Real Estate Investing in Horsham, Pennsylvania (19044)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 19044 (Horsham, PA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Horsham, PA (19044)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 19044 Horsham
The 19044 ZIP in Horsham, PA is a local-operator market. Outside capital chasing a $446K entry has to pair deep knowledge with the discount.
The 19044 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Horsham have seen price recovery that 19044 has not matched. Montgomery County data supports the view that the spread is structural rather than temporary.
On balance, 17,134 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 19044 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Horsham:
Property Strategy for 19044
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $323,579 | $1,820 | 4.0% | +7.6% | $161,790 |
| 3BR | $417,250 | $2,180 | 3.8% | +6.2% | $139,083 |
| 4BR | $626,691 | $2,440 | 2.8% | +6.8% | $156,673 |
| 5BR | $717,314 | — | — | +6.5% | $143,463 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 19044 Compare?
| Metric | 19044 | Horsham | Pennsylvania |
|---|---|---|---|
| Home Value | $446,322 | $446,322 | $278,018 |
| 5-Year CAGR | 5.0% | 5.0% | 6.3% |
| Avg Rent | $1,713 | $1,713 | - |
| Cap Rate | 3.0% | 3.0% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 19044 (Horsham, PA). Anonymous, moderated, never written by AI.
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Property managers serving Montgomery County
Manage rentals here? List your business →Apartment Property Management Services 42 LLC. summary from their website
Big Realty Property Management. summary from their website
Lindy Communities offers apartments in Greater Philadelphia, PA, FL & OH, including pet-friendly options. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $446,322 |
| Monthly Rent | $1,713 |
| Price-to-Rent | 21.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +5.4% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 Rent Trends
| 1-Year | -0.4% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 19044
Population: 17,134
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 19044
Schools in This ZIP Code
Nearby Schools (4 more)
Schools in adjacent ZIP codes that may serve this area
Blair Mill Elementary
Crooked Billet El Sch
Upper Moreland MS
Upper Moreland El Sch
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 558 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical rental rate in Horsham, PA?
Investors in Horsham, PA typically see rents near $1,713/mo per month against $446K home values - a solid setup for rental cash flow.
Is Horsham, PA a friendly market for rental owners?
Horsham, PA falls under PA landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How quickly do rentals get leased in Horsham, PA?
Horsham, PA carries elevated vacancy risk. Expect measured absorption at market rents of $1,713/mo.
What investment strategy works best in Horsham, PA?
Most investors in Horsham, PA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is real estate in Horsham, PA a good investment right now?
Horsham, PA scores 3.0/5 for investability. Home values sit at $446K and rents near $1,713/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 19044 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 19044 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 19044 ranks in Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
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