3604 Newportville Rd · Hulmeville, PA 19007

$290,500

4 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 26 Days on market

Built 1950 4,800 sqft lot Est $349k · 17% under

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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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this mid century single colonial house and you'll feel like your home! Grab a seat in the formal living room and notice how comfortable and quiet it is while you relax or entertain. The formal kitchen is aligned with the formal dining room, perfect for large meals or just stay in the remodeled kitchen and enjoy the granite countertops. Plenty of natural light warms every room. Take a walk outside to the large deck overlooking the large fenced in back yard. You'll love the garage sized shed, perfect for storage, a man cave or even a she-shed. The 4th bedroom and bath finishes off this floor. Upstairs you'll notice how large the bedrooms are. The master is larger than most area houses with 2 other very large bedrooms and a roomy 3 piece remodeled hall bath. The large closets make this spacious and allow for many uses. Hardwood floors in this beautiful house can be redone if you don't like plush wall to wall. The full basement is impeccably clean and also spacious. The steps lead to the back yard and oversized shed making this the perfect opportunity to finish the basement for more living space. And you'll have great neighbors, one is even remodeling his whole house! Truly a house with many advantages and yet many possibilities to help your imagination and creativity run wild!

Key facts

• Colonial style
• Storage shed
• Large rear yard

Tags

• COLONIAL STYLE
• FRONT LIVING ROOM
• OFFICE DEN
• LARGE REAR YARD
• DECK
• STORAGE SHED

Property features AI

Exterior

• Parking: Driveway with four parking spaces (total of 4 garage/parking spaces listed)
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached property; Above-grade finished area recorded by assessor
• Construction: Brick construction; Concrete perimeter foundation; Above-grade and below-grade structures noted
• Exterior features: Lot dimensions approximately 40 x 120; No tidal water

Interior

• Bedrooms: Three bedrooms on the upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Central air conditioning (electric); Heating system uses oil; Electric hot water
• Interior features: Unfinished basement; Living area information sourced from assessor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (5.4% below list).
• Recommended offer: $275k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.5% in Hulmeville — 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 72/100 on livability (#621 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Bristol Township SD (suburban): math 16% / reading 30% proficiency, ranked #471 of 539 in PA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Benjamin Franklin Ms (math 5% / reading 30%, grade F, #455 of 512 statewide, top 89%, 729 students, 100% FRL); Truman Shs (math 52% / reading 10%, grade F, #340 of 437 statewide, top 78%, 1,670 students, 100% FRL) — zoned schools average 100% FRL vs 49% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 133 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).
• At $2,748/mo this rent would consume 50% of the median local household income ($66k/yr) (locally 808% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 26 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,786 (5.4% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $349,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3604 Newportville Rd	0.00mi	4/2.0	1,456 (0%)	1mo	$290,500	$200	99
1833 Ritter Ave	0.17mi	3/2.0 (-1)	1,443 (-1%)	0mo	$275,000	$191	85
1938 Parkview Ave	0.18mi	4/1.5	1,430 (-2%)	18mo	$348,900	$244	72
4400 Newportville Rd	0.45mi	4/1.5	1,402 (-4%)	2mo	$319,500	$228	69
5814 Bensalem Blvd	0.34mi	3/1.0 (-1)	1,413 (-3%)	4mo	$314,000	$222	67
3611 Lower Rd	0.03mi	3/1.0 (-1)	1,632 (+12%)	10mo	$250,000	$153	61
4005 Lower Rd	0.20mi	3/2.5 (-1)	1,292 (-11%)	4mo	$429,000	$332	61
1302 Gibson Rd #73	0.42mi	3/2.0 (-1)	1,400 (-4%)	11mo	$149,900	$107	60
2800 New Falls Rd	0.70mi	4/2.0	1,409 (-3%)	9mo	$338,000	$240	54
1018 Wildwood Ave	0.39mi	4/2.0	1,674 (+15%)	6mo	$445,000	$266	52
29 Pennsylvania Ave	0.51mi	3/2.0 (-1)	1,539 (+6%)	13mo	$370,000	$240	51
3820 Naples St	0.42mi	3/2.0 (-1)	1,248 (-14%)	2mo	$405,000	$325	49

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-37,987
• Equity at exit: $43,314

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-21,226
• Equity at exit: $25,117

Cash invested: $81,340 (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 19007

• Active inventory: 133
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,748 high
• Mortgage (P&I): −$1,523
• Tax from tax record: −$385 /mo · $4,615/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $142

Break-even live

Break-even rent $2,568

Max offer price $290,500

Occupancy floor 90%

Sensitivity live

Price	-10% $306	-5% $224	+0% $142	+5% $60	+10% $-23
Rent	-10% $-75	-5% $33	+0% $142	+5% $250	+10% $359
Rate	-1.0pp $288	-0.5pp $216	base $142	+0.5pp $67	+1.0pp $-10

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: $72,625
• Closing costs: $8,715
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1807 Parkview Ave Bristol, PA	4.0	2.0	1600	$2,500	$1.56	0d	1	0.14mi
5204 Leeward Rd Unit N Bensalem, PA	3.0	2.5	1520	$2,800	$1.84	0d	1	0.51mi
423 N Mount Vernon Cir Bensalem, PA	3.0	1.5	1188	$2,480	$2.09	0d	1	0.71mi
1392 Argyle Way Bensalem, PA	3.0	2.5	1640	$2,700	$1.65	0d	1	0.89mi
1720 Julie Ct Bensalem, PA	4.0	2.5	1800	$2,900	$1.61	7d	1	1.22mi

Listing history 15 events

1. 2026-05-02
   status Pending
2. 2026-04-18
   historical Active Under Contract
3. 2026-03-23
   listed $290,500 Active
4. 2023-08-22
   status Pending 1304-char remark

   Show marketing remark (1304 chars)

   Step into this mid century single colonial house and you'll feel like your home! Grab a seat in the formal living room and notice how comfortable and quiet it is while you relax or entertain. The formal kitchen is aligned with the formal dining room, perfect for large meals or just stay in the remodeled kitchen and enjoy the granite countertops. Plenty of natural light warms every room. Take a walk outside to the large deck overlooking the large fenced in back yard. You'll love the garage sized shed, perfect for storage, a man cave or even a she-shed. The 4th bedroom and bath finishes off this floor. Upstairs you'll notice how large the bedrooms are. The master is larger than most area houses with 2 other very large bedrooms and a roomy 3 piece remodeled hall bath. The large closets make this spacious and allow for many uses. Hardwood floors in this beautiful house can be redone if you don't like plush wall to wall. The full basement is impeccably clean and also spacious. The steps lead to the back yard and oversized shed making this the perfect opportunity to finish the basement for more living space. And you'll have great neighbors, one is even remodeling his whole house! Truly a house with many advantages and yet many possibilities to help your imagination and creativity run wild!

5. 2023-08-21
   soldstatus $315,000
6. 2023-08-18
   soldstatus $315,000 Closed 1304-char remark

   Show marketing remark (1304 chars)

   Step into this mid century single colonial house and you'll feel like your home! Grab a seat in the formal living room and notice how comfortable and quiet it is while you relax or entertain. The formal kitchen is aligned with the formal dining room, perfect for large meals or just stay in the remodeled kitchen and enjoy the granite countertops. Plenty of natural light warms every room. Take a walk outside to the large deck overlooking the large fenced in back yard. You'll love the garage sized shed, perfect for storage, a man cave or even a she-shed. The 4th bedroom and bath finishes off this floor. Upstairs you'll notice how large the bedrooms are. The master is larger than most area houses with 2 other very large bedrooms and a roomy 3 piece remodeled hall bath. The large closets make this spacious and allow for many uses. Hardwood floors in this beautiful house can be redone if you don't like plush wall to wall. The full basement is impeccably clean and also spacious. The steps lead to the back yard and oversized shed making this the perfect opportunity to finish the basement for more living space. And you'll have great neighbors, one is even remodeling his whole house! Truly a house with many advantages and yet many possibilities to help your imagination and creativity run wild!

7. 2023-07-25
   historical 1304-char remark

   Show marketing remark (1304 chars)

   Step into this mid century single colonial house and you'll feel like your home! Grab a seat in the formal living room and notice how comfortable and quiet it is while you relax or entertain. The formal kitchen is aligned with the formal dining room, perfect for large meals or just stay in the remodeled kitchen and enjoy the granite countertops. Plenty of natural light warms every room. Take a walk outside to the large deck overlooking the large fenced in back yard. You'll love the garage sized shed, perfect for storage, a man cave or even a she-shed. The 4th bedroom and bath finishes off this floor. Upstairs you'll notice how large the bedrooms are. The master is larger than most area houses with 2 other very large bedrooms and a roomy 3 piece remodeled hall bath. The large closets make this spacious and allow for many uses. Hardwood floors in this beautiful house can be redone if you don't like plush wall to wall. The full basement is impeccably clean and also spacious. The steps lead to the back yard and oversized shed making this the perfect opportunity to finish the basement for more living space. And you'll have great neighbors, one is even remodeling his whole house! Truly a house with many advantages and yet many possibilities to help your imagination and creativity run wild!

8. 2023-07-13
   listed $325,000 Active 1304-char remark

   Show marketing remark (1304 chars)

   Step into this mid century single colonial house and you'll feel like your home! Grab a seat in the formal living room and notice how comfortable and quiet it is while you relax or entertain. The formal kitchen is aligned with the formal dining room, perfect for large meals or just stay in the remodeled kitchen and enjoy the granite countertops. Plenty of natural light warms every room. Take a walk outside to the large deck overlooking the large fenced in back yard. You'll love the garage sized shed, perfect for storage, a man cave or even a she-shed. The 4th bedroom and bath finishes off this floor. Upstairs you'll notice how large the bedrooms are. The master is larger than most area houses with 2 other very large bedrooms and a roomy 3 piece remodeled hall bath. The large closets make this spacious and allow for many uses. Hardwood floors in this beautiful house can be redone if you don't like plush wall to wall. The full basement is impeccably clean and also spacious. The steps lead to the back yard and oversized shed making this the perfect opportunity to finish the basement for more living space. And you'll have great neighbors, one is even remodeling his whole house! Truly a house with many advantages and yet many possibilities to help your imagination and creativity run wild!

9. 2023-07-12
   historical $325,000 1304-char remark

   Show marketing remark (1304 chars)

   Step into this mid century single colonial house and you'll feel like your home! Grab a seat in the formal living room and notice how comfortable and quiet it is while you relax or entertain. The formal kitchen is aligned with the formal dining room, perfect for large meals or just stay in the remodeled kitchen and enjoy the granite countertops. Plenty of natural light warms every room. Take a walk outside to the large deck overlooking the large fenced in back yard. You'll love the garage sized shed, perfect for storage, a man cave or even a she-shed. The 4th bedroom and bath finishes off this floor. Upstairs you'll notice how large the bedrooms are. The master is larger than most area houses with 2 other very large bedrooms and a roomy 3 piece remodeled hall bath. The large closets make this spacious and allow for many uses. Hardwood floors in this beautiful house can be redone if you don't like plush wall to wall. The full basement is impeccably clean and also spacious. The steps lead to the back yard and oversized shed making this the perfect opportunity to finish the basement for more living space. And you'll have great neighbors, one is even remodeling his whole house! Truly a house with many advantages and yet many possibilities to help your imagination and creativity run wild!

10. 2015-05-11
    historical
11. 2015-03-03
    listed $200,000
12. 2005-08-11
    soldstatus $190,000
13. 2005-07-20
    soldstatus $190,000
14. 2005-05-22
    listed $190,000
15. 1987-05-12
    soldstatus $60,000

ⓘ 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: $4,615 · $385/mo
• Projected year-2 tax: $4,615 · $385/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,974
• − Mortgage interest: −$16,273
• − Property taxes: −$4,615
• − Insurance: −$1,452
• − Repairs & maintenance: −$2,638
• − Management: −$2,638
• − Depreciation: −$8,451
• Taxable loss: −$3,092
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $2,444/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: Bristol Township SD
• NCES district ID: 4204230
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 30% ▼ -21.00%
• Median HH income: $57,219
• Composite: 21.04/100
• National rank: #8451
• State rank: #471 of 539 in PA

Livability — Hulmeville

• Score: 72/100
• State rank: #621
• US rank: #5952

Category grades

Amenities F Commute F Cost of living C 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: Bucks County · 506,477 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 21,800
• Household income: $65,511
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 808.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 14% Black 14% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 6% Swiss 1% Subsaharan African 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -190.79%
• Current HPI: 307.0709
• 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

+384.2% since first listed

15 events — show timeline

• 2026-05-02 Pending — BRIGHT MLS
• 2026-04-18 Contingent — BRIGHT MLS
• 2026-03-23 Listed $290,500 BRIGHT MLS
• 2023-08-22 Pending — BRIGHT MLS
• 2023-08-21 Sold (Public Records) $315,000 Public Records
• 2023-08-18 Sold (MLS) $315,000 BRIGHT MLS
• 2023-07-25 Listing Removed — BRIGHT MLS
• 2023-07-13 Listed $325,000 BRIGHT MLS
• 2023-07-12 Coming Soon $325,000 BRIGHT MLS
• 2015-05-11 Listing Removed — BRIGHT MLS
• 2015-03-03 Listed $200,000 BRIGHT MLS
• 2005-08-11 Sold (Public Records) $190,000 Public Records
• 2005-07-20 Sold (MLS) $190,000 BRIGHT MLS
• 2005-05-22 Listed $190,000 BRIGHT MLS
• 1987-05-12 Sold (Public Records) $60,000 Public Records

Property tax history

+1.2%/yr

Latest (2026): $4,615 · +3.2% YoY. Source: county tax records.