505 Goldenrod Xing W · Richboro, PA 18938

$335,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 66 Days on market

Built 1991 $199/sqft · 10% above area Est $305k · 10% 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.0/10.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully updated Montgomery model located in a desirable 55+ community. Situated on a corner lot and just a short walk to the clubhouse and pool, this spacious 3-bedroom, 2-bath home offers both comfort and convenience. Enter through the bright sunroom into a thoughtfully designed layout featuring a living room to the left and a cozy family room to the right. The formal dining room provides an elegant space for entertaining and includes direct access to the primary suite, which boasts a walk-in closet and a fully remodeled en-suite bathroom. This stunning bathroom features a large walk-in shower, linen closet, new toilet, tile flooring, and a raised double-sink vanity. Adjacent to the dining room, the updated kitchen shines with newer appliances and modern finishes. Just off the kitchen, you'll find a convenient laundry room with access to the yard and storage shed, as well as entry to the full hall bathroom. This bathroom has been updated and also connects directly to the third bedroom, offering flexible living arrangements ideal for guests or multi-use space. Bedroom 2, located off the family room, is currently set up as a home office. Additional highlights include a brand-new HVAC system installed in 2025. With generous living space, modern updates, and a prime location, this home is move-in ready and waiting for its next owner. Don’t miss the opportunity to make it yours!

Key facts

• Short walk to pool
• Formal dining room
• Bright sunroom

Tags

• CORNER LOT
• SHORT WALK TO CLUBHOUSE
• SHORT WALK TO POOL
• BRIGHT SUNROOM
• THOUGHTFULLY DESIGNED LAYOUT
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $335k.

Deal economics

• At list price, monthly cash flow is $774 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $315k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.6% in Richboro — 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 75/100 on livability (#459 in PA, #4,183 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Central Bucks SD (suburban): math 55% / reading 71% proficiency, ranked #37 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 126 active listings in the ZIP; high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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 66 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $175k; list at $335k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $314,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.10% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (median comp): $304,552
• List price: $335,000
• Delta: 10.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

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: $-5,072
• Equity at exit: $49,950

10-year hold

• IRR: 8.2%
• Equity multiple: 1.63×
• Total profit: $58,803
• Equity at exit: $28,965

Cash invested: $93,800 (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 18938

• Home prices YoY: -31.6%
• Active inventory: 126
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,685 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$241 /mo · $2,895/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$774
• Net cashflow: $774

Break-even live

Break-even rent $2,706

Max offer price $335,000

Occupancy floor 74%

Sensitivity live

Price	-10% $963	-5% $868	+0% $774	+5% $679	+10% $584
Rent	-10% $482	-5% $628	+0% $774	+5% $919	+10% $1,065
Rate	-1.0pp $942	-0.5pp $859	base $774	+0.5pp $687	+1.0pp $598

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $335,000 Active 66 DOM
2. 2026-06-18
   days on market $335,000 Active 63 DOM
3. 2026-06-17
   days on market $335,000 Active 62 DOM
4. 2026-06-16
   days on market $335,000 Active 61 DOM
5. 2026-06-15
   days on market $335,000 Active 60 DOM
6. 2026-06-13
   days on market $335,000 Active 58 DOM
7. 2026-06-09
   days on market $335,000 Active 54 DOM
8. 2026-06-08
   days on market $335,000 Active 53 DOM
9. 2026-06-07
   days on market $335,000 Active 52 DOM
10. 2026-06-04
    days on market $335,000 Active 49 DOM
11. 2026-06-03
    days on market $335,000 Active 48 DOM
12. 2026-06-02
    days on market $335,000 Active 47 DOM
13. 2026-06-01
    days on market $335,000 Active 46 DOM
14. 2026-05-31
    days on market $335,000 Active 45 DOM
15. 2026-04-16
    listed $335,000 Active 1422-char remark

    Show marketing remark (1422 chars)

    Step into this beautifully updated Montgomery model located in a desirable 55+ community. Situated on a corner lot and just a short walk to the clubhouse and pool, this spacious 3-bedroom, 2-bath home offers both comfort and convenience. Enter through the bright sunroom into a thoughtfully designed layout featuring a living room to the left and a cozy family room to the right. The formal dining room provides an elegant space for entertaining and includes direct access to the primary suite, which boasts a walk-in closet and a fully remodeled en-suite bathroom. This stunning bathroom features a large walk-in shower, linen closet, new toilet, tile flooring, and a raised double-sink vanity. Adjacent to the dining room, the updated kitchen shines with newer appliances and modern finishes. Just off the kitchen, you'll find a convenient laundry room with access to the yard and storage shed, as well as entry to the full hall bathroom. This bathroom has been updated and also connects directly to the third bedroom, offering flexible living arrangements ideal for guests or multi-use space. Bedroom 2, located off the family room, is currently set up as a home office. Additional highlights include a brand-new HVAC system installed in 2025. With generous living space, modern updates, and a prime location, this home is move-in ready and waiting for its next owner. Don’t miss the opportunity to make it yours!

16. 2017-08-18
    historical 868-char remark

    Show marketing remark (868 chars)

    LOCATION, LOCATION, LOCATION ! This lovely 3 bedroom Montgomery Model has a great corner lot and a large enclosed front porch for entertaining and enjoyment. It is only a short walk to the clubhouse and pool. This home has a formal living room with a wood burning fireplace neutral carpet throughout. The master bedroom suite is off the dining room with a walk-in closet and a private master bath, as well as a double sink tub and shower. The large kitchen has lots of newer counter tops and cabinets. There is a nice laundry room with storage closets and access to the second bath. To the right of the entry foyer is a family room and access to the two other bedrooms. Plenty of living space for guests and hobbyist. There is a 8 x 8 shed in back of the house. The heater, A/C and the roof were replaced in 2009 Come take a look and fall in love with this lifestyle.

17. 2017-08-17
    soldstatus $175,000 868-char remark

    Show marketing remark (868 chars)

    LOCATION, LOCATION, LOCATION ! This lovely 3 bedroom Montgomery Model has a great corner lot and a large enclosed front porch for entertaining and enjoyment. It is only a short walk to the clubhouse and pool. This home has a formal living room with a wood burning fireplace neutral carpet throughout. The master bedroom suite is off the dining room with a walk-in closet and a private master bath, as well as a double sink tub and shower. The large kitchen has lots of newer counter tops and cabinets. There is a nice laundry room with storage closets and access to the second bath. To the right of the entry foyer is a family room and access to the two other bedrooms. Plenty of living space for guests and hobbyist. There is a 8 x 8 shed in back of the house. The heater, A/C and the roof were replaced in 2009 Come take a look and fall in love with this lifestyle.

18. 2017-08-17
    soldstatus $175,000 Sold

    Show marketing remark (868 chars)

    LOCATION, LOCATION, LOCATION ! This lovely 3 bedroom Montgomery Model has a great corner lot and a large enclosed front porch for entertaining and enjoyment. It is only a short walk to the clubhouse and pool. This home has a formal living room with a wood burning fireplace neutral carpet throughout. The master bedroom suite is off the dining room with a walk-in closet and a private master bath, as well as a double sink tub and shower. The large kitchen has lots of newer counter tops and cabinets. There is a nice laundry room with storage closets and access to the second bath. To the right of the entry foyer is a family room and access to the two other bedrooms. Plenty of living space for guests and hobbyist. There is a 8 x 8 shed in back of the house. The heater, A/C and the roof were replaced in 2009 Come take a look and fall in love with this lifestyle.

19. 2017-07-07
    status Under Contract
20. 2017-06-29
    status Active
21. 2017-06-26
    status Under Contract
22. 2017-06-11
    listed $175,000 Active
23. 2017-06-10
    listed $175,000 868-char remark

    Show marketing remark (868 chars)

    LOCATION, LOCATION, LOCATION ! This lovely 3 bedroom Montgomery Model has a great corner lot and a large enclosed front porch for entertaining and enjoyment. It is only a short walk to the clubhouse and pool. This home has a formal living room with a wood burning fireplace neutral carpet throughout. The master bedroom suite is off the dining room with a walk-in closet and a private master bath, as well as a double sink tub and shower. The large kitchen has lots of newer counter tops and cabinets. There is a nice laundry room with storage closets and access to the second bath. To the right of the entry foyer is a family room and access to the two other bedrooms. Plenty of living space for guests and hobbyist. There is a 8 x 8 shed in back of the house. The heater, A/C and the roof were replaced in 2009 Come take a look and fall in love with this lifestyle.

24. 2017-06-05
    historical
25. 2017-02-19
    listed $215,000

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,895 · $241/mo
• Projected year-2 tax: $4,094 · $341/mo
• Expected delta: +$1,199/yr (+$100/mo · 41.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,220
• − Mortgage interest: −$18,765
• − Property taxes: −$2,895
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,538
• − Management: −$3,538
• − Depreciation: −$9,745
• Taxable income: $4,064
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $8,307/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: Central Bucks SD
• NCES district ID: 4205310
• Math proficiency: 55% ▼ -12.00%
• Reading proficiency: 71% ▼ -12.00%
• Median HH income: $97,513
• Composite: 58.05/100
• National rank: #1032
• State rank: #37 of 539 in PA

Livability — Richboro

• Score: 75/100
• State rank: #459
• US rank: #4183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• City population: 10,864
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,649
• Household income: $184,833
• Rent vs Own: 11.0% rent · 89.0% own
• Severe rent burden: 212.0

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 6% Asian 6% Hispanic / Latino 4%
• Common ancestry: Romanian 8% Italian 4% Scotch-Irish 3%
• Foreign-born: 10% · Canada, China, Dominican Republic
• Languages at home: 90% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -133.64%
• Current HPI: 289.3189
• 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

+55.8% since first listed

11 events — show timeline

• 2026-04-16 Listed $335,000 BRIGHT MLS
• 2017-08-18 Listing Removed — BRIGHT MLS
• 2017-08-17 Sold (MLS) $175,000 TREND
• 2017-08-17 Sold (MLS) $175,000 BRIGHT MLS
• 2017-07-07 Pending — TREND
• 2017-06-29 Relisted — TREND
• 2017-06-26 Pending — TREND
• 2017-06-11 Listed $175,000 TREND
• 2017-06-10 Listed $175,000 BRIGHT MLS
• 2017-06-05 Listing Removed — BRIGHT MLS
• 2017-02-19 Listed $215,000 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2026): $2,895 · +6.1% YoY. Source: county tax records.