271 Dogwood Dr · Richland, PA 18951

$115,000

2 bd · 2.0 ba · 1,100 sqft · SingleFamily · 18 Days on market

Built 2007 Fair condition Est $120k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.3/15.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

After many years of ownership, the original owner is ready to part ways with this well-maintained home in the highly desirable Richland Meadows community. The property is being sold in as-is condition and is being handled by a Power of Attorney, who has limited information regarding the home's history and condition. Inside, you'll find comfortable one-floor living with handicap accessible ramp and handicap master bath adaptations. This functional layout and plenty of potential for personalization. Whether you're a first-time buyer, downsizing, or simply looking for an affordable home in a convenient location, this property deserves a look. Richland Meadows is one of Quakertown's most sought

Key facts

• 3 parking spots
• Built 2007
• Listed 17 days

Property features AI

Finance

• Financial info: Annual ground rent noted
• HOA & community: Land lease with monthly ground rent of $655; Approximately 127 years of land lease remaining; Property manager present

Exterior

• Parking: Asphalt driveway; Driveway parking (3 spaces total including driveway)
• Utilities: Public water; Public sewer; 100 amp electric service; Electric hot water
• Home design: Manufactured double-wide; Estimated year built; Entry level on main level
• Construction: Vinyl siding; Architectural shingle roof; Crawl space and slab foundations; Above-grade and below-grade structures noted
• Exterior features: Located in Richland Meadows park; Not in a federal flood zone; Ground rent exists (land lease)

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (including 2 full on main level)
• Heating & cooling: 90% forced air heating; Electric heating fuel; Central air conditioning (electric)
• Interior features: Estimated living area; No basement; Accessible with 2+ access exits; Main-level ramp; Roll-in shower

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% 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: 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.
• Zoned schools: Quakertown Community Hs (math 79% / reading 24%, grade D+, #119 of 437 statewide, top 27%, 1,668 students, 24% FRL) — zoned schools at 24% FRL track the district average.
• 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.55% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.93%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $119,900
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Dogwood Dr	0.04mi	2/2.0	1,056 (-4%)	3mo	$115,000	$109	89
20 Laurel Run Dr	0.26mi	2/2.0	1,080 (-2%)	1mo	$111,500	$103	84
400 Laurel Run Dr	0.05mi	2/2.0	1,056 (-4%)	9mo	$105,000	$99	83
215 Laurel Run Dr	0.13mi	2/2.0	1,056 (-4%)	13mo	$115,000	$109	76
290 Poplar Dr	0.06mi	2/1.0	938 (-15%)	12mo	$109,000	$116	58
232 Yankee Rd #156	0.36mi	2/1.0	960 (-13%)	5mo	$35,000	$36	54
371 Camp Rock Hill Rd	0.41mi	2/2.0	1,238 (+12%)	9mo	$595,000	$481	52

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: 15.9%
• Equity multiple: 1.64×
• Total profit: $20,572
• Equity at exit: $17,147

10-year hold

• IRR: 24.5%
• Equity multiple: 3.13×
• Total profit: $68,474
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $615

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 61%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $115,000 Active 18 DOM
2. 2026-06-17
   days on market $115,000 Active 17 DOM
3. 2026-06-16
   days on market $115,000 Active 16 DOM
4. 2026-06-15
   days on market $115,000 Active 15 DOM
5. 2026-06-13
   days on market $115,000 Active 13 DOM
6. 2026-06-13
   days on market $115,000 Active 12 DOM
7. 2026-06-09
   days on market $115,000 Active 9 DOM
8. 2026-06-08
   days on market $115,000 Active 8 DOM
9. 2026-06-07
   days on market $115,000 Active 7 DOM
10. 2026-06-04
    days on market $115,000 Active 4 DOM
11. 2026-06-03
    days on market $115,000 Active 3 DOM
12. 2026-06-02
    days on market $115,000 Active 2 DOM
13. 2026-06-01
    status $115,000 Active 1 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $115,000 Coming Soon 1 DOM

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $21,416
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$3,345
• Taxable income: $5,902
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $5,965/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.

Condition & rehab AI · 0 photos

Fair 40/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its resale and rental value. Key areas for improvement include the kitchen, bathrooms, flooring, and exterior. Upgrading these areas will significantly enhance the home's appeal and marketability.

Repairs flagged

• Major Kitchen countertops and cabinets — The countertops and cabinets are worn and need replacement or renovation.
• Major Bathroom fixtures and tiles — The fixtures and tiles are outdated and in poor condition, requiring replacement.
• Major Flooring — The flooring is worn and in poor condition, requiring replacement or renovation.
• Major Interior walls — The walls are chipped and peeling, requiring repainting or renovation.
• Major Exterior siding — The siding is chipped and peeling, requiring repainting or replacement.
• Major Landscaping — The landscaping is overgrown and requires trimming and maintenance.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen with updated appliances and fixtures will attract more buyers and increase the home's value.
• Resale Bathroom renovation — Upgraded bathrooms with modern fixtures and finishes will appeal to potential buyers and increase the home's value.
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its marketability.
• Both Exterior painting — A fresh coat of paint on the exterior will improve the home's curb appeal and increase its value.
• Both Landscaping — A well-maintained and aesthetically pleasing landscape will enhance the home's curb appeal and attract more potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops and cabinets · The countertops and cabinets are worn and need replacement or renovation.	Major	$15,000–50,000
Bathroom fixtures and tiles · The fixtures and tiles are outdated and in poor condition, requiring replacement.	Major	$15,000–50,000
Flooring · The flooring is worn and in poor condition, requiring replacement or renovation.	Major	$15,000–50,000
Interior walls · The walls are chipped and peeling, requiring repainting or renovation.	Major	$15,000–50,000
Exterior siding · The siding is chipped and peeling, requiring repainting or replacement.	Major	$15,000–50,000
Landscaping · The landscaping is overgrown and requires trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen with updated appliances and fixtures will attract more buyers and increase the home's value. ↑
• Resale Bathroom renovation — Upgraded bathrooms with modern fixtures and finishes will appeal to potential buyers and increase the home's value. ↑
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its marketability. ↑
• Both Exterior painting — A fresh coat of paint on the exterior will improve the home's curb appeal and increase its value. ↑
• Both Landscaping — A well-maintained and aesthetically pleasing landscape will enhance the home's curb appeal and attract more potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-31 Coming Soon $115,000 BRIGHT MLS