12 Lakeview · Richland, PA 18951

$139,000

2 bd · 2.0 ba · 1,272 sqft · SingleFamily · 55 Days on market

Built 2023 0.25 ac lot $109/sqft · 40% above area Est $100k · 40% over

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• 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 MLS

Enjoy the summer evenings from the porch of this cozy 2 bedroom, 2 bath home. The open concepts adapts itself to today's modern living. The lot lease fee of $ 896/mo includes use of the pool, fishing ponds, mini golf and chip and putt , as well as use of the community hall for private functions. It also allows for use of 1500 gallons of water use. There is a walking trail adjacent to the park for hiking and biking. Park approval required

Key facts

• Covered porch
• Low maintenance home
• Mini golf

Tags

• COVERED PORCH
• OPEN CONCEPT LIVING AREA
• LOW MAINTENANCE HOME
• POOL
• MINI GOLF
• WALKING BIKE TRAIL

Property features AI

Finance

• Other: Property manager present
• Financial info: Monthly land lease: $991
• HOA & community: Community pool (fenced, filtered, heated); Land lease with monthly fee

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric cooling fuel; Electric hot water; Propane (leased) for heating; No municipal trash service
• Home design: Manufactured home; Frame construction; Estimated year built; Land lease ownership
• Construction: Frame construction; Manufactured structure; Shed
• Exterior features: Gutter system; Community pool (fenced, filtered, heated); Shed

Interior

• Kitchen: Combination kitchen and dining area
• Bedrooms: 2 bedrooms on the main level; Rooms include: Living Room, Master Bedroom, Bedroom 2, Kitchen
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (including 2 full on main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning; Ceiling fans; Electric hot water
• Interior features: Stall shower; Tub with shower; Ceiling fan(s); Open floor plan; Recessed lighting; Window treatments; Combination kitchen/dining; Carpet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (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; 2 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 $961 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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: 1.25% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $99,559
• List price: $139,000
• Delta: 39.62%
• 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
2 Esther Dr	0.18mi	3/2.0 (+1)	1,288 (+1%)	1mo	$198,000	$154	84
16 Skyview Dr	0.15mi	3/2.0 (+1)	1,248 (-2%)	8mo	$148,000	$119	78
8 Hickory Unit DRIVE	0.21mi	2/2.0	1,300 (+2%)	12mo	$137,100	$105	77
11 Ash Ln	0.21mi	3/2.0 (+1)	1,280 (+1%)	12mo	$159,900	$125	74
9 Woodedge Dr	0.06mi	3/2.0 (+1)	1,404 (+10%)	1mo	$181,000	$129	74
5 Beth Ln	0.31mi	3/2.0 (+1)	1,226 (-4%)	2mo	$210,000	$171	73
6 Esther Dr	0.17mi	3/2.0 (+1)	1,400 (+10%)	7mo	$129,900	$93	65
2 Evergreen Dr	0.15mi	2/2.0	1,100 (-14%)	10mo	$83,000	$75	62
2 Highland	0.06mi	3/2.0 (+1)	1,100 (-14%)	11mo	$63,000	$57	61
2 Elm Cir	0.28mi	3/2.0 (+1)	1,440 (+13%)	10mo	$155,500	$108	52
1 Nob Hl	0.32mi	2/2.0	1,100 (-14%)	21mo	$75,000	$68	45

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,949
• Equity at exit: $20,725

10-year hold

• IRR: 12.2%
• Equity multiple: 1.97×
• Total profit: $37,599
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,742 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $415

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 71%

Sensitivity live

Price	-10% $511	-5% $463	+0% $415	+5% $367	+10% $319
Rent	-10% $278	-5% $346	+0% $415	+5% $484	+10% $553
Rate	-1.0pp $485	-0.5pp $451	base $415	+0.5pp $379	+1.0pp $343

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.10mi
155 Redwood Dr Quakertown, PA	1.0	1.5	1080	$1,100	$1.02	44d	1	1.22mi

Listing history 31 events

1. 2026-06-18
   days on market $139,000 Active 55 DOM
2. 2026-06-17
   days on market $139,000 Active 54 DOM
3. 2026-06-16
   days on market $139,000 Active 53 DOM
4. 2026-06-15
   days on market $139,000 Active 52 DOM
5. 2026-06-13
   days on market $139,000 Active 50 DOM
6. 2026-06-13
   days on market $139,000 Active 49 DOM
7. 2026-06-09
   days on market $139,000 Active 46 DOM
8. 2026-06-08
   days on market $139,000 Active 45 DOM
9. 2026-06-07
   statusdays on market $139,000 Active 44 DOM
10. 2026-06-04
    status $139,000 Pending 41 DOM
11. 2026-06-03
    days on market $139,000 Active 41 DOM
12. 2026-06-02
    days on market $139,000 Active 40 DOM
13. 2026-06-01
    days on market $139,000 Active 39 DOM
14. 2026-05-31
    days on market $139,000 Active 38 DOM
15. 2026-04-23
    listed $139,000 Active 318-char remark
16. 2025-10-16
    historical
17. 2025-10-07
    historical Active Under Contract
18. 2025-09-23
    status Active
19. 2025-09-20
    status Pending
20. 2025-09-15
    price $129,900
21. 2025-07-22
    price $139,900
22. 2025-06-28
    listed $150,000 Active
23. 2025-06-20
    historical
24. 2024-07-22
    soldstatus $150,000 Closed

    Show marketing remark (443 chars)

    Enjoy the summer evenings from the porch of this cozy 2 bedroom, 2 bath home. The open concepts adapts itself to today's modern living. The lot lease fee of $ 896/mo includes use of the pool, fishing ponds, mini golf and chip and putt , as well as use of the community hall for private functions. It also allows for use of 1500 gallons of water use. There is a walking trail adjacent to the park for hiking and biking. Park approval required

25. 2024-06-24
    status Pending

    Show marketing remark (443 chars)

    Enjoy the summer evenings from the porch of this cozy 2 bedroom, 2 bath home. The open concepts adapts itself to today's modern living. The lot lease fee of $ 896/mo includes use of the pool, fishing ponds, mini golf and chip and putt , as well as use of the community hall for private functions. It also allows for use of 1500 gallons of water use. There is a walking trail adjacent to the park for hiking and biking. Park approval required

26. 2024-05-03
    status Active

    Show marketing remark (443 chars)

    Enjoy the summer evenings from the porch of this cozy 2 bedroom, 2 bath home. The open concepts adapts itself to today's modern living. The lot lease fee of $ 896/mo includes use of the pool, fishing ponds, mini golf and chip and putt , as well as use of the community hall for private functions. It also allows for use of 1500 gallons of water use. There is a walking trail adjacent to the park for hiking and biking. Park approval required

27. 2024-04-18
    price $150,000

    Show marketing remark (443 chars)

    Enjoy the summer evenings from the porch of this cozy 2 bedroom, 2 bath home. The open concepts adapts itself to today's modern living. The lot lease fee of $ 896/mo includes use of the pool, fishing ponds, mini golf and chip and putt , as well as use of the community hall for private functions. It also allows for use of 1500 gallons of water use. There is a walking trail adjacent to the park for hiking and biking. Park approval required

28. 2024-04-17
    status Pending

    Show marketing remark (443 chars)

    Enjoy the summer evenings from the porch of this cozy 2 bedroom, 2 bath home. The open concepts adapts itself to today's modern living. The lot lease fee of $ 896/mo includes use of the pool, fishing ponds, mini golf and chip and putt , as well as use of the community hall for private functions. It also allows for use of 1500 gallons of water use. There is a walking trail adjacent to the park for hiking and biking. Park approval required

29. 2024-03-14
    listed $159,000 Active

    Show marketing remark (443 chars)

    Enjoy the summer evenings from the porch of this cozy 2 bedroom, 2 bath home. The open concepts adapts itself to today's modern living. The lot lease fee of $ 896/mo includes use of the pool, fishing ponds, mini golf and chip and putt , as well as use of the community hall for private functions. It also allows for use of 1500 gallons of water use. There is a walking trail adjacent to the park for hiking and biking. Park approval required

30. 2003-04-30
    soldstatus $27,500
31. 2002-12-03
    listed $27,500

ⓘ 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: $20,899
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$4,044
• Taxable income: $2,945
• Est. tax owed @ 24.0%: −$707
• After-tax cash flow: $4,276/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

+405.5% since first listed

19 events — show timeline

• 2026-06-04 Relisted — BRIGHT MLS
• 2026-06-03 Pending — BRIGHT MLS
• 2026-04-23 Listed $139,000 BRIGHT MLS
• 2025-10-16 Listing Removed — BRIGHT MLS
• 2025-10-07 Contingent — BRIGHT MLS
• 2025-09-23 Relisted — BRIGHT MLS
• 2025-09-20 Pending — BRIGHT MLS
• 2025-09-15 Price Changed $129,900 BRIGHT MLS
• 2025-07-22 Price Changed $139,900 BRIGHT MLS
• 2025-06-28 Listed $150,000 BRIGHT MLS
• 2025-06-20 Coming Soon — BRIGHT MLS
• 2024-07-22 Sold (MLS) $150,000 BRIGHT MLS
• 2024-06-24 Pending — BRIGHT MLS
• 2024-05-03 Relisted — BRIGHT MLS
• 2024-04-18 Price Changed $150,000 BRIGHT MLS
• 2024-04-17 Pending — BRIGHT MLS
• 2024-03-14 Listed $159,000 BRIGHT MLS
• 2003-04-30 Sold (MLS) $27,500 BRIGHT MLS
• 2002-12-03 Listed $27,500 BRIGHT MLS