251 Upper Holland Rd · Richboro, PA 18954

$725,000

4 bd · 2.5 ba · 3,068 sqft · SingleFamily public records · 23 Days on market

Built 1967 0.47 ac lot $236/sqft · 7% below area Est $838k · 13% 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 +13.6/15.0
• Cash flow +8.1/30.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OFFER DEADLINE IS 5/18/26 at 1PM. Welcome to this beautifully maintained home in the sought-after Long Lane Farms community of Northampton Township, ideally located in the heart of Richboro within the highly regarded Council Rock School District. Set on nearly half an acre, the property sits gently back from the road, offering a sense of space and privacy rarely found in such a convenient location. A covered front porch welcomes you into a tiled foyer, where hardwood flooring flows through the living and dining rooms—perfect for everyday living and entertaining. The updated kitchen is thoughtfully designed with an island with seating, abundant cabinetry, and generous counter space. Stainless steel appliances include double wall ovens, built-in microwave, smooth cooktop with hood, and a custom tile backsplash. The family room is anchored by a wood-burning stone fireplace and opens through French doors to a sun-filled recreation room with skylights and walls of windows overlooking the backyard. The outdoor setting is a true highlight, featuring a fully fenced, expansive yard with a paver patio ideal for outdoor dining, entertaining, or simply enjoying the open space. A charming garden shed/playhouse adds both character and function. A versatile bonus room with shiplap walls and tile flooring offers flexible use as a home office, first-floor bedroom, or fitness space, with access to the attached two-car garage. A laundry room and updated powder room complete the main level. Upstairs, the primary suite includes a walk-in closet and en-suite bath with double vanities and a soaking tub. Three additional bedrooms share a hall bath and offer ample closet space and natural light. Conveniently located near local shopping, dining, and parks, with easy access to I-95, Philadelphia, Princeton, and New York City. A wonderful opportunity to enjoy space, flexibility, and a prime Richboro location.

Key facts

• 0.47 acre lot
• 2 garage spots
• Built 1967

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $725k.

Deal economics

• At list price, monthly cash flow is $-703 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $601k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $514k (29.1% below list).
• Recommended offer: $514k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.6% in Richboro — 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 75/100 on livability (#459 in PA, #4,183 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Council Rock SD (suburban): math 56% / reading 68% proficiency, ranked #36 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 35 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 23 days — a 2% lower offer ($714k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $440k; list at $725k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $513,777 (29.1% 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. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.71% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.15%
• DSCR: 0.82
• GRM: 11.8

CMA / ARV

• ARV (median comp): $837,807
• List price: $725,000
• Delta: -13.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Cobblestone Ct	0.17mi	4/2.5	3,116 (+2%)	9mo	$920,000	$295	82
120 Gleniffer Hill Rd	0.23mi	4/3.0	3,116 (+2%)	6mo	$975,000	$313	80
14 Providence Dr	0.51mi	4/2.5	3,278 (+7%)	1mo	$1,150,000	$351	64
98 Twigkenham Dr	0.48mi	4/2.5	2,884 (-6%)	6mo	$739,000	$256	63
32 Walnut Dr	0.43mi	4/2.5	2,978 (-3%)	14mo	$604,900	$203	63
69 Nancy Dr	0.45mi	4/2.5	2,712 (-12%)	3mo	$750,000	$277	57
529 Glen Meadow Rd	0.59mi	4/2.5	3,388 (+10%)	0mo	$960,000	$283	55
380 Newtown Richboro Rd	0.56mi	4/2.0	3,492 (+14%)	8mo	$471,000	$135	43
141 W Georgianna Dr	0.50mi	4/2.5	2,636 (-14%)	21mo	$700,000	$266	36
61 Poplar Dr	0.73mi	4/2.5	2,794 (-9%)	20mo	$722,500	$259	34
42 Providence Dr	0.62mi	4/2.5	2,632 (-14%)	22mo	$925,000	$351	29
732 Bustleton Pike	0.70mi	4/4.0	2,716 (-12%)	20mo	$650,000	$239	25

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: -23.3%
• Equity multiple: 0.20×
• Total profit: $-162,305
• Equity at exit: $108,100

10-year hold

• IRR: -18.1%
• Equity multiple: 0.02×
• Total profit: $-199,259
• Equity at exit: $62,685

Cash invested: $203,000 (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 18954

• Active inventory: 35
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $5,138 medium
• Mortgage (P&I): −$3,802
• Tax from tax record: −$657 /mo · $7,888/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,079
• Net cashflow: $-703

Break-even live

Break-even rent $6,027

Max offer price $600,884

Occupancy floor —

Sensitivity live

Price	-10% $-292	-5% $-497	+0% $-703	+5% $-908	+10% $-1,113
Rent	-10% $-1,108	-5% $-906	+0% $-703	+5% $-500	+10% $-297
Rate	-1.0pp $-337	-0.5pp $-518	base $-703	+0.5pp $-890	+1.0pp $-1,082

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 W Windrose Dr Richboro, PA	4.0	2.5	3241	$6,000	$1.85	2d	1	1.02mi
2 Merry Dell Dr Southampton, PA	4.0	2.5	2708	$4,000	$1.48	2d	1	1.26mi

Listing history 19 events

1. 2026-06-13
   status $725,000 Pending 23 DOM
2. 2026-05-18
   historical Active Under Contract 1920-char remark

   Show marketing remark (1920 chars)

   OFFER DEADLINE IS 5/18/26 at 1PM. Welcome to this beautifully maintained home in the sought-after Long Lane Farms community of Northampton Township, ideally located in the heart of Richboro within the highly regarded Council Rock School District. Set on nearly half an acre, the property sits gently back from the road, offering a sense of space and privacy rarely found in such a convenient location. A covered front porch welcomes you into a tiled foyer, where hardwood flooring flows through the living and dining rooms—perfect for everyday living and entertaining. The updated kitchen is thoughtfully designed with an island with seating, abundant cabinetry, and generous counter space. Stainless steel appliances include double wall ovens, built-in microwave, smooth cooktop with hood, and a custom tile backsplash. The family room is anchored by a wood-burning stone fireplace and opens through French doors to a sun-filled recreation room with skylights and walls of windows overlooking the backyard. The outdoor setting is a true highlight, featuring a fully fenced, expansive yard with a paver patio ideal for outdoor dining, entertaining, or simply enjoying the open space. A charming garden shed/playhouse adds both character and function. A versatile bonus room with shiplap walls and tile flooring offers flexible use as a home office, first-floor bedroom, or fitness space, with access to the attached two-car garage. A laundry room and updated powder room complete the main level. Upstairs, the primary suite includes a walk-in closet and en-suite bath with double vanities and a soaking tub. Three additional bedrooms share a hall bath and offer ample closet space and natural light. Conveniently located near local shopping, dining, and parks, with easy access to I-95, Philadelphia, Princeton, and New York City. A wonderful opportunity to enjoy space, flexibility, and a prime Richboro location.

3. 2026-05-10
   price $725,000 1920-char remark

   Show marketing remark (1920 chars)

   OFFER DEADLINE IS 5/18/26 at 1PM. Welcome to this beautifully maintained home in the sought-after Long Lane Farms community of Northampton Township, ideally located in the heart of Richboro within the highly regarded Council Rock School District. Set on nearly half an acre, the property sits gently back from the road, offering a sense of space and privacy rarely found in such a convenient location. A covered front porch welcomes you into a tiled foyer, where hardwood flooring flows through the living and dining rooms—perfect for everyday living and entertaining. The updated kitchen is thoughtfully designed with an island with seating, abundant cabinetry, and generous counter space. Stainless steel appliances include double wall ovens, built-in microwave, smooth cooktop with hood, and a custom tile backsplash. The family room is anchored by a wood-burning stone fireplace and opens through French doors to a sun-filled recreation room with skylights and walls of windows overlooking the backyard. The outdoor setting is a true highlight, featuring a fully fenced, expansive yard with a paver patio ideal for outdoor dining, entertaining, or simply enjoying the open space. A charming garden shed/playhouse adds both character and function. A versatile bonus room with shiplap walls and tile flooring offers flexible use as a home office, first-floor bedroom, or fitness space, with access to the attached two-car garage. A laundry room and updated powder room complete the main level. Upstairs, the primary suite includes a walk-in closet and en-suite bath with double vanities and a soaking tub. Three additional bedrooms share a hall bath and offer ample closet space and natural light. Conveniently located near local shopping, dining, and parks, with easy access to I-95, Philadelphia, Princeton, and New York City. A wonderful opportunity to enjoy space, flexibility, and a prime Richboro location.

4. 2026-04-26
   listed $750,000 Active 1920-char remark

   Show marketing remark (1920 chars)

   OFFER DEADLINE IS 5/18/26 at 1PM. Welcome to this beautifully maintained home in the sought-after Long Lane Farms community of Northampton Township, ideally located in the heart of Richboro within the highly regarded Council Rock School District. Set on nearly half an acre, the property sits gently back from the road, offering a sense of space and privacy rarely found in such a convenient location. A covered front porch welcomes you into a tiled foyer, where hardwood flooring flows through the living and dining rooms—perfect for everyday living and entertaining. The updated kitchen is thoughtfully designed with an island with seating, abundant cabinetry, and generous counter space. Stainless steel appliances include double wall ovens, built-in microwave, smooth cooktop with hood, and a custom tile backsplash. The family room is anchored by a wood-burning stone fireplace and opens through French doors to a sun-filled recreation room with skylights and walls of windows overlooking the backyard. The outdoor setting is a true highlight, featuring a fully fenced, expansive yard with a paver patio ideal for outdoor dining, entertaining, or simply enjoying the open space. A charming garden shed/playhouse adds both character and function. A versatile bonus room with shiplap walls and tile flooring offers flexible use as a home office, first-floor bedroom, or fitness space, with access to the attached two-car garage. A laundry room and updated powder room complete the main level. Upstairs, the primary suite includes a walk-in closet and en-suite bath with double vanities and a soaking tub. Three additional bedrooms share a hall bath and offer ample closet space and natural light. Conveniently located near local shopping, dining, and parks, with easy access to I-95, Philadelphia, Princeton, and New York City. A wonderful opportunity to enjoy space, flexibility, and a prime Richboro location.

5. 2026-04-21
   historical $750,000 1920-char remark

   Show marketing remark (1920 chars)

   OFFER DEADLINE IS 5/18/26 at 1PM. Welcome to this beautifully maintained home in the sought-after Long Lane Farms community of Northampton Township, ideally located in the heart of Richboro within the highly regarded Council Rock School District. Set on nearly half an acre, the property sits gently back from the road, offering a sense of space and privacy rarely found in such a convenient location. A covered front porch welcomes you into a tiled foyer, where hardwood flooring flows through the living and dining rooms—perfect for everyday living and entertaining. The updated kitchen is thoughtfully designed with an island with seating, abundant cabinetry, and generous counter space. Stainless steel appliances include double wall ovens, built-in microwave, smooth cooktop with hood, and a custom tile backsplash. The family room is anchored by a wood-burning stone fireplace and opens through French doors to a sun-filled recreation room with skylights and walls of windows overlooking the backyard. The outdoor setting is a true highlight, featuring a fully fenced, expansive yard with a paver patio ideal for outdoor dining, entertaining, or simply enjoying the open space. A charming garden shed/playhouse adds both character and function. A versatile bonus room with shiplap walls and tile flooring offers flexible use as a home office, first-floor bedroom, or fitness space, with access to the attached two-car garage. A laundry room and updated powder room complete the main level. Upstairs, the primary suite includes a walk-in closet and en-suite bath with double vanities and a soaking tub. Three additional bedrooms share a hall bath and offer ample closet space and natural light. Conveniently located near local shopping, dining, and parks, with easy access to I-95, Philadelphia, Princeton, and New York City. A wonderful opportunity to enjoy space, flexibility, and a prime Richboro location.

6. 2018-07-31
   soldstatus $440,000
7. 2018-07-23
   soldstatus $440,000 Closed 1126-char remark

   Show marketing remark (1126 chars)

   Fantastic remodeled 4 bedroom, 2.5 bath home in Council Rock School District. There is recessed lighting throughout the home. The large living room and dining room are finished with gleaming hardwood flooring. The updated kitchen features island seating as well as a breakfast nook. The first of two family gathering rooms has a wonderful wood burning stone fireplace and powder room. The game room enjoys plenty of natural sunlight and a beautiful view of the large backyard with paver patio and hot tub. A large room off the game room can function as a generous office, first floor bedroom, or flex space. Upstairs, the master bedroom features a walk-in closet and en-suite bath with jetted tub. Three additional oversized bedrooms complete the upper floor. An oversized 2 car garage and large driveway allow for the parking of 10+ cars. Benefit from easy access to I95, Philadelphia, Princeton, and NYC, while enjoying all of the charms of Bucks County living. Restaurants, shopping, and recreational activities abound in Richboro and surrounding communities. All of this plus the highly rated Council Rock School District.

8. 2018-07-23
   soldstatus $440,000 Sold

   Show marketing remark (1126 chars)

   Fantastic remodeled 4 bedroom, 2.5 bath home in Council Rock School District. There is recessed lighting throughout the home. The large living room and dining room are finished with gleaming hardwood flooring. The updated kitchen features island seating as well as a breakfast nook. The first of two family gathering rooms has a wonderful wood burning stone fireplace and powder room. The game room enjoys plenty of natural sunlight and a beautiful view of the large backyard with paver patio and hot tub. A large room off the game room can function as a generous office, first floor bedroom, or flex space. Upstairs, the master bedroom features a walk-in closet and en-suite bath with jetted tub. Three additional oversized bedrooms complete the upper floor. An oversized 2 car garage and large driveway allow for the parking of 10+ cars. Benefit from easy access to I95, Philadelphia, Princeton, and NYC, while enjoying all of the charms of Bucks County living. Restaurants, shopping, and recreational activities abound in Richboro and surrounding communities. All of this plus the highly rated Council Rock School District.

9. 2018-07-20
   status Under Contract
10. 2018-06-16
    status Pending 1126-char remark

    Show marketing remark (1126 chars)

    Fantastic remodeled 4 bedroom, 2.5 bath home in Council Rock School District. There is recessed lighting throughout the home. The large living room and dining room are finished with gleaming hardwood flooring. The updated kitchen features island seating as well as a breakfast nook. The first of two family gathering rooms has a wonderful wood burning stone fireplace and powder room. The game room enjoys plenty of natural sunlight and a beautiful view of the large backyard with paver patio and hot tub. A large room off the game room can function as a generous office, first floor bedroom, or flex space. Upstairs, the master bedroom features a walk-in closet and en-suite bath with jetted tub. Three additional oversized bedrooms complete the upper floor. An oversized 2 car garage and large driveway allow for the parking of 10+ cars. Benefit from easy access to I95, Philadelphia, Princeton, and NYC, while enjoying all of the charms of Bucks County living. Restaurants, shopping, and recreational activities abound in Richboro and surrounding communities. All of this plus the highly rated Council Rock School District.

11. 2018-05-28
    historical Active Under Contract 1126-char remark

    Show marketing remark (1126 chars)

    Fantastic remodeled 4 bedroom, 2.5 bath home in Council Rock School District. There is recessed lighting throughout the home. The large living room and dining room are finished with gleaming hardwood flooring. The updated kitchen features island seating as well as a breakfast nook. The first of two family gathering rooms has a wonderful wood burning stone fireplace and powder room. The game room enjoys plenty of natural sunlight and a beautiful view of the large backyard with paver patio and hot tub. A large room off the game room can function as a generous office, first floor bedroom, or flex space. Upstairs, the master bedroom features a walk-in closet and en-suite bath with jetted tub. Three additional oversized bedrooms complete the upper floor. An oversized 2 car garage and large driveway allow for the parking of 10+ cars. Benefit from easy access to I95, Philadelphia, Princeton, and NYC, while enjoying all of the charms of Bucks County living. Restaurants, shopping, and recreational activities abound in Richboro and surrounding communities. All of this plus the highly rated Council Rock School District.

12. 2018-05-28
    historical Contingent - Other

    Show marketing remark (1126 chars)

    Fantastic remodeled 4 bedroom, 2.5 bath home in Council Rock School District. There is recessed lighting throughout the home. The large living room and dining room are finished with gleaming hardwood flooring. The updated kitchen features island seating as well as a breakfast nook. The first of two family gathering rooms has a wonderful wood burning stone fireplace and powder room. The game room enjoys plenty of natural sunlight and a beautiful view of the large backyard with paver patio and hot tub. A large room off the game room can function as a generous office, first floor bedroom, or flex space. Upstairs, the master bedroom features a walk-in closet and en-suite bath with jetted tub. Three additional oversized bedrooms complete the upper floor. An oversized 2 car garage and large driveway allow for the parking of 10+ cars. Benefit from easy access to I95, Philadelphia, Princeton, and NYC, while enjoying all of the charms of Bucks County living. Restaurants, shopping, and recreational activities abound in Richboro and surrounding communities. All of this plus the highly rated Council Rock School District.

13. 2018-05-11
    price $450,000 1126-char remark

    Show marketing remark (1126 chars)

    Fantastic remodeled 4 bedroom, 2.5 bath home in Council Rock School District. There is recessed lighting throughout the home. The large living room and dining room are finished with gleaming hardwood flooring. The updated kitchen features island seating as well as a breakfast nook. The first of two family gathering rooms has a wonderful wood burning stone fireplace and powder room. The game room enjoys plenty of natural sunlight and a beautiful view of the large backyard with paver patio and hot tub. A large room off the game room can function as a generous office, first floor bedroom, or flex space. Upstairs, the master bedroom features a walk-in closet and en-suite bath with jetted tub. Three additional oversized bedrooms complete the upper floor. An oversized 2 car garage and large driveway allow for the parking of 10+ cars. Benefit from easy access to I95, Philadelphia, Princeton, and NYC, while enjoying all of the charms of Bucks County living. Restaurants, shopping, and recreational activities abound in Richboro and surrounding communities. All of this plus the highly rated Council Rock School District.

14. 2018-05-11
    price $450,000

    Show marketing remark (1126 chars)

    Fantastic remodeled 4 bedroom, 2.5 bath home in Council Rock School District. There is recessed lighting throughout the home. The large living room and dining room are finished with gleaming hardwood flooring. The updated kitchen features island seating as well as a breakfast nook. The first of two family gathering rooms has a wonderful wood burning stone fireplace and powder room. The game room enjoys plenty of natural sunlight and a beautiful view of the large backyard with paver patio and hot tub. A large room off the game room can function as a generous office, first floor bedroom, or flex space. Upstairs, the master bedroom features a walk-in closet and en-suite bath with jetted tub. Three additional oversized bedrooms complete the upper floor. An oversized 2 car garage and large driveway allow for the parking of 10+ cars. Benefit from easy access to I95, Philadelphia, Princeton, and NYC, while enjoying all of the charms of Bucks County living. Restaurants, shopping, and recreational activities abound in Richboro and surrounding communities. All of this plus the highly rated Council Rock School District.

15. 2018-05-08
    price $475,000 1126-char remark

    Show marketing remark (1126 chars)

    Fantastic remodeled 4 bedroom, 2.5 bath home in Council Rock School District. There is recessed lighting throughout the home. The large living room and dining room are finished with gleaming hardwood flooring. The updated kitchen features island seating as well as a breakfast nook. The first of two family gathering rooms has a wonderful wood burning stone fireplace and powder room. The game room enjoys plenty of natural sunlight and a beautiful view of the large backyard with paver patio and hot tub. A large room off the game room can function as a generous office, first floor bedroom, or flex space. Upstairs, the master bedroom features a walk-in closet and en-suite bath with jetted tub. Three additional oversized bedrooms complete the upper floor. An oversized 2 car garage and large driveway allow for the parking of 10+ cars. Benefit from easy access to I95, Philadelphia, Princeton, and NYC, while enjoying all of the charms of Bucks County living. Restaurants, shopping, and recreational activities abound in Richboro and surrounding communities. All of this plus the highly rated Council Rock School District.

16. 2018-05-08
    price $475,000

    Show marketing remark (1126 chars)

    Fantastic remodeled 4 bedroom, 2.5 bath home in Council Rock School District. There is recessed lighting throughout the home. The large living room and dining room are finished with gleaming hardwood flooring. The updated kitchen features island seating as well as a breakfast nook. The first of two family gathering rooms has a wonderful wood burning stone fireplace and powder room. The game room enjoys plenty of natural sunlight and a beautiful view of the large backyard with paver patio and hot tub. A large room off the game room can function as a generous office, first floor bedroom, or flex space. Upstairs, the master bedroom features a walk-in closet and en-suite bath with jetted tub. Three additional oversized bedrooms complete the upper floor. An oversized 2 car garage and large driveway allow for the parking of 10+ cars. Benefit from easy access to I95, Philadelphia, Princeton, and NYC, while enjoying all of the charms of Bucks County living. Restaurants, shopping, and recreational activities abound in Richboro and surrounding communities. All of this plus the highly rated Council Rock School District.

17. 2018-04-26
    listed $500,000 Active 1126-char remark

    Show marketing remark (1126 chars)

    Fantastic remodeled 4 bedroom, 2.5 bath home in Council Rock School District. There is recessed lighting throughout the home. The large living room and dining room are finished with gleaming hardwood flooring. The updated kitchen features island seating as well as a breakfast nook. The first of two family gathering rooms has a wonderful wood burning stone fireplace and powder room. The game room enjoys plenty of natural sunlight and a beautiful view of the large backyard with paver patio and hot tub. A large room off the game room can function as a generous office, first floor bedroom, or flex space. Upstairs, the master bedroom features a walk-in closet and en-suite bath with jetted tub. Three additional oversized bedrooms complete the upper floor. An oversized 2 car garage and large driveway allow for the parking of 10+ cars. Benefit from easy access to I95, Philadelphia, Princeton, and NYC, while enjoying all of the charms of Bucks County living. Restaurants, shopping, and recreational activities abound in Richboro and surrounding communities. All of this plus the highly rated Council Rock School District.

18. 2018-04-26
    listed $500,000 Active

    Show marketing remark (1126 chars)

    Fantastic remodeled 4 bedroom, 2.5 bath home in Council Rock School District. There is recessed lighting throughout the home. The large living room and dining room are finished with gleaming hardwood flooring. The updated kitchen features island seating as well as a breakfast nook. The first of two family gathering rooms has a wonderful wood burning stone fireplace and powder room. The game room enjoys plenty of natural sunlight and a beautiful view of the large backyard with paver patio and hot tub. A large room off the game room can function as a generous office, first floor bedroom, or flex space. Upstairs, the master bedroom features a walk-in closet and en-suite bath with jetted tub. Three additional oversized bedrooms complete the upper floor. An oversized 2 car garage and large driveway allow for the parking of 10+ cars. Benefit from easy access to I95, Philadelphia, Princeton, and NYC, while enjoying all of the charms of Bucks County living. Restaurants, shopping, and recreational activities abound in Richboro and surrounding communities. All of this plus the highly rated Council Rock School District.

19. 2003-02-20
    soldstatus $200,000

ⓘ 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: $7,888 · $657/mo
• Projected year-2 tax: $9,672 · $806/mo
• Expected delta: +$1,783/yr (+$149/mo · 22.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 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: $61,653
• − Mortgage interest: −$40,611
• − Property taxes: −$7,888
• − Insurance: −$3,625
• − Repairs & maintenance: −$4,932
• − Management: −$4,932
• − Depreciation: −$21,091
• Taxable loss: −$21,427
• Est. tax savings @ 24.0%: +$5,142
• After-tax cash flow: $-3,289/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: Council Rock SD
• NCES district ID: 4206960
• Math proficiency: 56% ▼ -12.00%
• Reading proficiency: 68% ▼ -13.00%
• Median HH income: $110,567
• Composite: 58.48/100
• National rank: #1000
• State rank: #36 of 539 in PA

Livability — Richboro

• Score: 75/100
• State rank: #459
• US rank: #4183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richboro, PA
• City population: 10,864
• Population (ZIP): 10,864

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 (83%)
• Race & ethnicity: White 83% Two or more races 5% Hispanic / Latino 4% Asian 4% Black 2%
• Common ancestry: Scotch-Irish 9% Romanian 7% Subsaharan African 2%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 83% English-only · Russian/Polish/Slavic 11% Spanish 3% 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: ▼ -325.74%
• Current HPI: 283.3196
• 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

+262.5% since first listed

18 events — show timeline

• 2026-05-18 Contingent — BRIGHT MLS
• 2026-05-10 Price Changed $725,000 BRIGHT MLS
• 2026-04-26 Listed $750,000 BRIGHT MLS
• 2026-04-21 Coming Soon $750,000 BRIGHT MLS
• 2018-07-31 Sold (Public Records) $440,000 Public Records
• 2018-07-23 Sold (MLS) $440,000 TREND
• 2018-07-23 Sold (MLS) $440,000 BRIGHT MLS
• 2018-07-20 Pending — TREND
• 2018-06-16 Pending — BRIGHT MLS
• 2018-05-28 Contingent — BRIGHT MLS
• 2018-05-28 Contingent — TREND
• 2018-05-11 Price Changed $450,000 BRIGHT MLS
• 2018-05-11 Price Changed $450,000 TREND
• 2018-05-08 Price Changed $475,000 BRIGHT MLS
• 2018-05-08 Price Changed $475,000 TREND
• 2018-04-26 Listed $500,000 TREND
• 2018-04-26 Listed $500,000 BRIGHT MLS
• 2003-02-20 Sold (Public Records) $200,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $7,888 · +4.5% YoY. Source: county tax records.