10 Woodedge Dr · Richland, PA 18951

$181,500

3 bd · 2.0 ba · 1,188 sqft · SingleFamily · 119 Days on market

Built 2025 8,000 sqft lot $153/sqft · 82% above area

---

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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new 3 bed, 2 bath home with a rear deck is perfect for someone looking for one floor living. Walk in the front door into an open concept living space. The kitchen has an island, stainless steel appliances and ample cabinet space. The master has a large closet and full bath with plenty of storage space. The home has 2 more bedrooms and a laundry room. This home comes with a storage shed and 1 year 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 private functions. Park approval required

Key facts

• Large closet
• Ample cabinet space
• Kitchen island

Tags

• REAR DECK
• OPEN CONCEPT LIVING SPACE
• KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE
• LARGE CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $165k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#498 in PA, #4,585 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, 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; 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 $5k 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 119 days — a 9% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $10k; list at $182k implies a 1733% gain — meaningful room to come down on a strong offer.

Recommended offer $165,165 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.17% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.92%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $99,559
• List price: $181,500
• Delta: 82.30%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Beth Ln	0.28mi	3/2.0	1,226 (+3%)	2mo	$210,000	$171	80
2 Esther Dr	0.15mi	3/2.0	1,288 (+8%)	1mo	$198,000	$154	78
16 Skyview Dr	0.14mi	3/2.0	1,248 (+5%)	8mo	$148,000	$119	78
2 Highland	0.02mi	3/2.0	1,100 (-7%)	11mo	$63,000	$57	78
11 Ash Ln	0.17mi	3/2.0	1,280 (+8%)	12mo	$159,900	$125	69
2 Evergreen Dr	0.12mi	2/2.0 (-1)	1,100 (-7%)	10mo	$83,000	$75	69
2 Woodedge	0.03mi	2/2.0 (-1)	1,056 (-11%)	14mo	$95,000	$90	63
3 Pine Ter	0.12mi	2/2.0 (-1)	1,056 (-11%)	10mo	$85,000	$80	62
8 Hickory Unit DRIVE	0.19mi	2/2.0 (-1)	1,300 (+9%)	12mo	$137,100	$105	61
14 Lakeview Dr	0.04mi	2/2.0 (-1)	1,016 (-14%)	21mo	$62,000	$61	52
1 Nob Hl	0.33mi	2/2.0 (-1)	1,100 (-7%)	21mo	$75,000	$68	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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,633
• Equity at exit: $27,062

10-year hold

• IRR: 8.3%
• Equity multiple: 1.64×
• Total profit: $32,278
• Equity at exit: $15,693

Cash invested: $50,820 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,119 medium
• Mortgage (P&I): −$952
• Tax est. 1.5%: −$227 /mo · $2,722/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $420

Break-even live

Break-even rent $1,588

Max offer price $181,500

Occupancy floor 75%

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: $45,375
• Closing costs: $5,445
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $181,500 Active 119 DOM
2. 2026-06-17
   days on market $181,500 Active 118 DOM
3. 2026-06-16
   days on market $181,500 Active 117 DOM
4. 2026-06-15
   days on market $181,500 Active 116 DOM
5. 2026-06-13
   days on market $181,500 Active 114 DOM
6. 2026-06-13
   days on market $181,500 Active 113 DOM
7. 2026-06-09
   days on market $181,500 Active 110 DOM
8. 2026-06-08
   days on market $181,500 Active 109 DOM
9. 2026-06-07
   days on market $181,500 Active 108 DOM
10. 2026-06-04
    days on market $181,500 Active 105 DOM
11. 2026-06-03
    days on market $181,500 Active 104 DOM
12. 2026-06-02
    days on market $181,500 Active 103 DOM
13. 2026-06-01
    days on market $181,500 Active 102 DOM
14. 2026-05-31
    days on market $181,500 Active 101 DOM
15. 2026-02-19
    listed $181,500 Active 611-char remark

    Show marketing remark (611 chars)

    This new 3 bed, 2 bath home with a rear deck is perfect for someone looking for one floor living. Walk in the front door into an open concept living space. The kitchen has an island, stainless steel appliances and ample cabinet space. The master has a large closet and full bath with plenty of storage space. The home has 2 more bedrooms and a laundry room. This home comes with a storage shed and 1 year 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 private functions. Park approval required

16. 2017-08-01
    historical 351-char remark

    Show marketing remark (351 chars)

    Motivated seller! Priced to sell. Nice cozy home with new carpeting, Roof and heating system replaced 2002. 3 BR open concept living room and kitchen. Low maintenance living with all park amenities including swimming pool, golf, fishing and a community center. Monthly lot rental includes water, sewer, common area maintenance. Park approval required.

17. 2017-07-31
    soldstatus $9,900 351-char remark

    Show marketing remark (351 chars)

    Motivated seller! Priced to sell. Nice cozy home with new carpeting, Roof and heating system replaced 2002. 3 BR open concept living room and kitchen. Low maintenance living with all park amenities including swimming pool, golf, fishing and a community center. Monthly lot rental includes water, sewer, common area maintenance. Park approval required.

18. 2017-03-09
    listed $9,990 351-char remark

    Show marketing remark (351 chars)

    Motivated seller! Priced to sell. Nice cozy home with new carpeting, Roof and heating system replaced 2002. 3 BR open concept living room and kitchen. Low maintenance living with all park amenities including swimming pool, golf, fishing and a community center. Monthly lot rental includes water, sewer, common area maintenance. Park approval required.

19. 2000-09-30
    historical
20. 2000-03-24
    listed $24,900

ⓘ 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: $25,432
• − Mortgage interest: −$10,167
• − Property taxes: −$2,722
• − Insurance: −$908
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$5,280
• Taxable income: $2,286
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $4,491/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 — Richland

• Score: 74/100
• State rank: #498
• US rank: #4585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• 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

+628.9% since first listed

6 events — show timeline

• 2026-02-19 Listed $181,500 BRIGHT MLS
• 2017-08-01 Listing Removed — BRIGHT MLS
• 2017-07-31 Sold (MLS) $9,900 BRIGHT MLS
• 2017-03-09 Listed $9,990 BRIGHT MLS
• 2000-09-30 Listing Removed — BRIGHT MLS
• 2000-03-24 Listed $24,900 BRIGHT MLS