812 Auburn Rd · Fairless Hills, PA 19030

$319,000

4 bd · 1.0 ba · 1,664 sqft · SingleFamily public records · 5 Days on market

Built 1953 7,667 sqft lot Est $454k · 30% under

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Why this score? — see what drove the C+ 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.3/10.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this expanded Fairless Hills Ranch home! There are four bedrooms and two full bathrooms, eat-in kitchen, LR with bay window and wall to wall carpeting. The kitchen has a side door to the carport, DR has a chandelier and sliding door to the patio, and a large Family Room with 2 picture windows. There are plenty of closets in this home, newer gas hot water heater, central air, new front storm door and a fenced in backyard. All appliances are included. This home is in the Pennsbury School District and is close to everything! Quick settlement possible, easy to show.

Key facts

• Fenced yard
• Natural gas heat
• Carport

Tags

• NATURAL GAS HEAT
• CENTRAL AIR CONDITIONING
• OPEN FAMILY ROOM
• FENCED YARD
• OFF-STREET PARKING
• CARPORT

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: 1-car garage; Carport; Driveway; Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Residential zoning; Above-grade living area reported
• Construction: Aluminum siding and brick exterior; Asphalt/fiberglass roof; Slab foundation; Year built details not specified
• Exterior features: Patio; Fence; Yard fenced; Flat lot; Public paved road frontage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Bedroom on first floor (approx. 11.2 x 11.8)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning; 200+ amp electrical service with circuit breakers
• Interior features: Storm door(s); Dining area; Family room on main level
• Laundry & utility: Washer; Washer hookup on main level; Electric dryer; Dryer hookup on main level; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $319k).
• Cap rate 7.7% vs local median 4.5% in Fairless Hills — 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 80/100 on livability (#205 in PA, #1,823 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F.
• Pennsbury SD (suburban): math 46% / reading 69% proficiency, ranked #67 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 33 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).
• This rent runs 41% of the median local income ($97k/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 $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.
• 2 sale attempts since 21y 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 $250k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $319,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $454,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 Auburn Rd	0.05mi	4/1.0	1,700 (+2%)	2mo	$399,900	$235	93
244 Guilford Rd	0.28mi	4/1.5	1,610 (-3%)	6mo	$395,000	$245	75
802 Eldridge Rd	0.31mi	3/2.0 (-1)	1,630 (-2%)	0mo	$445,000	$273	73
630 Beaumont Rd	0.40mi	4/2.0	1,704 (+2%)	2mo	$494,900	$290	72
25 Vermillion Ln	0.45mi	4/2.0	1,586 (-5%)	1mo	$430,000	$271	67
131 Lebbie Ln	0.39mi	3/2.0 (-1)	1,600 (-4%)	2mo	$442,500	$277	65
15 Venture Ln	0.42mi	4/2.0	1,538 (-8%)	7mo	$352,000	$229	58
41 Valentine Ln	0.48mi	4/2.0	1,538 (-8%)	6mo	$415,000	$270	56
837 Fairfield Rd	0.29mi	3/2.0 (-1)	1,452 (-13%)	0mo	$470,000	$324	56
35 Viking Ln	0.47mi	4/3.0	1,538 (-8%)	3mo	$398,000	$259	55
834 Eldridge Rd	0.27mi	3/2.0 (-1)	1,440 (-14%)	6mo	$405,000	$281	51
120 Vermont Ln	0.72mi	4/2.0	1,544 (-7%)	2mo	$466,000	$302	49

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-28,115
• Equity at exit: $47,564

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $6,040
• Equity at exit: $27,581

Cash invested: $89,320 (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 19030

• Active inventory: 33
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,277 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$414 /mo · $4,970/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $369

Break-even live

Break-even rent $2,810

Max offer price $319,000

Occupancy floor 84%

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1046 Trenton Rd Levittown, PA	3.0	2.5	1833	$2,700	$1.47	43d	1	0.80mi
11 Barberry Ln Levittown, PA	3.0	1.5	1216	$2,700	$2.22	43d	1	1.00mi
153 Mercer Ct Fairless Hills, PA	3.0	2.5	1848	$3,500	$1.89	1d	1	1.25mi

Listing history 5 events

1. 2026-05-17
   listed $319,000 Active
2. 2005-12-15
   soldstatus $250,000
3. 2005-11-30
   soldstatus $250,000 579-char remark

   Show marketing remark (579 chars)

   Welcome to this expanded Fairless Hills Ranch home! There are four bedrooms and two full bathrooms, eat-in kitchen, LR with bay window and wall to wall carpeting. The kitchen has a side door to the carport, DR has a chandelier and sliding door to the patio, and a large Family Room with 2 picture windows. There are plenty of closets in this home, newer gas hot water heater, central air, new front storm door and a fenced in backyard. All appliances are included. This home is in the Pennsbury School District and is close to everything! Quick settlement possible, easy to show.

4. 2005-11-14
   historical 579-char remark

   Show marketing remark (579 chars)

   Welcome to this expanded Fairless Hills Ranch home! There are four bedrooms and two full bathrooms, eat-in kitchen, LR with bay window and wall to wall carpeting. The kitchen has a side door to the carport, DR has a chandelier and sliding door to the patio, and a large Family Room with 2 picture windows. There are plenty of closets in this home, newer gas hot water heater, central air, new front storm door and a fenced in backyard. All appliances are included. This home is in the Pennsbury School District and is close to everything! Quick settlement possible, easy to show.

5. 2005-09-08
   listed $250,000 579-char remark

   Show marketing remark (579 chars)

   Welcome to this expanded Fairless Hills Ranch home! There are four bedrooms and two full bathrooms, eat-in kitchen, LR with bay window and wall to wall carpeting. The kitchen has a side door to the carport, DR has a chandelier and sliding door to the patio, and a large Family Room with 2 picture windows. There are plenty of closets in this home, newer gas hot water heater, central air, new front storm door and a fenced in backyard. All appliances are included. This home is in the Pennsbury School District and is close to everything! Quick settlement possible, easy to show.

ⓘ 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: $4,970 · $414/mo
• Projected year-2 tax: $5,005 · $417/mo
• Expected delta: +$35/yr (+$3/mo · 0.7%)

ⓘ 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 6/10 Major 7 d/yr ≥102°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: $39,330
• − Mortgage interest: −$17,869
• − Property taxes: −$4,970
• − Insurance: −$1,595
• − Repairs & maintenance: −$3,146
• − Management: −$3,146
• − Depreciation: −$9,280
• Taxable loss: −$677
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $4,593/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: Pennsbury SD
• NCES district ID: 4218840
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $85,495
• Composite: 52.3/100
• National rank: #1594
• State rank: #67 of 539 in PA

Livability — Fairless Hills

• Score: 80/100
• State rank: #205
• US rank: #1823

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: Fairless Hills, PA
• County: Bucks County · 506,477 people
• City population: 12,305
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 12,305
• Household income: $96,603
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 377.0

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% Hispanic / Latino 5% Black 5% Asian 4% Two or more races 3%
• Common ancestry: Romanian 8% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 2% Russian/Polish/Slavic 2%

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: ▼ -219.91%
• Current HPI: 309.8975
• 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

+27.6% since first listed

5 events — show timeline

• 2026-05-17 Listed $319,000 GLVRMLS
• 2005-12-15 Sold (Public Records) $250,000 Public Records
• 2005-11-30 Sold (MLS) $250,000 BRIGHT MLS
• 2005-11-14 Listing Removed — BRIGHT MLS
• 2005-09-08 Listed $250,000 BRIGHT MLS

Property tax history

+1.9%/yr

Latest (2026): $4,970 · +4.7% YoY. Source: county tax records.