6 Evergreen Dr · Quakertown, PA 18951

$220,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily · 203 Days on market

0.25 ac lot Est $219k · at est.

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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 +19.3/30.0
• ARV discount +7.4/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If You LIke Individuality, Here It Is! Located in Melody Lakes Country Club Estates MHP 3 bedroom, 2 Full baths, double wide is ready for your personal touch & belongings. This mobile home is loaded w. amentities such as plenty of storage, large closets & living space. The large kitchen has plenty of cabinets & counter space w. Whirlpool appliances, large dining room to have those family dinners, a huge living room w. high ceilings great for entertaining, roof replaced Oct. of "07,maintained heating system, (2)sheds, (2) wrap around decks, mature foliage & flowering plants, large corner lot, & much more. The lot rent includes access to the swimming pool that has a lifeguard on duty & w/ in walking distance, miniature golf, chip & putt, fishing at the ponds & use of the clubhouse for those special gatherings/events. It is ready to welcome you! Its Time To Take the Landlord Off Your Payroll & Own Your Own Piece of Pleasure. Schedule an appointment today!All offers cont. park approval.

Key facts

• Island kitchen
• Soaking tub
• Huge primary bath

Tags

• ISLAND KITCHEN
• SURPRISE PANTRY CABINET
• HUGE PRIMARY BATH
• SOAKING TUB
• WALK IN SHOWER
• ACCESS TO BIKE WALKING TRAIL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.2% in Quakertown — 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 80/100 on livability (#222 in PA, #1,945 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, cost of living A; Watch: 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: 146 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 $2k of loan paydown is wiped out by about $7k 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 203 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $36k; list at $220k implies a 503% gain — meaningful room to come down on a strong offer.

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.01% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $219,300
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Evergreen Dr	0.00mi	3/2.0	1,700 (0%)	0mo	$215,000	$126	100
20 Golfview Dr	0.22mi	3/2.0	1,680 (-1%)	8mo	$234,500	$140	81
6 Skyview Ln	0.27mi	3/2.0	1,700 (0%)	11mo	$219,500	$129	78
6 Dogwood	0.19mi	3/2.0	1,590 (-6%)	3mo	$170,000	$107	78
95 E Zion Hill Rd	0.46mi	3/1.5	1,674 (-2%)	23mo	$545,000	$326	55

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-20,239
• Equity at exit: $32,803

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $2,312
• Equity at exit: $19,022

Cash invested: $61,600 (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: 146
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,230 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $241

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 84%

Sensitivity live

Price	-10% $393	-5% $317	+0% $241	+5% $165	+10% $89
Rent	-10% $65	-5% $153	+0% $241	+5% $330	+10% $418
Rate	-1.0pp $352	-0.5pp $297	base $241	+0.5pp $184	+1.0pp $126

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: $55,000
• Closing costs: $6,600
• 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	1.29mi

Listing history 11 events

1. 2026-04-03
   status Pending
2. 2025-10-06
   price $220,000
3. 2025-09-11
   listed $215,000 Active
4. 2012-08-31
   soldstatus $36,500 1055-char remark

   Show marketing remark (1023 chars)

   If You LIke Individuality, Here It Is! Located in Melody Lakes Country Club Estates MHP 3 bedroom,2 Full baths, double wide is ready for your personal touch & belongings.This mobile home is loaded w. amentities such as plenty of storage,large closets & living space.The large kitchen has plenty of cabinets & counter space w. Whirlpool appliances,large dining room to have those family dinners,a huge living room w. high ceilings great for entertaining,roof replaced Oct. of "07,maintained heating system,(2)sheds, (2) wrap around decks,mature foliage & flowering plants,large corner lot,& much more.The lot rent includes access to the swimming pool that has a lifeguard on duty & w/in walking distance, miniature golf, chip & putt, fishing at the ponds & use of the clubhouse for those special gatherings/events.It is ready to welcome you! Its Time To Take the Landlord Off Your Payroll & Own Your Own Piece of Pleasure.Schedule an appointment today!All offers cont. park approval.

5. 2012-08-31
   soldstatus $36,500 Sold 1023-char remark

   Show marketing remark (1023 chars)

   If You LIke Individuality, Here It Is! Located in Melody Lakes Country Club Estates MHP 3 bedroom,2 Full baths, double wide is ready for your personal touch & belongings.This mobile home is loaded w. amentities such as plenty of storage,large closets & living space.The large kitchen has plenty of cabinets & counter space w. Whirlpool appliances,large dining room to have those family dinners,a huge living room w. high ceilings great for entertaining,roof replaced Oct. of "07,maintained heating system,(2)sheds, (2) wrap around decks,mature foliage & flowering plants,large corner lot,& much more.The lot rent includes access to the swimming pool that has a lifeguard on duty & w/in walking distance, miniature golf, chip & putt, fishing at the ponds & use of the clubhouse for those special gatherings/events.It is ready to welcome you! Its Time To Take the Landlord Off Your Payroll & Own Your Own Piece of Pleasure.Schedule an appointment today!All offers cont. park approval.

6. 2012-08-27
   status Under Contract 1023-char remark

   Show marketing remark (1023 chars)

   If You LIke Individuality, Here It Is! Located in Melody Lakes Country Club Estates MHP 3 bedroom,2 Full baths, double wide is ready for your personal touch & belongings.This mobile home is loaded w. amentities such as plenty of storage,large closets & living space.The large kitchen has plenty of cabinets & counter space w. Whirlpool appliances,large dining room to have those family dinners,a huge living room w. high ceilings great for entertaining,roof replaced Oct. of "07,maintained heating system,(2)sheds, (2) wrap around decks,mature foliage & flowering plants,large corner lot,& much more.The lot rent includes access to the swimming pool that has a lifeguard on duty & w/in walking distance, miniature golf, chip & putt, fishing at the ponds & use of the clubhouse for those special gatherings/events.It is ready to welcome you! Its Time To Take the Landlord Off Your Payroll & Own Your Own Piece of Pleasure.Schedule an appointment today!All offers cont. park approval.

7. 2012-08-02
   historical 1055-char remark

   Show marketing remark (1055 chars)

   If You LIke Individuality, Here It Is! Located in Melody Lakes Country Club Estates MHP 3 bedroom, 2 Full baths, double wide is ready for your personal touch & belongings. This mobile home is loaded w. amentities such as plenty of storage, large closets & living space. The large kitchen has plenty of cabinets & counter space w. Whirlpool appliances, large dining room to have those family dinners, a huge living room w. high ceilings great for entertaining, roof replaced Oct. of "07,maintained heating system, (2)sheds, (2) wrap around decks, mature foliage & flowering plants, large corner lot, & much more. The lot rent includes access to the swimming pool that has a lifeguard on duty & w/ in walking distance, miniature golf, chip & putt, fishing at the ponds & use of the clubhouse for those special gatherings/events. It is ready to welcome you! Its Time To Take the Landlord Off Your Payroll & Own Your Own Piece of Pleasure. Schedule an appointment today!All offers cont. park approval.

8. 2012-07-19
   listed $44,000 Active 1023-char remark

   Show marketing remark (1023 chars)

   If You LIke Individuality, Here It Is! Located in Melody Lakes Country Club Estates MHP 3 bedroom,2 Full baths, double wide is ready for your personal touch & belongings.This mobile home is loaded w. amentities such as plenty of storage,large closets & living space.The large kitchen has plenty of cabinets & counter space w. Whirlpool appliances,large dining room to have those family dinners,a huge living room w. high ceilings great for entertaining,roof replaced Oct. of "07,maintained heating system,(2)sheds, (2) wrap around decks,mature foliage & flowering plants,large corner lot,& much more.The lot rent includes access to the swimming pool that has a lifeguard on duty & w/in walking distance, miniature golf, chip & putt, fishing at the ponds & use of the clubhouse for those special gatherings/events.It is ready to welcome you! Its Time To Take the Landlord Off Your Payroll & Own Your Own Piece of Pleasure.Schedule an appointment today!All offers cont. park approval.

9. 2012-07-18
   listed $44,000 1055-char remark

   Show marketing remark (1055 chars)

   If You LIke Individuality, Here It Is! Located in Melody Lakes Country Club Estates MHP 3 bedroom, 2 Full baths, double wide is ready for your personal touch & belongings. This mobile home is loaded w. amentities such as plenty of storage, large closets & living space. The large kitchen has plenty of cabinets & counter space w. Whirlpool appliances, large dining room to have those family dinners, a huge living room w. high ceilings great for entertaining, roof replaced Oct. of "07,maintained heating system, (2)sheds, (2) wrap around decks, mature foliage & flowering plants, large corner lot, & much more. The lot rent includes access to the swimming pool that has a lifeguard on duty & w/ in walking distance, miniature golf, chip & putt, fishing at the ponds & use of the clubhouse for those special gatherings/events. It is ready to welcome you! Its Time To Take the Landlord Off Your Payroll & Own Your Own Piece of Pleasure. Schedule an appointment today!All offers cont. park approval.

10. 2012-06-30
    historical
11. 2012-04-03
    listed $44,000

ⓘ 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: $26,761
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$6,400
• Taxable loss: −$644
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $3,052/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 — Quakertown

• Score: 80/100
• State rank: #222
• US rank: #1945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• City population: 36,568
• 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

+400.0% since first listed

11 events — show timeline

• 2026-04-03 Pending — BRIGHT MLS
• 2025-10-06 Price Changed $220,000 BRIGHT MLS
• 2025-09-11 Listed $215,000 BRIGHT MLS
• 2012-08-31 Sold (MLS) $36,500 TREND
• 2012-08-31 Sold (MLS) $36,500 BRIGHT MLS
• 2012-08-27 Pending — TREND
• 2012-08-02 Listing Removed — BRIGHT MLS
• 2012-07-19 Listed $44,000 TREND
• 2012-07-18 Listed $44,000 BRIGHT MLS
• 2012-06-30 Listing Removed — BRIGHT MLS
• 2012-04-03 Listed $44,000 BRIGHT MLS