169 Marlyn Ln · Dublin, PA 18917

$284,900

3 bd · 2.5 ba · 2,073 sqft · Townhouse public records · 357 Days on market

Built 1975 Est $508k · 44% under $150/mo HOA · 5% of rent

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.9/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rarely offered 3-4 bed townhome in beautiful Dublin Acres! Dublin Boro is BOOMING and here is your opportunity to enjoy all it has to offer. 3-4 Bed 2.5/bath townhome perfect for the beautiful Bucks County sunsets. Enjoy the tranquility of open space while being just a short walk away from downtown Dublin Boro. and comfort of classic Dublin Boro make this home a perfect option for all First Time Home Buyers or investors looking to add to their portfolio. New Dublin Boro additions include - a new brewery, multiple artisan shops, and restaurants, as well as a new Weis and a new Super Wawa. Don't miss your chance to become a Dublin Boro resident and enjoy all the new community additions! Motivated Sellers - bring your offer today!

Key facts

• $150 HOA
• Built 1975
• Listed 356 days

Property features AI

Finance

• HOA & community: HOA fee of $150 per month

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric utilities
• Home design: End of row townhouse; Fee simple ownership
• Construction: Frame construction; Slab foundation
• Exterior features: Lot dimensions approximately 25 x 100; No tidal water

Interior

• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: Two full bathrooms (all upper levels); Two full bathrooms on the first upper level; One half bathroom on the main level; One half bathroom total
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $285k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.3% in Dublin — 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 64/100 on livability (#1,201 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-, housing A-; Watch: schools F, amenities F, commute F.
• Pennridge SD (suburban): math 45% / reading 61% proficiency, ranked #112 of 539 in PA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 11 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $9k 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 357 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $55k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $250,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.09% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $507,885
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Bishop Way	0.32mi	3/2.5	2,088 (+1%)	0mo	$512,000	$245	84
116 Bishop Way	0.42mi	3/2.5	2,120 (+2%)	6mo	$490,000	$231	72
118 Bishop Way	0.42mi	4/3.0 (+1)	2,120 (+2%)	2mo	$547,000	$258	69
232 Center Dr	0.34mi	4/3.0 (+1)	2,120 (+2%)	8mo	$512,000	$242	67
172 Station Dr	0.27mi	3/3.0	2,320 (+12%)	0mo	$510,000	$220	65
135 Bishop Way	0.38mi	4/3.5 (+1)	2,120 (+2%)	6mo	$499,900	$236	65
316 Schadle Rd	0.60mi	3/2.5	2,209 (+7%)	0mo	$547,000	$248	61
Lot 10 Schadle Rd	0.65mi	3/2.5	2,209 (+7%)	2mo	$555,000	$251	57
483 Buchanan Rd	0.62mi	3/2.5	1,896 (-8%)	0mo	$435,000	$229	57
Lot 14 Schadle Rd	0.65mi	3/2.5	2,209 (+7%)	3mo	$649,283	$294	56
Lot 9 Schadle Rd	0.65mi	3/2.5	2,209 (+7%)	3mo	$580,084	$263	56
493 Buchanan Rd	0.65mi	3/2.5	1,854 (-11%)	2mo	$420,000	$227	50

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-22,506
• Equity at exit: $42,480

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $11,194
• Equity at exit: $24,633

Cash invested: $79,772 (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 18917

• Home prices YoY: -23.8%
• Active inventory: 11
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,106 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$321 /mo · $3,852/yr
• Insurance: −$119
• HOA: −$150
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $370

Break-even live

Break-even rent $2,638

Max offer price $284,900

Occupancy floor 83%

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 Bishop Way Dublin, PA	4.0	3.5	2120	$3,500	$1.65	3d	1	0.29mi
4 Stewer Ln Perkasie, PA	3.0	1.0	1459	$2,400	$1.64	5d	1	0.32mi
310 Katie Ln Perkasie, PA	3.0	2.5	1540	$2,900	$1.88	44d	1	0.46mi
108 Parkside Dr Dublin, PA	4.0	2.5	1886	$3,600	$1.91	1d	1	0.75mi
53 Williams Dr Fountainville, PA	3.0	2.5	2016	$3,100	$1.54	1d	1	0.91mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 30 events

1. 2026-06-18
   days on market $284,900 Active 357 DOM
2. 2026-06-17
   days on market $284,900 Active 356 DOM
3. 2026-06-16
   days on market $284,900 Active 355 DOM
4. 2026-06-15
   days on market $284,900 Active 354 DOM
5. 2026-06-13
   days on market $284,900 Active 352 DOM
6. 2026-06-09
   days on market $284,900 Active 348 DOM
7. 2026-06-08
   days on market $284,900 Active 347 DOM
8. 2026-06-07
   days on market $284,900 Active 346 DOM
9. 2026-06-04
   days on market $284,900 Active 343 DOM
10. 2026-06-03
    days on market $284,900 Active 342 DOM
11. 2026-06-02
    days on market $284,900 Active 341 DOM
12. 2026-06-01
    days on market $284,900 Active 340 DOM
13. 2026-05-31
    days on market $284,900 Active 339 DOM
14. 2026-05-19
    price $284,900
15. 2026-05-19
    status Active
16. 2026-02-21
    historical Active Under Contract
17. 2025-11-04
    price $250,000
18. 2025-10-29
    price $275,000
19. 2025-10-01
    price $299,900
20. 2025-07-02
    status Active
21. 2025-06-26
    historical
22. 2025-04-11
    price $325,000
23. 2025-03-27
    listed $339,900 Active
24. 2025-03-23
    historical $339,900
25. 2023-06-22
    soldstatus $300,000
26. 2023-06-16
    soldstatus $300,000 Closed 737-char remark

    Show marketing remark (737 chars)

    Rarely offered 3-4 bed townhome in beautiful Dublin Acres! Dublin Boro is BOOMING and here is your opportunity to enjoy all it has to offer. 3-4 Bed 2.5/bath townhome perfect for the beautiful Bucks County sunsets. Enjoy the tranquility of open space while being just a short walk away from downtown Dublin Boro. and comfort of classic Dublin Boro make this home a perfect option for all First Time Home Buyers or investors looking to add to their portfolio. New Dublin Boro additions include - a new brewery, multiple artisan shops, and restaurants, as well as a new Weis and a new Super Wawa. Don't miss your chance to become a Dublin Boro resident and enjoy all the new community additions! Motivated Sellers - bring your offer today!

27. 2023-05-17
    status Pending 737-char remark

    Show marketing remark (737 chars)

    Rarely offered 3-4 bed townhome in beautiful Dublin Acres! Dublin Boro is BOOMING and here is your opportunity to enjoy all it has to offer. 3-4 Bed 2.5/bath townhome perfect for the beautiful Bucks County sunsets. Enjoy the tranquility of open space while being just a short walk away from downtown Dublin Boro. and comfort of classic Dublin Boro make this home a perfect option for all First Time Home Buyers or investors looking to add to their portfolio. New Dublin Boro additions include - a new brewery, multiple artisan shops, and restaurants, as well as a new Weis and a new Super Wawa. Don't miss your chance to become a Dublin Boro resident and enjoy all the new community additions! Motivated Sellers - bring your offer today!

28. 2023-05-12
    listed $295,900 Active 737-char remark

    Show marketing remark (737 chars)

    Rarely offered 3-4 bed townhome in beautiful Dublin Acres! Dublin Boro is BOOMING and here is your opportunity to enjoy all it has to offer. 3-4 Bed 2.5/bath townhome perfect for the beautiful Bucks County sunsets. Enjoy the tranquility of open space while being just a short walk away from downtown Dublin Boro. and comfort of classic Dublin Boro make this home a perfect option for all First Time Home Buyers or investors looking to add to their portfolio. New Dublin Boro additions include - a new brewery, multiple artisan shops, and restaurants, as well as a new Weis and a new Super Wawa. Don't miss your chance to become a Dublin Boro resident and enjoy all the new community additions! Motivated Sellers - bring your offer today!

29. 1991-08-08
    soldstatus $106,000
30. 1986-08-20
    soldstatus $72,000

ⓘ 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: $3,852 · $321/mo
• Projected year-2 tax: $4,177 · $348/mo
• Expected delta: +$325/yr (+$27/mo · 8.4%)

ⓘ 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) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,267
• − Mortgage interest: −$15,959
• − Property taxes: −$3,852
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,981
• − Management: −$2,981
• − HOA: −$1,800
• − Depreciation: −$8,288
• Taxable loss: −$19
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $4,440/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: Pennridge SD
• NCES district ID: 4218750
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 61% ▼ -14.00%
• Median HH income: $73,770
• Composite: 47.48/100
• National rank: #2277
• State rank: #112 of 539 in PA

Livability — Dublin

• Score: 64/100
• State rank: #1201
• US rank: #14126

Category grades

Amenities F Commute F Cost of living B 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: Dublin, PA
• City population: 2,176
• Population (ZIP): 2,176

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 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 2% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 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: ▼ -92.66%
• Current HPI: 296.6992
• 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

+295.7% since first listed

17 events — show timeline

• 2026-05-19 Price Changed $284,900 BRIGHT MLS
• 2026-05-19 Relisted — BRIGHT MLS
• 2026-02-21 Contingent — BRIGHT MLS
• 2025-11-04 Price Changed $250,000 BRIGHT MLS
• 2025-10-29 Price Changed $275,000 BRIGHT MLS
• 2025-10-01 Price Changed $299,900 BRIGHT MLS
• 2025-07-02 Relisted — BRIGHT MLS
• 2025-06-26 Listing Removed — BRIGHT MLS
• 2025-04-11 Price Changed $325,000 BRIGHT MLS
• 2025-03-27 Listed $339,900 BRIGHT MLS
• 2025-03-23 Coming Soon $339,900 BRIGHT MLS
• 2023-06-22 Sold (Public Records) $300,000 Public Records
• 2023-06-16 Sold (MLS) $300,000 BRIGHT MLS
• 2023-05-17 Pending — BRIGHT MLS
• 2023-05-12 Listed $295,900 BRIGHT MLS
• 1991-08-08 Sold (Public Records) $106,000 Public Records
• 1986-08-20 Sold (Public Records) $72,000 Public Records

Property tax history

+1.3%/yr

Latest (2026): $3,852 · +3.9% YoY. Source: county tax records.