566 New Britain Rd · Doylestown, PA 18901

$475,000

3 bd · 1.0 ba · 1,869 sqft · SingleFamily public records · 47 Days on market

Built 1935 1.19 ac lot $254/sqft · 44% below area Est $565k · 16% under

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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 +14.7/15.0
• Cash flow +8.4/30.0
• Schools +5.8/10.0
• Livability +4.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Doylestown Zip Code! This "as is" 1.18 acre property has the space to expand AND won't last long. This 2 bedroom, 2 bath home is a work in progress. Come check out this home that includes spacious front and back porches, detached 3 car garage, long driveway, built in 1935 and brimming with potential. With 2 spacious bedrooms and 2 full bathrooms, this residence offers a cozy yet functional layout, featuring a galley kitchen equipped with essential appliances, including a built-in microwave and electric oven/range. The unfinished basement presents an opportunity for customization or additional storage. The property backs to serene trees, providing a tranquil retreat from the hustle and bustle. Enjoy the expansive front and rear yards, perfect for outdoor gatherings or future enhancements. The detached garage, with ample space for three vehicles, adds significant value and convenience. With its prime location and investment potential, this property is ideal for those looking to capitalize on the growing real estate market. Transform this charming home into a lucrative rental or a personal sanctuary-your vision awaits!

Key facts

• 1.19 acre lot
• 3 garage spots
• Built 1935

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $-428 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $399k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (32.3% below list).
• Recommended offer: $321k (32.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.4% in Doylestown — 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 89/100 on livability (#24 in PA, #146 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: cost of living 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: Kutz El Sch (math 63% / reading 80%, grade A-, #142 of 1,518 statewide, top 9%, 487 students, 7% FRL); Lenape Ms (math 36% / reading 73%, grade B-, #76 of 512 statewide, top 16%, 839 students, 13% 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 11% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 117 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).
• This rent runs 33% of the median local income ($118k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 47 days — a 3% lower offer ($461k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $30k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; list at $475k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $321,387 (32.3% 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. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.68% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.86%
• DSCR: 0.83
• GRM: 12.3

CMA / ARV

• ARV (median comp): $565,000
• List price: $475,000
• Delta: -15.93%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 Tower Hill Rd	0.52mi	3/2.5	1,906 (+2%)	4mo	$650,000	$341	63
102 Steeplechase Dr	0.45mi	3/2.0	1,735 (-7%)	10mo	$792,000	$456	55
73 Tower Hill Rd	0.48mi	3/2.0	2,016 (+8%)	8mo	$665,000	$330	54
45 Sauerman Rd	0.54mi	3/1.5	2,131 (+14%)	8mo	$915,000	$429	43
2203 Turk Rd	0.50mi	4/2.5 (+1)	2,145 (+15%)	13mo	$540,000	$252	30
253 Fox Chase Ln	0.65mi	4/2.5 (+1)	2,096 (+12%)	16mo	$749,700	$358	26

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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.19×
• Total profit: $-107,928
• Equity at exit: $70,824

10-year hold

• IRR: -22.2%
• Equity multiple: -0.08×
• Total profit: $-144,007
• Equity at exit: $41,069

Cash invested: $133,000 (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 18901

• Rents YoY: 1.9%
• Active inventory: 117
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $3,214 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$278 /mo · $3,331/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $-428

Break-even live

Break-even rent $3,755

Max offer price $399,475

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-293	+0% $-428	+5% $-562	+10% $-696
Rent	-10% $-681	-5% $-554	+0% $-428	+5% $-301	+10% $-174
Rate	-1.0pp $-188	-0.5pp $-307	base $-428	+0.5pp $-551	+1.0pp $-676

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 E Court St Doylestown, PA	1.0–3.0	1.0	1085	$2,000	$1.84	46d	2	1.42mi
67 Townview Dr Doylestown, PA	3.0	3.0	2088	$3,800	$1.82	1d	1	1.45mi

Listing history 7 events

1. 2026-04-10
   price $475,000 1144-char remark

   Show marketing remark (1144 chars)

   Doylestown Zip Code! This "as is" 1.18 acre property has the space to expand AND won't last long. This 2 bedroom, 2 bath home is a work in progress. Come check out this home that includes spacious front and back porches, detached 3 car garage, long driveway, built in 1935 and brimming with potential. With 2 spacious bedrooms and 2 full bathrooms, this residence offers a cozy yet functional layout, featuring a galley kitchen equipped with essential appliances, including a built-in microwave and electric oven/range. The unfinished basement presents an opportunity for customization or additional storage. The property backs to serene trees, providing a tranquil retreat from the hustle and bustle. Enjoy the expansive front and rear yards, perfect for outdoor gatherings or future enhancements. The detached garage, with ample space for three vehicles, adds significant value and convenience. With its prime location and investment potential, this property is ideal for those looking to capitalize on the growing real estate market. Transform this charming home into a lucrative rental or a personal sanctuary-your vision awaits!

2. 2026-04-07
   listed $505,000 Active 1144-char remark

   Show marketing remark (1144 chars)

   Doylestown Zip Code! This "as is" 1.18 acre property has the space to expand AND won't last long. This 2 bedroom, 2 bath home is a work in progress. Come check out this home that includes spacious front and back porches, detached 3 car garage, long driveway, built in 1935 and brimming with potential. With 2 spacious bedrooms and 2 full bathrooms, this residence offers a cozy yet functional layout, featuring a galley kitchen equipped with essential appliances, including a built-in microwave and electric oven/range. The unfinished basement presents an opportunity for customization or additional storage. The property backs to serene trees, providing a tranquil retreat from the hustle and bustle. Enjoy the expansive front and rear yards, perfect for outdoor gatherings or future enhancements. The detached garage, with ample space for three vehicles, adds significant value and convenience. With its prime location and investment potential, this property is ideal for those looking to capitalize on the growing real estate market. Transform this charming home into a lucrative rental or a personal sanctuary-your vision awaits!

3. 2026-03-31
   price $505,000 1144-char remark

   Show marketing remark (1144 chars)

   Doylestown Zip Code! This "as is" 1.18 acre property has the space to expand AND won't last long. This 2 bedroom, 2 bath home is a work in progress. Come check out this home that includes spacious front and back porches, detached 3 car garage, long driveway, built in 1935 and brimming with potential. With 2 spacious bedrooms and 2 full bathrooms, this residence offers a cozy yet functional layout, featuring a galley kitchen equipped with essential appliances, including a built-in microwave and electric oven/range. The unfinished basement presents an opportunity for customization or additional storage. The property backs to serene trees, providing a tranquil retreat from the hustle and bustle. Enjoy the expansive front and rear yards, perfect for outdoor gatherings or future enhancements. The detached garage, with ample space for three vehicles, adds significant value and convenience. With its prime location and investment potential, this property is ideal for those looking to capitalize on the growing real estate market. Transform this charming home into a lucrative rental or a personal sanctuary-your vision awaits!

4. 2000-12-29
   soldstatus $169,500
5. 2000-11-30
   soldstatus $169,500 249-char remark

   Show marketing remark (249 chars)

   One Story Home On 1.2 Acres. Attic Is Floored And Could Be Expanded. Three Car Detached Garage, Covered Front Porch (23 X 8). Oil Hot Air Furnace New In 1995. Electric Hot Water Heater Installed In 1998. Double Sink In Basement. Walk Out Basement.

6. 2000-08-22
   historical 249-char remark

   Show marketing remark (249 chars)

   One Story Home On 1.2 Acres. Attic Is Floored And Could Be Expanded. Three Car Detached Garage, Covered Front Porch (23 X 8). Oil Hot Air Furnace New In 1995. Electric Hot Water Heater Installed In 1998. Double Sink In Basement. Walk Out Basement.

7. 2000-06-03
   listed $169,500 249-char remark

   Show marketing remark (249 chars)

   One Story Home On 1.2 Acres. Attic Is Floored And Could Be Expanded. Three Car Detached Garage, Covered Front Porch (23 X 8). Oil Hot Air Furnace New In 1995. Electric Hot Water Heater Installed In 1998. Double Sink In Basement. Walk Out Basement.

ⓘ 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: $3,331 · $278/mo
• Projected year-2 tax: $5,418 · $452/mo
• Expected delta: +$2,087/yr (+$174/mo · 62.6%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,566
• − Mortgage interest: −$26,607
• − Property taxes: −$3,331
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,085
• − Management: −$3,085
• − Depreciation: −$13,818
• Taxable loss: −$13,736
• Est. tax savings @ 24.0%: +$3,297
• After-tax cash flow: $-1,834/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 — Doylestown

• Score: 89/100
• State rank: #24
• US rank: #146

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• City population: 51,407
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 28,509
• Household income: $118,256
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1032.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Romanian 5% Italian 4% Slovak 3%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% German/W. Germanic 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: ▼ -313.87%
• Current HPI: 296.1029
• Rent YoY: ▲ 1.88%
• 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

+180.2% since first listed

7 events — show timeline

• 2026-04-10 Price Changed $475,000 BRIGHT MLS
• 2026-04-07 Listed $505,000 BRIGHT MLS
• 2026-03-31 Price Changed $505,000 BRIGHT MLS
• 2000-12-29 Sold (Public Records) $169,500 Public Records
• 2000-11-30 Sold (MLS) $169,500 BRIGHT MLS
• 2000-08-22 Listing Removed — BRIGHT MLS
• 2000-06-03 Listed $169,500 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2026): $3,331 · +5.7% YoY. Source: county tax records.