350 Elmhurst Ave · Sellersville, PA 18960

$750,000

5 bd · 5.0 ba · 3,360 sqft · MultiFamily public records · 20 Days on market

Built 1990 0.41 ac lot Est $605k · 24% over

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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).

• Cash flow +19.3/30.0
• DSCR +6.1/10.0
• 1% rule +4.7/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Three Unit Triplex. First floor main unit with hardwood floors, brick fireplace with hearth. Two bedrooms with wall to wall carpet, ceiling fans, access to front porch with a relaxing to place watch some of nature's best. The galley kitchen has a back door with access to the garage and yard. Unit one first floor also has full use of garage one and full basement with washer/dryer hook ups. You can also access the garage. This garage has an electric opener. Unit 2 & 3 have steps off the back door stoop. Unit two is the mirror image of unit one with carpeting throughout except the bath & laundry combined. The kitchen is a galley kitchen with electric cooking and many cabinets for storage. Ceiling fans thorough-out. Master bedroom hosts double closets and a full bath with tub over shower. Spacious closets are in each room and hall way. Let' move forward to unit 3. A 1 bedroom apartment over the garage. The unit has one bedroom, walk in closet and is carpeted. The galley kitchen is has ample cabinets and also the washer and dryer make doing the laundry easily. All units are currently rented with long term renters. Close to shopping, schools and library.

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1990

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Front-entry attached garage with 2 garage spaces; Asphalt driveway with space for about 8 vehicles (total parking for ~10 vehicles)
• Utilities: Public water; Public sewer; 200+ amp electric service; Electric utilities available; Cable internet service
• Home design: Detached structure
• Construction: Built with frame, brick and vinyl siding; Shingle roof; Brick/mortar and block foundation; Above-grade and below-grade structures
• Exterior features: Lot approximately 120 x 150; Ground rent paid annually

Interior

• Bedrooms: Three units: one 1-bedroom unit and two 2-bedroom units (Unit 1, Unit 2, Unit 3)
• Flooring: Vinyl
• Heating & cooling: Electric baseboard heating; Ceiling fans for cooling; Electric hot water
• Interior features: Full basement; One fireplace; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.5-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $824 ($10k/yr) — positive. Per door: $275/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $726k (3.3% below list).
• Recommended offer: $726k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.3% in Sellersville — 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 79/100 on livability (#253 in PA, #2,218 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety 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: 102 active listings in the ZIP; 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 $5k of loan paydown is wiped out by about $22k 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 20 days — a 2% lower offer ($739k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask is 47% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $475k; list at $750k implies a 58% 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 $725,500 (3.3% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $604,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 Washington Ave	0.65mi	5/—	2,952 (-12%)	6mo	$530,000	$180	44

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-69,086
• Equity at exit: $111,827

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $7,207
• Equity at exit: $64,846

Cash invested: $210,000 (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 18960

• Home prices YoY: -27.2%
• Active inventory: 102
• Price-to-rent: 25.8×

Monthly cashflow live

• Estimated rent: $7,255 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$661 /mo · $7,938/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,524
• Net cashflow: $824

Break-even live

Break-even rent $6,211

Max offer price $750,000

Occupancy floor 84%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	5	3.5	$7,254
Total (3 units)			$7,255

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $750,000 Active 20 DOM
2. 2026-06-17
   days on market $750,000 Active 19 DOM
3. 2026-06-16
   days on market $750,000 Active 18 DOM
4. 2026-06-15
   days on market $750,000 Active 17 DOM
5. 2026-06-13
   days on market $750,000 Active 15 DOM
6. 2026-06-09
   days on market $750,000 Active 11 DOM
7. 2026-06-08
   days on market $750,000 Active 10 DOM
8. 2026-06-07
   days on market $750,000 Active 9 DOM
9. 2026-06-04
   days on market $750,000 Active 6 DOM
10. 2026-06-03
    days on market $750,000 Active 5 DOM
11. 2026-06-02
    days on market $750,000 Active 4 DOM
12. 2026-06-01
    days on market $750,000 Active 3 DOM
13. 2026-05-31
    days on market $750,000 Active 2 DOM
14. 2026-05-22
    historical $750,000
15. 2023-06-22
    soldstatus $475,000
16. 2023-06-15
    historical 1182-char remark

    Show marketing remark (1182 chars)

    Three Unit Triplex. First floor main unit with hardwood floors, brick fireplace with hearth. Two bedrooms with wall to wall carpet, ceiling fans, access to front porch with a relaxing to place watch some of nature's best. The galley kitchen has a back door with access to the garage and yard. Unit one first floor also has full use of garage one and full basement with washer/dryer hook ups. You can also access the garage. This garage has an electric opener. Unit 2 & 3 have steps off the back door stoop. Unit two is the mirror image of unit one with carpeting throughout except the bath & laundry combined. The kitchen is a galley kitchen with electric cooking and many cabinets for storage. Ceiling fans thorough-out. Master bedroom hosts double closets and a full bath with tub over shower. Spacious closets are in each room and hall way. Let' move forward to unit 3. A 1 bedroom apartment over the garage. The unit has one bedroom, walk in closet and is carpeted. The galley kitchen is has ample cabinets and also the washer and dryer make doing the laundry easily. All units are currently rented with long term renters. Close to shopping, schools and library.

17. 2023-06-02
    soldstatus $475,000 Closed 1182-char remark

    Show marketing remark (1182 chars)

    Three Unit Triplex. First floor main unit with hardwood floors, brick fireplace with hearth. Two bedrooms with wall to wall carpet, ceiling fans, access to front porch with a relaxing to place watch some of nature's best. The galley kitchen has a back door with access to the garage and yard. Unit one first floor also has full use of garage one and full basement with washer/dryer hook ups. You can also access the garage. This garage has an electric opener. Unit 2 & 3 have steps off the back door stoop. Unit two is the mirror image of unit one with carpeting throughout except the bath & laundry combined. The kitchen is a galley kitchen with electric cooking and many cabinets for storage. Ceiling fans thorough-out. Master bedroom hosts double closets and a full bath with tub over shower. Spacious closets are in each room and hall way. Let' move forward to unit 3. A 1 bedroom apartment over the garage. The unit has one bedroom, walk in closet and is carpeted. The galley kitchen is has ample cabinets and also the washer and dryer make doing the laundry easily. All units are currently rented with long term renters. Close to shopping, schools and library.

18. 2023-05-11
    status Pending 1182-char remark

    Show marketing remark (1182 chars)

    Three Unit Triplex. First floor main unit with hardwood floors, brick fireplace with hearth. Two bedrooms with wall to wall carpet, ceiling fans, access to front porch with a relaxing to place watch some of nature's best. The galley kitchen has a back door with access to the garage and yard. Unit one first floor also has full use of garage one and full basement with washer/dryer hook ups. You can also access the garage. This garage has an electric opener. Unit 2 & 3 have steps off the back door stoop. Unit two is the mirror image of unit one with carpeting throughout except the bath & laundry combined. The kitchen is a galley kitchen with electric cooking and many cabinets for storage. Ceiling fans thorough-out. Master bedroom hosts double closets and a full bath with tub over shower. Spacious closets are in each room and hall way. Let' move forward to unit 3. A 1 bedroom apartment over the garage. The unit has one bedroom, walk in closet and is carpeted. The galley kitchen is has ample cabinets and also the washer and dryer make doing the laundry easily. All units are currently rented with long term renters. Close to shopping, schools and library.

19. 2023-04-28
    soldstatus $475,000 Closed 1182-char remark

    Show marketing remark (1182 chars)

    Three Unit Triplex. First floor main unit with hardwood floors, brick fireplace with hearth. Two bedrooms with wall to wall carpet, ceiling fans, access to front porch with a relaxing to place watch some of nature's best. The galley kitchen has a back door with access to the garage and yard. Unit one first floor also has full use of garage one and full basement with washer/dryer hook ups. You can also access the garage. This garage has an electric opener. Unit 2 & 3 have steps off the back door stoop. Unit two is the mirror image of unit one with carpeting throughout except the bath & laundry combined. The kitchen is a galley kitchen with electric cooking and many cabinets for storage. Ceiling fans thorough-out. Master bedroom hosts double closets and a full bath with tub over shower. Spacious closets are in each room and hall way. Let' move forward to unit 3. A 1 bedroom apartment over the garage. The unit has one bedroom, walk in closet and is carpeted. The galley kitchen is has ample cabinets and also the washer and dryer make doing the laundry easily. All units are currently rented with long term renters. Close to shopping, schools and library.

20. 2023-04-18
    status Pending 1182-char remark

    Show marketing remark (1182 chars)

    Three Unit Triplex. First floor main unit with hardwood floors, brick fireplace with hearth. Two bedrooms with wall to wall carpet, ceiling fans, access to front porch with a relaxing to place watch some of nature's best. The galley kitchen has a back door with access to the garage and yard. Unit one first floor also has full use of garage one and full basement with washer/dryer hook ups. You can also access the garage. This garage has an electric opener. Unit 2 & 3 have steps off the back door stoop. Unit two is the mirror image of unit one with carpeting throughout except the bath & laundry combined. The kitchen is a galley kitchen with electric cooking and many cabinets for storage. Ceiling fans thorough-out. Master bedroom hosts double closets and a full bath with tub over shower. Spacious closets are in each room and hall way. Let' move forward to unit 3. A 1 bedroom apartment over the garage. The unit has one bedroom, walk in closet and is carpeted. The galley kitchen is has ample cabinets and also the washer and dryer make doing the laundry easily. All units are currently rented with long term renters. Close to shopping, schools and library.

21. 2023-04-14
    soldstatus $475,000 Closed 1182-char remark

    Show marketing remark (1182 chars)

    Three Unit Triplex. First floor main unit with hardwood floors, brick fireplace with hearth. Two bedrooms with wall to wall carpet, ceiling fans, access to front porch with a relaxing to place watch some of nature's best. The galley kitchen has a back door with access to the garage and yard. Unit one first floor also has full use of garage one and full basement with washer/dryer hook ups. You can also access the garage. This garage has an electric opener. Unit 2 & 3 have steps off the back door stoop. Unit two is the mirror image of unit one with carpeting throughout except the bath & laundry combined. The kitchen is a galley kitchen with electric cooking and many cabinets for storage. Ceiling fans thorough-out. Master bedroom hosts double closets and a full bath with tub over shower. Spacious closets are in each room and hall way. Let' move forward to unit 3. A 1 bedroom apartment over the garage. The unit has one bedroom, walk in closet and is carpeted. The galley kitchen is has ample cabinets and also the washer and dryer make doing the laundry easily. All units are currently rented with long term renters. Close to shopping, schools and library.

22. 2023-03-06
    status Pending 1182-char remark

    Show marketing remark (1182 chars)

    Three Unit Triplex. First floor main unit with hardwood floors, brick fireplace with hearth. Two bedrooms with wall to wall carpet, ceiling fans, access to front porch with a relaxing to place watch some of nature's best. The galley kitchen has a back door with access to the garage and yard. Unit one first floor also has full use of garage one and full basement with washer/dryer hook ups. You can also access the garage. This garage has an electric opener. Unit 2 & 3 have steps off the back door stoop. Unit two is the mirror image of unit one with carpeting throughout except the bath & laundry combined. The kitchen is a galley kitchen with electric cooking and many cabinets for storage. Ceiling fans thorough-out. Master bedroom hosts double closets and a full bath with tub over shower. Spacious closets are in each room and hall way. Let' move forward to unit 3. A 1 bedroom apartment over the garage. The unit has one bedroom, walk in closet and is carpeted. The galley kitchen is has ample cabinets and also the washer and dryer make doing the laundry easily. All units are currently rented with long term renters. Close to shopping, schools and library.

23. 2023-02-06
    listed $510,000 Active 1182-char remark

    Show marketing remark (1182 chars)

    Three Unit Triplex. First floor main unit with hardwood floors, brick fireplace with hearth. Two bedrooms with wall to wall carpet, ceiling fans, access to front porch with a relaxing to place watch some of nature's best. The galley kitchen has a back door with access to the garage and yard. Unit one first floor also has full use of garage one and full basement with washer/dryer hook ups. You can also access the garage. This garage has an electric opener. Unit 2 & 3 have steps off the back door stoop. Unit two is the mirror image of unit one with carpeting throughout except the bath & laundry combined. The kitchen is a galley kitchen with electric cooking and many cabinets for storage. Ceiling fans thorough-out. Master bedroom hosts double closets and a full bath with tub over shower. Spacious closets are in each room and hall way. Let' move forward to unit 3. A 1 bedroom apartment over the garage. The unit has one bedroom, walk in closet and is carpeted. The galley kitchen is has ample cabinets and also the washer and dryer make doing the laundry easily. All units are currently rented with long term renters. Close to shopping, schools and library.

24. 2018-01-24
    historical
25. 2017-06-05
    listed $359,900 Active
26. 2017-06-05
    listed $359,900
27. 2017-01-30
    historical
28. 2017-01-30
    historical
29. 2016-06-28
    listed $365,000
30. 2016-06-28
    listed $365,000

ⓘ 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: $7,938 · $661/mo
• Projected year-2 tax: $9,894 · $824/mo
• Expected delta: +$1,956/yr (+$163/mo · 24.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $87,060
• − Mortgage interest: −$42,012
• − Property taxes: −$7,938
• − Insurance: −$3,750
• − Repairs & maintenance: −$6,965
• − Management: −$6,965
• − Depreciation: −$21,818
• Taxable loss: −$2,387
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $10,466/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: 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 — Sellersville

• Score: 79/100
• State rank: #253
• US rank: #2218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sellersville, PA
• Population (ZIP): 12,198

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 (88%)
• Race & ethnicity: White 88% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Serbian 3% Lithuanian 3%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Arabic 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: ▼ -108.67%
• Current HPI: 290.1178
• Rent YoY: —
• Metro: —
• 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

+105.5% since first listed

17 events — show timeline

• 2026-05-22 Coming Soon $750,000 BRIGHT MLS
• 2023-06-22 Sold (Public Records) $475,000 Public Records
• 2023-06-15 Listing Removed — BRIGHT MLS
• 2023-06-02 Sold (MLS) $475,000 BRIGHT MLS
• 2023-05-11 Pending — BRIGHT MLS
• 2023-04-28 Sold (MLS) $475,000 BRIGHT MLS
• 2023-04-18 Pending — BRIGHT MLS
• 2023-04-14 Sold (MLS) $475,000 BRIGHT MLS
• 2023-03-06 Pending — BRIGHT MLS
• 2023-02-06 Listed $510,000 BRIGHT MLS
• 2018-01-24 Listing Removed — BRIGHT MLS
• 2017-06-05 Listed $359,900 BRIGHT MLS
• 2017-06-05 Listed $359,900 BRIGHT MLS
• 2017-01-30 Listing Removed — BRIGHT MLS
• 2017-01-30 Listing Removed — BRIGHT MLS
• 2016-06-28 Listed $365,000 BRIGHT MLS
• 2016-06-28 Listed $365,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $7,938 · +3.7% YoY. Source: county tax records.