pp $430	-0.5pp $379	base $328	+0.5pp $275	+1.0pp $222

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: $50,625
• Closing costs: $6,075
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $202,500 Active 356 DOM
2. 2026-06-17
   days on market $202,500 Active 355 DOM
3. 2026-06-16
   days on market $202,500 Active 354 DOM
4. 2026-06-15
   days on market $202,500 Active 353 DOM
5. 2026-06-13
   days on market $202,500 Active 351 DOM
6. 2026-06-09
   days on market $202,500 Active 347 DOM
7. 2026-06-08
   days on market $202,500 Active 346 DOM
8. 2026-06-07
   days on market $202,500 Active 345 DOM
9. 2026-06-04
   days on market $202,500 Active 342 DOM
10. 2026-06-03
    days on market $202,500 Active 341 DOM
11. 2026-06-02
    days on market $202,500 Active 340 DOM
12. 2026-06-01
    days on market $202,500 Active 339 DOM
13. 2026-05-31
    days on market $202,500 Active 338 DOM
14. 2025-10-29
    price $202,500 589-char remark

    Show marketing remark (589 chars)

    New Construction! Amazing new home ready to go. This open plan features everything you need in one floor living. The kitchen is perfect featuring stainless steel appliances and lots of counter space. With three big bedrooms, and two full baths say goodbye to waiting to get ready for work. Why rent when you can own this beautiful new home. The home will be completed with grading and seeding of the lawn. Gutters and downspouts, new driveway, steps and sidewalks as needed. Central air and an 8×8 shed all included. See this home today. 30 day closing is available if needed…

15. 2025-06-27
    listed $205,500 Active 589-char remark

    Show marketing remark (589 chars)

    New Construction! Amazing new home ready to go. This open plan features everything you need in one floor living. The kitchen is perfect featuring stainless steel appliances and lots of counter space. With three big bedrooms, and two full baths say goodbye to waiting to get ready for work. Why rent when you can own this beautiful new home. The home will be completed with grading and seeding of the lawn. Gutters and downspouts, new driveway, steps and sidewalks as needed. Central air and an 8×8 shed all included. See this home today. 30 day closing is available if needed…

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,233
• − Mortgage interest: −$11,343
• − Property taxes: −$3,038
• − Insurance: −$1,012
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$5,891
• Taxable income: $752
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $3,751/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This new construction home is move-in ready with a good condition score and minimal repairs needed. It offers a good ROI with improvements in landscaping and interior finishing touches.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Interior finishing touches — Completes the home's interior and makes it move-in ready for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Interior finishing touches — Completes the home's interior and makes it move-in ready for both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pennridge SD
• NCES district ID: 4218750
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 61% ▼ -14.00%
• Median HH income: $73,770
• Composite: 47.48/100
• National rank: #2277
• State rank: #112 of 539 in PA

Livability — Perkasie

• Score: 78/100
• State rank: #310
• US rank: #2765

Category grades

Amenities F Commute F 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

• County: Montgomery County · 712,331 people
• City population: 27,570
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 19,431
• Household income: $99,408
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 427.0

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 (70%)
• Race & ethnicity: White 70% Asian 14% Two or more races 7% Black 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 2%
• Foreign-born: 15% · Canada, Vietnam, South Korea
• Languages at home: 79% English-only · Other Indo-European 8% Spanish 4% Arabic 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: ▼ -295.82%
• Current HPI: 276.9238
• Rent YoY: ▼ -1.18%
• 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

-1.5% since first listed

2 events — show timeline

• 2025-10-29 Price Changed $202,500 BRIGHT MLS
• 2025-06-27 Listed $205,500 BRIGHT MLS