5 Oak Cir · Richland, PA 18951

$95,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 56 Days on market

Built 1992 6,534 sqft lot $57/sqft · 41% below area Est $160k · 41% under ↓ 32% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Come see this large 3 bed, 2 bath home in a cul-de-sac. This home is waiting for your finishing touches. The large living room features a coat closet and vaulted ceiling. The eat-in kitchen has plenty of cabinet space and a door leading to a carport. The master bedroom has two walk-in closets and full bath. There are two more nice sized bedrooms and a laundry room. Outside is a covered deck off of the dining room and a shed. This home is bank owned and is being sold AS IS. 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

• Covered deck
• Community pool
• Vaulted ceiling

Tags

• CUL-DE-SAC
• VAULTED CEILING
• EAT-IN KITCHEN
• COVERED DECK
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% 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; 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 $657 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 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: 2.34% ✓
• Cap rate: 20.22%
• Cash-on-cash: 49.74%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

• ARV (median comp): $160,392
• List price: $95,000
• Delta: -40.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Skyview Ln	0.09mi	3/2.0	1,700 (+1%)	11mo	$219,500	$129	84
20 Golfview Dr	0.24mi	3/2.0	1,680 (0%)	8mo	$234,500	$140	83
6 Evergreen Dr	0.36mi	3/2.0	1,700 (+1%)	0mo	$215,000	$126	81
6 Dogwood	0.17mi	3/2.0	1,590 (-5%)	3mo	$170,000	$107	81
2 Elm Cir	0.04mi	3/2.0	1,440 (-14%)	10mo	$155,500	$108	66

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: 47.4%
• Equity multiple: 3.06×
• Total profit: $54,863
• Equity at exit: $14,165

10-year hold

• IRR: 53.1%
• Equity multiple: 6.20×
• Total profit: $138,334
• Equity at exit: $8,214

Cash invested: $26,600 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,227 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $1,103

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,168	-5% $1,135	+0% $1,103	+5% $1,070	+10% $1,037
Rent	-10% $927	-5% $1,015	+0% $1,103	+5% $1,191	+10% $1,278
Rate	-1.0pp $1,150	-0.5pp $1,127	base $1,103	+0.5pp $1,078	+1.0pp $1,053

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: $23,750
• Closing costs: $2,850
• 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	25d	1	0.91mi

Listing history 22 events

1. 2026-06-18
   days on market $95,000 Active 56 DOM
2. 2026-06-17
   days on market $95,000 Active 55 DOM
3. 2026-06-16
   days on market $95,000 Active 54 DOM
4. 2026-06-15
   days on market $95,000 Active 53 DOM
5. 2026-06-13
   days on market $95,000 Active 51 DOM
6. 2026-06-13
   days on market $95,000 Active 50 DOM
7. 2026-06-09
   days on market $95,000 Active 47 DOM
8. 2026-06-08
   days on market $95,000 Active 46 DOM
9. 2026-06-07
   statusdays on market $95,000 Active 45 DOM
10. 2026-06-02
    statusdays on market $95,000 Pending 42 DOM
11. 2026-06-01
    days on market $95,000 Active 41 DOM
12. 2026-05-31
    days on market $95,000 Active 40 DOM
13. 2026-05-15
    price $95,000 674-char remark

    Show marketing remark (674 chars)

    Come see this large 3 bed, 2 bath home in a cul-de-sac. This home is waiting for your finishing touches. The large living room features a coat closet and vaulted ceiling. The eat-in kitchen has plenty of cabinet space and a door leading to a carport. The master bedroom has two walk-in closets and full bath. There are two more nice sized bedrooms and a laundry room. Outside is a covered deck off of the dining room and a shed. This home is bank owned and is being sold AS IS. 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

14. 2026-04-21
    listed $105,000 Active 674-char remark

    Show marketing remark (674 chars)

    Come see this large 3 bed, 2 bath home in a cul-de-sac. This home is waiting for your finishing touches. The large living room features a coat closet and vaulted ceiling. The eat-in kitchen has plenty of cabinet space and a door leading to a carport. The master bedroom has two walk-in closets and full bath. There are two more nice sized bedrooms and a laundry room. Outside is a covered deck off of the dining room and a shed. This home is bank owned and is being sold AS IS. 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

15. 2023-08-04
    soldstatus $120,000 Closed 397-char remark

    Show marketing remark (397 chars)

    This oversized home is situated in a quiet cul de sac. It is complete with a carport and a large covered porch accessible from the dining with a sliding glass door. The spacious kitchen has cabinets galore and makes food prep and cooking a pleasure. There is a desk in the utility room . All bedrooms are a generous size and natural light floods the home. This is a must see home and a real value.

16. 2023-06-24
    status Pending 397-char remark

    Show marketing remark (397 chars)

    This oversized home is situated in a quiet cul de sac. It is complete with a carport and a large covered porch accessible from the dining with a sliding glass door. The spacious kitchen has cabinets galore and makes food prep and cooking a pleasure. There is a desk in the utility room . All bedrooms are a generous size and natural light floods the home. This is a must see home and a real value.

17. 2023-06-17
    price $140,000 397-char remark

    Show marketing remark (397 chars)

    This oversized home is situated in a quiet cul de sac. It is complete with a carport and a large covered porch accessible from the dining with a sliding glass door. The spacious kitchen has cabinets galore and makes food prep and cooking a pleasure. There is a desk in the utility room . All bedrooms are a generous size and natural light floods the home. This is a must see home and a real value.

18. 2023-06-08
    listed $150,000 Active 397-char remark

    Show marketing remark (397 chars)

    This oversized home is situated in a quiet cul de sac. It is complete with a carport and a large covered porch accessible from the dining with a sliding glass door. The spacious kitchen has cabinets galore and makes food prep and cooking a pleasure. There is a desk in the utility room . All bedrooms are a generous size and natural light floods the home. This is a must see home and a real value.

19. 2006-07-28
    soldstatus $139,900
20. 2006-07-13
    historical
21. 2006-07-12
    listed $139,900
22. 2006-04-03
    listed $139,900

ⓘ 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: $26,720
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$2,764
• Taxable income: $12,460
• Est. tax owed @ 24.0%: −$2,990
• After-tax cash flow: $10,240/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

-32.1% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $95,000 BRIGHT MLS
• 2026-04-21 Listed $105,000 BRIGHT MLS
• 2023-08-04 Sold (MLS) $120,000 BRIGHT MLS
• 2023-06-24 Pending — BRIGHT MLS
• 2023-06-17 Price Changed $140,000 BRIGHT MLS
• 2023-06-08 Listed $150,000 BRIGHT MLS
• 2006-07-28 Sold (MLS) $139,900 BRIGHT MLS
• 2006-07-13 Listing Removed — BRIGHT MLS
• 2006-07-12 Listed $139,900 BRIGHT MLS
• 2006-04-03 Listed $139,900 BRIGHT MLS