7 Unami Trl · New Britain, PA 18914

$389,900

2 bd · 1.5 ba · 1,606 sqft · Townhouse public records · 5 Days on market

Built 1979 2,090 sqft lot Est $466k · 16% under $105/mo HOA · 4% of rent

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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 +14.8/15.0
• Cash flow +7.4/30.0
• Schools +5.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great looking Townhome in Brittany Glen boasting 3 Bedrooms and 2 1/2 Baths. Conveniently located in New Britain borough, near Main Roads, Train Station, shopping and restaurants. Property offer a large entry foyer, with a generous size Dining room accented by natural light. The remolded Kitchen with Maple cabinet and Granite counter tops, tile flooring coupled with Dishwasher, Self cleaning range and refrigerator. Tucked away in the back the Living room accented with a Brick corner fireplace with direct access to a large custom deck will definitely ensure year enjoyment. The Master Bedroom is of generous size, as are the other 2 rooms. 2 Full remolded baths, one with a floor to ceiling tiled shower, certainly will accommodate all your needs. The entire Second floor as been re-carpeted. The basement is finished coupled with ceramic tile flooring and divided into three sections. The larger section can be used as an entertainment/media room, an office space and a separate laundry room with a Deep Sink.

Key facts

• $105 HOA
• Built 1979
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $390k.

Deal economics

• At list price, monthly cash flow is $-510 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (28.5% below list).
• Recommended offer: $279k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.8% in New Britain — 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 (#568 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Central Bucks SD (suburban): math 55% / reading 71% proficiency, ranked #37 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Butler El Sch (math 54% / reading 71%, grade B, #308 of 1,518 statewide, top 20%, 827 students, 14% FRL); Unami Ms (math 36% / reading 66%, grade C, #116 of 512 statewide, top 24%, 777 students, 9% FRL); Central Bucks Hs-West (math 94% / reading 24%, grade C+, #81 of 437 statewide, top 18%, 1,504 students, 12% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: 131 active listings in the ZIP; 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 $12k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 30y 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 $236k; list at $390k implies a 65% 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 $278,728 (28.5% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.71% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.60%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $465,740
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
257 Stefan Pl	0.25mi	3/1.5 (+1)	1,628 (+1%)	22mo	$445,000	$273	63
14 Carousel Cir	0.38mi	3/2.5 (+1)	1,416 (-12%)	7mo	$365,000	$258	48
123 Carousel Cir	0.41mi	3/2.5 (+1)	1,492 (-7%)	16mo	$417,500	$280	46
12 Carousel Cir	0.37mi	1/4.5 (-1)	1,416 (-12%)	3mo	$418,000	$295	44
72 Carousel Cir	0.48mi	3/2.5 (+1)	1,416 (-12%)	12mo	$410,000	$290	39
74 Carousel Cir	0.48mi	3/2.5 (+1)	1,416 (-12%)	24mo	$436,000	$308	29

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: -25.9%
• Equity multiple: 0.12×
• Total profit: $-95,594
• Equity at exit: $58,135

10-year hold

• IRR: -22.5%
• Equity multiple: -0.14×
• Total profit: $-124,833
• Equity at exit: $33,711

Cash invested: $109,172 (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 18914

• Active inventory: 131
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,787 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$400 /mo · $4,795/yr
• Insurance: −$162
• HOA: −$105
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-510

Break-even live

Break-even rent $3,433

Max offer price $299,852

Occupancy floor —

Sensitivity live

Price	-10% $-289	-5% $-399	+0% $-510	+5% $-620	+10% $-730
Rent	-10% $-730	-5% $-620	+0% $-510	+5% $-400	+10% $-290
Rate	-1.0pp $-313	-0.5pp $-411	base $-510	+0.5pp $-611	+1.0pp $-714

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $105 · $1,260/yr

Listing history 27 events

1. 2026-04-28
   status Pending
2. 2026-04-24
   listed $389,900 Active
3. 2026-04-23
   historical $389,900
4. 2017-12-13
   soldstatus $235,900 Sold 1016-char remark

   Show marketing remark (1016 chars)

   Great looking Townhome in Brittany Glen boasting 3 Bedrooms and 2 1/2 Baths. Conveniently located in New Britain borough, near Main Roads, Train Station, shopping and restaurants. Property offer a large entry foyer, with a generous size Dining room accented by natural light. The remolded Kitchen with Maple cabinet and Granite counter tops, tile flooring coupled with Dishwasher, Self cleaning range and refrigerator. Tucked away in the back the Living room accented with a Brick corner fireplace with direct access to a large custom deck will definitely ensure year enjoyment. The Master Bedroom is of generous size, as are the other 2 rooms. 2 Full remolded baths, one with a floor to ceiling tiled shower, certainly will accommodate all your needs. The entire Second floor as been re-carpeted. The basement is finished coupled with ceramic tile flooring and divided into three sections. The larger section can be used as an entertainment/media room, an office space and a separate laundry room with a Deep Sink.

5. 2017-12-13
   soldstatus $235,900 Closed 1016-char remark

   Show marketing remark (1016 chars)

   Great looking Townhome in Brittany Glen boasting 3 Bedrooms and 2 1/2 Baths. Conveniently located in New Britain borough, near Main Roads, Train Station, shopping and restaurants. Property offer a large entry foyer, with a generous size Dining room accented by natural light. The remolded Kitchen with Maple cabinet and Granite counter tops, tile flooring coupled with Dishwasher, Self cleaning range and refrigerator. Tucked away in the back the Living room accented with a Brick corner fireplace with direct access to a large custom deck will definitely ensure year enjoyment. The Master Bedroom is of generous size, as are the other 2 rooms. 2 Full remolded baths, one with a floor to ceiling tiled shower, certainly will accommodate all your needs. The entire Second floor as been re-carpeted. The basement is finished coupled with ceramic tile flooring and divided into three sections. The larger section can be used as an entertainment/media room, an office space and a separate laundry room with a Deep Sink.

6. 2017-11-15
   historical Contingent - Other 1016-char remark

   Show marketing remark (1016 chars)

   Great looking Townhome in Brittany Glen boasting 3 Bedrooms and 2 1/2 Baths. Conveniently located in New Britain borough, near Main Roads, Train Station, shopping and restaurants. Property offer a large entry foyer, with a generous size Dining room accented by natural light. The remolded Kitchen with Maple cabinet and Granite counter tops, tile flooring coupled with Dishwasher, Self cleaning range and refrigerator. Tucked away in the back the Living room accented with a Brick corner fireplace with direct access to a large custom deck will definitely ensure year enjoyment. The Master Bedroom is of generous size, as are the other 2 rooms. 2 Full remolded baths, one with a floor to ceiling tiled shower, certainly will accommodate all your needs. The entire Second floor as been re-carpeted. The basement is finished coupled with ceramic tile flooring and divided into three sections. The larger section can be used as an entertainment/media room, an office space and a separate laundry room with a Deep Sink.

7. 2017-11-08
   status Active 1016-char remark

   Show marketing remark (1016 chars)

   Great looking Townhome in Brittany Glen boasting 3 Bedrooms and 2 1/2 Baths. Conveniently located in New Britain borough, near Main Roads, Train Station, shopping and restaurants. Property offer a large entry foyer, with a generous size Dining room accented by natural light. The remolded Kitchen with Maple cabinet and Granite counter tops, tile flooring coupled with Dishwasher, Self cleaning range and refrigerator. Tucked away in the back the Living room accented with a Brick corner fireplace with direct access to a large custom deck will definitely ensure year enjoyment. The Master Bedroom is of generous size, as are the other 2 rooms. 2 Full remolded baths, one with a floor to ceiling tiled shower, certainly will accommodate all your needs. The entire Second floor as been re-carpeted. The basement is finished coupled with ceramic tile flooring and divided into three sections. The larger section can be used as an entertainment/media room, an office space and a separate laundry room with a Deep Sink.

8. 2017-10-15
   status Under Contract 1016-char remark

   Show marketing remark (1016 chars)

   Great looking Townhome in Brittany Glen boasting 3 Bedrooms and 2 1/2 Baths. Conveniently located in New Britain borough, near Main Roads, Train Station, shopping and restaurants. Property offer a large entry foyer, with a generous size Dining room accented by natural light. The remolded Kitchen with Maple cabinet and Granite counter tops, tile flooring coupled with Dishwasher, Self cleaning range and refrigerator. Tucked away in the back the Living room accented with a Brick corner fireplace with direct access to a large custom deck will definitely ensure year enjoyment. The Master Bedroom is of generous size, as are the other 2 rooms. 2 Full remolded baths, one with a floor to ceiling tiled shower, certainly will accommodate all your needs. The entire Second floor as been re-carpeted. The basement is finished coupled with ceramic tile flooring and divided into three sections. The larger section can be used as an entertainment/media room, an office space and a separate laundry room with a Deep Sink.

9. 2017-10-12
   listed $236,000 Active 1016-char remark

   Show marketing remark (1016 chars)

   Great looking Townhome in Brittany Glen boasting 3 Bedrooms and 2 1/2 Baths. Conveniently located in New Britain borough, near Main Roads, Train Station, shopping and restaurants. Property offer a large entry foyer, with a generous size Dining room accented by natural light. The remolded Kitchen with Maple cabinet and Granite counter tops, tile flooring coupled with Dishwasher, Self cleaning range and refrigerator. Tucked away in the back the Living room accented with a Brick corner fireplace with direct access to a large custom deck will definitely ensure year enjoyment. The Master Bedroom is of generous size, as are the other 2 rooms. 2 Full remolded baths, one with a floor to ceiling tiled shower, certainly will accommodate all your needs. The entire Second floor as been re-carpeted. The basement is finished coupled with ceramic tile flooring and divided into three sections. The larger section can be used as an entertainment/media room, an office space and a separate laundry room with a Deep Sink.

10. 2010-09-27
    soldstatus $224,000
11. 2010-09-21
    soldstatus $224,000
12. 2010-09-21
    soldstatus $224,000
13. 2010-08-04
    historical
14. 2010-07-30
    listed $229,900
15. 2010-07-30
    listed $229,900
16. 2007-09-20
    soldstatus $234,900
17. 2007-08-24
    soldstatus $234,900
18. 2007-04-01
    historical
19. 2007-03-29
    listed $234,900
20. 2003-04-14
    soldstatus $148,900
21. 2003-03-31
    soldstatus $148,900
22. 2002-12-16
    listed $148,900
23. 1997-01-10
    soldstatus $107,000
24. 1996-12-12
    soldstatus $107,000
25. 1996-10-29
    historical
26. 1996-05-03
    listed $107,000
27. 1983-09-09
    soldstatus $56,000

ⓘ 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: $4,795 · $400/mo
• Projected year-2 tax: $5,478 · $456/mo
• Expected delta: +$683/yr (+$57/mo · 14.2%)

ⓘ 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 5/10 Major 7 d/yr ≥100°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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,447
• − Mortgage interest: −$21,840
• − Property taxes: −$4,795
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,676
• − Management: −$2,676
• − HOA: −$1,260
• − Depreciation: −$11,343
• Taxable loss: −$13,091
• Est. tax savings @ 24.0%: +$3,142
• After-tax cash flow: $-2,975/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: Central Bucks SD
• NCES district ID: 4205310
• Math proficiency: 55% ▼ -12.00%
• Reading proficiency: 71% ▼ -12.00%
• Median HH income: $97,513
• Composite: 58.05/100
• National rank: #1032
• State rank: #37 of 539 in PA

Livability — New Britain

• Score: 73/100
• State rank: #568
• US rank: #5342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Britain, PA
• County: Bucks County · 506,477 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 21,598
• Household income: $148,824
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 325.0

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 (85%)
• Race & ethnicity: White 85% Asian 6% Black 4% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 6% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 2% Korean 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: ▼ -373.34%
• Current HPI: 286.574
• 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

+596.2% since first listed

27 events — show timeline

• 2026-04-28 Pending — BRIGHT MLS
• 2026-04-24 Listed $389,900 BRIGHT MLS
• 2026-04-23 Coming Soon $389,900 BRIGHT MLS
• 2017-12-13 Sold (MLS) $235,900 BRIGHT MLS
• 2017-12-13 Sold (MLS) $235,900 TREND
• 2017-11-15 Contingent — TREND
• 2017-11-08 Relisted — TREND
• 2017-10-15 Pending — TREND
• 2017-10-12 Listed $236,000 TREND
• 2010-09-27 Sold (Public Records) $224,000 Public Records
• 2010-09-21 Sold (MLS) $224,000 TREND
• 2010-09-21 Sold (MLS) $224,000 BRIGHT MLS
• 2010-08-04 Listing Removed — BRIGHT MLS
• 2010-07-30 Listed $229,900 TREND
• 2010-07-30 Listed $229,900 BRIGHT MLS
• 2007-09-20 Sold (Public Records) $234,900 Public Records
• 2007-08-24 Sold (MLS) $234,900 BRIGHT MLS
• 2007-04-01 Listing Removed — BRIGHT MLS
• 2007-03-29 Listed $234,900 BRIGHT MLS
• 2003-04-14 Sold (Public Records) $148,900 Public Records
• 2003-03-31 Sold (MLS) $148,900 BRIGHT MLS
• 2002-12-16 Listed $148,900 BRIGHT MLS
• 1997-01-10 Sold (Public Records) $107,000 Public Records
• 1996-12-12 Sold (MLS) $107,000 BRIGHT MLS
• 1996-10-29 Listing Removed — BRIGHT MLS
• 1996-05-03 Listed $107,000 BRIGHT MLS
• 1983-09-09 Sold (Public Records) $56,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $4,795 · +6.0% YoY. Source: county tax records.