20 Citadel Cir · Brittany Farms-The Highlands, PA 18914

$349,949

3 bd · 1.5 ba · 1,540 sqft · Townhouse public records · 5 Days on market

Built 1983 2,310 sqft lot Est $394k · 11% under $180/mo HOA · 6% 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).

• Cash flow +12.6/30.0
• ARV discount +12.6/15.0
• Schools +5.8/10.0
• 1% rule +3.9/10.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This lovingly maintained, original owner, townhome in sought after Highlands community is the definition of turn key. Enter through the new storm door into the foyer with tile floors and you'll notice the newer 6 panel interior doors that have been replaced throughout the home. With a coat closet and powder just off the foyer, the main floor layout is efficient and comfortable. The kitchen features newer appliances, sink. light fixture, flooring and lots of storage space. The windows have been replaced throughout to add to the efficiency of this quant home. The dining is just off the kitchen and offers lots of space for gatherings with your favorite people. Head down a half flight of stairs

Key facts

• $180 HOA
• Parking
• Built 1983

Property features AI

Finance

• Other: Property manager present
• HOA & community: Monthly HOA fee of $180 covering all ground fee, common area maintenance, lawn maintenance and trash

Exterior

• Parking: Two total garage/parking spaces; One assigned space; One driveway space (asphalt); One parking lot space; Driveway, off-street and parking lot parking
• Utilities: Public water; Public sewer; Electric power
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Property in very good condition
• Construction: Frame construction; Block foundation
• Exterior features: Lot approximately 22 x 105; No tidal water

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Drywall and vaulted ceilings; Partial, unfinished basement with interior access, windows, drainage system and sump pump; space available for finished rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $350k.

Deal economics

• At list price, monthly cash flow is $-46 ($-556/yr) — negative.
• To cash-flow at today's rent, offer at most $342k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (11.0% below list).
• Recommended offer: $312k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.9% in Brittany Farms-The Highlands — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 132 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $10k 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.
• Current owner paid $66k; list at $350k implies a 431% 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 $311,627 (11.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $394,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Krista Ct	0.21mi	3/1.5	1,540 (0%)	3mo	$411,000	$267	88
106 Remington Ct	0.13mi	3/2.0	1,609 (+4%)	3mo	$345,000	$214	82
150 Galway Cir	0.34mi	3/1.5	1,545 (+0%)	3mo	$395,000	$256	81
210 Remington Ct	0.14mi	3/2.0	1,609 (+4%)	6mo	$375,000	$233	79
85 Queens Cir	0.12mi	3/2.0	1,452 (-6%)	6mo	$410,000	$282	78
204 Remington Ct	0.12mi	2/2.0 (-1)	1,440 (-6%)	0mo	$355,000	$247	76
49 Fair Isle Cir	0.29mi	2/2.0 (-1)	1,571 (+2%)	2mo	$310,000	$197	75
215 Prince William Way	0.48mi	3/2.5	1,545 (+0%)	3mo	$450,000	$291	70
103 Bonnie Lark Ct	0.40mi	3/2.5	1,590 (+3%)	4mo	$400,000	$252	68
110 Palace Ct	0.28mi	2/1.5 (-1)	1,648 (+7%)	5mo	$370,000	$225	66
245 Prince William Way	0.54mi	2/2.5 (-1)	1,540 (0%)	5mo	$410,000	$266	62
201 Beacon Ct	0.68mi	3/2.5	1,554 (+1%)	8mo	$440,000	$283	56

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-59,558
• Equity at exit: $52,179

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-55,250
• Equity at exit: $30,257

Cash invested: $97,986 (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: 132
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,116 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$347 /mo · $4,167/yr
• Insurance: −$146
• HOA: −$180
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $-46

Break-even live

Break-even rent $3,175

Max offer price $341,757

Occupancy floor 96%

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: $87,487
• Closing costs: $10,498
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4106 Grey Friars Ter Chalfont, PA	1.0–2.0	1.0–1.5	1075	$1,875	$1.74	24d	1	0.30mi
108 Pipers Pl Chalfont, PA	3.0	2.5	1540	$2,800	$1.82	4d	1	0.32mi
409 W Butler Ave Chalfont, PA	2.0	2.0	1297	$2,600	$2.00	1d	1	0.33mi
105 Galway Cir Chalfont, PA	3.0	2.5	2020	$2,695	$1.33	43d	1	0.42mi
212 Foxhedge Rd Chalfont, PA	4.0	3.0	2080	$3,900	$1.88	1d	1	0.45mi
312 W Boulder Dr Chalfont, PA	3.0	2.5	2150	$3,200	$1.49	2d	1	0.84mi
229 Wynstone Ct Colmar, PA	3.0	2.5	2212	$3,350	$1.51	1d	1	1.46mi

HOA detail

• Monthly dues: $180 · $2,160/yr

Listing history 5 events

1. 2026-06-02
   statusdays on market $349,949 Pending 5 DOM
2. 2026-06-01
   days on market $349,949 Active 4 DOM
3. 2026-05-31
   days on market $349,949 Active 3 DOM
4. 2026-05-25
   historical $349,949
5. 1983-06-22
   soldstatus $65,900

ⓘ 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: $4,167 · $347/mo
• Projected year-2 tax: $4,848 · $404/mo
• Expected delta: +$681/yr (+$57/mo · 16.3%)

ⓘ 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: $37,395
• − Mortgage interest: −$19,603
• − Property taxes: −$4,167
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,992
• − Management: −$2,992
• − HOA: −$2,160
• − Depreciation: −$10,180
• Taxable loss: −$6,448
• Est. tax savings @ 24.0%: +$1,547
• After-tax cash flow: $991/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 — Brittany Farms-The Highlands

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Brittany Farms-The Highlands, 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

+431.0% since first listed

2 events — show timeline

• 2026-05-25 Coming Soon $349,949 BRIGHT MLS
• 1983-06-22 Sold (Public Records) $65,900 Public Records

Property tax history

+1.5%/yr

Latest (2026): $4,167 · +5.7% YoY. Source: county tax records.