2 Esther Dr · Quakertown, PA 18951

$202,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily · 60 Days on market

Built 2025 8,000 sqft lot Est $152k · 33% over

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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 +22.1/30.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Amazing new 2 bed, 2 bath home on a corner lot that offers many great features. The walk out rear deck leads to a cute yard. The kitchen has recessed lighting, tile backsplash, double stainless-steel sink, and ample cabinet and countertop space which makes the heart of this home a must see! Open concept living all on one floor. Master has a walk-in closet, bath with shower stall and linen closet. A separate utility room with plenty of space for a washer and dryer. Home comes with an 8' x 8' shed and has a 1-year manufacturer warranty. The $ 991 monthly land lease includes 1500 gallons of water/sewer use, the pool, mini golf, chip and putt, fishing ponds and use of the community pool for pri

Key facts

• Open concept living
• Walk out rear deck
• Ample cabinet space

Tags

• CORNER LOT
• WALK OUT REAR DECK
• TILE BACKSPLASH
• DOUBLE STAINLESS STEEL SINK
• AMPLE CABINET SPACE
• OPEN CONCEPT LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $202k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $202k).
• Recommended offer: $196k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.2% in Quakertown — 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 (#222 in PA, #1,945 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, cost of living A; Watch: commute F.
• Quakertown Community SD (suburban): math 45% / reading 55% proficiency, ranked #154 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 144 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 60 days — a 3% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Recommended offer $195,940 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.08% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $151,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Esther Dr	0.00mi	3/2.0	1,288 (0%)	1mo	$198,000	$154	99
5 Beth Ln	0.14mi	3/2.0	1,226 (-5%)	2mo	$210,000	$171	84
16 Skyview Dr	0.10mi	3/2.0	1,248 (-3%)	8mo	$148,000	$119	83
8 Hickory Unit DRIVE	0.06mi	2/2.0 (-1)	1,300 (+1%)	12mo	$137,100	$105	81
11 Ash Ln	0.19mi	3/2.0	1,280 (-1%)	12mo	$159,900	$125	80
6 Esther Dr	0.02mi	3/2.0	1,400 (+9%)	7mo	$129,900	$93	79
9 Woodedge Dr	0.15mi	3/2.0	1,404 (+9%)	1mo	$181,000	$129	77
2 Elm Cir	0.20mi	3/2.0	1,440 (+12%)	10mo	$155,500	$108	63
2 Highland	0.13mi	3/2.0	1,100 (-15%)	11mo	$63,000	$57	61
11 Highland Dr	0.10mi	3/2.0	1,456 (+13%)	24mo	$172,000	$118	54
2 Evergreen Dr	0.21mi	2/2.0 (-1)	1,100 (-15%)	10mo	$83,000	$75	53
1 Nob Hl	0.26mi	2/2.0 (-1)	1,100 (-15%)	21mo	$75,000	$68	41

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-11,929
• Equity at exit: $30,119

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $16,492
• Equity at exit: $17,465

Cash invested: $56,560 (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 18951

• Active inventory: 144
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,180 medium
• Mortgage (P&I): −$1,059
• Tax est. 1.5%: −$252 /mo · $3,030/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $326

Break-even live

Break-even rent $1,767

Max offer price $202,000

Occupancy floor 80%

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: $50,500
• Closing costs: $6,060
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
167 Sunshine Dr Quakertown, PA	3.0	1.5	1616	$2,150	$1.33	24d	1	1.13mi

Listing history 2 events

1. 2026-04-21
   status Pending
2. 2026-02-20
   listed $202,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,158
• − Mortgage interest: −$11,315
• − Property taxes: −$3,030
• − Insurance: −$1,010
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$5,876
• Taxable income: $742
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $3,735/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: Quakertown Community SD
• NCES district ID: 4219890
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 55% ▼ -15.00%
• Median HH income: $66,186
• Composite: 44.3/100
• National rank: #2833
• State rank: #154 of 539 in PA

Livability — Quakertown

• Score: 80/100
• State rank: #222
• US rank: #1945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• City population: 36,568
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 36,568
• Household income: $98,268
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 488.0

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% Two or more races 7% Hispanic / Latino 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 5% Polish 3% Slovak 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 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: ▼ -247.25%
• Current HPI: 283.2262
• 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

2 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-02-20 Listed $202,000 BRIGHT MLS