107 S Main St · Richlandtown, PA 18955

$295,000

4 bd · 2.0 ba · 2,457 sqft · MultiFamily public records · 87 Days on market

Built 1900 5,292 sqft lot $120/sqft · 34% below area Est $450k · 34% under

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Why this score? — see what drove the B- 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Appreciation +5.8/10.0
• 1% rule +5.3/10.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Richlandtown, 2-unit apartment building, Gas Heat and Hot Water, parking lot in the rear, Tenant pays for electric/gas, landlord pays for Water/Sewer. Great Investment opportunity! One of the owner's is a licensed realtor in the state of PA

Key facts

• 5,292 sq ft lot
• 8 parking spots
• Built 1900

Tags

• 2 UNIT APARTMENT BUILDING
• GAS HEAT AND HOT WATER
• PARKING LOT IN THE REAR
• INVESTMENT OPPORTUNITY

🏷️ Possibly a rental listed for sale. The $295,000 price doesn't fit this home's estimated sale value (~$450,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive. Per door: $195/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $277k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#805 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Quakertown Community SD (suburban): math 45% / reading 55% proficiency, ranked #154 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (1.6% local appreciation)).
• Bucks County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; list at $295k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.03% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.1

CMA / ARV

• ARV (median comp): $450,000
• List price: $295,000
• Delta: -34.44%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 N Main St	0.24mi	5/— (+1)	2,602 (+6%)	0mo	$325,000	$125	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.48×
• Total profit: $39,738
• Equity at exit: $110,696

10-year hold

• IRR: 12.5%
• Equity multiple: 2.62×
• Total profit: $133,914
• Equity at exit: $155,166

Cash invested: $82,600 (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 18955

• Home prices YoY: 0.5%
• Active inventory: 9
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $3,024 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$329 /mo · $3,954/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $390

Break-even live

Break-even rent $2,531

Max offer price $295,000

Occupancy floor 82%

Sensitivity live

Price	-10% $557	-5% $473	+0% $390	+5% $306	+10% $223
Rent	-10% $151	-5% $270	+0% $390	+5% $509	+10% $628
Rate	-1.0pp $538	-0.5pp $465	base $390	+0.5pp $313	+1.0pp $235

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,024
Total (2 units)			$3,024

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-08
   status $295,000 Pending 87 DOM
2. 2026-06-07
   days on market $295,000 Active 87 DOM
3. 2026-06-04
   days on market $295,000 Active 84 DOM
4. 2026-06-03
   days on market $295,000 Active 83 DOM
5. 2026-06-02
   days on market $295,000 Active 82 DOM
6. 2026-06-02
   price $295,000 Active 81 DOM
7. 2026-06-01
   days on market $325,000 Active 81 DOM
8. 2026-05-31
   days on market $325,000 Active 80 DOM
9. 2026-03-12
   listed $325,000 Active 241-char remark

   Show marketing remark (241 chars)

   Richlandtown, 2-unit apartment building, Gas Heat and Hot Water, parking lot in the rear, Tenant pays for electric/gas, landlord pays for Water/Sewer. Great Investment opportunity! One of the owner's is a licensed realtor in the state of PA

10. 1996-07-25
    soldstatus $92,000
11. 1984-12-03
    soldstatus $60,000
12. 1983-01-17
    soldstatus $51,500

ⓘ 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: $3,954 · $329/mo
• Projected year-2 tax: $4,307 · $359/mo
• Expected delta: +$354/yr (+$29/mo · 8.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,288
• − Mortgage interest: −$16,525
• − Property taxes: −$3,954
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,903
• − Management: −$2,903
• − Depreciation: −$8,582
• Taxable loss: −$53
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $4,687/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: Quakertown Community SD
• NCES district ID: 4219890
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 55% ▼ -15.00%
• Median HH income: $66,186
• Composite: 44.3/100
• National rank: #2833
• State rank: #154 of 539 in PA

Livability — Richlandtown

• Score: 69/100
• State rank: #805
• US rank: #8192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richlandtown, PA
• Population (ZIP): 1,453

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 10% German 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 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: ▲ 1.64%
• Current HPI: 309.5531
• 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

+531.1% since first listed

4 events — show timeline

• 2026-03-12 Listed $325,000 BRIGHT MLS
• 1996-07-25 Sold (Public Records) $92,000 Public Records
• 1984-12-03 Sold (Public Records) $60,000 Public Records
• 1983-01-17 Sold (Public Records) $51,500 Public Records

Property tax history

+1.7%/yr

Latest (2026): $3,954 · +2.8% YoY. Source: county tax records.