31 Golfview Dr · Quakertown, PA 18951

$165,900

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 111 Days on market

Built 2025 8,000 sqft lot $99/sqft · at area comps Est $161k · 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +6.1/15.0
• 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

Come see this beautiful 3 bed 2 bath home with a large covered front porch. As you walk through the front door you will be greeted by a large living room and an eat in kitchen with island, ample cabinet and countertop space, and a walk-in pantry. The master has a nice sized closet and a full bath with a shower. Down the hall you will find two other bedrooms, a full bath and laundry room. Outside there is a 2 car driveway, storage shed and 1 year warranty. 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

• Community pool
• Eat in kitchen
• Storage shed

Tags

• LARGE COVERED FRONT PORCH
• EAT IN KITCHEN
• WALK IN PANTRY
• STORAGE SHED
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $151k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $30k; list at $166k implies a 453% gain — meaningful room to come down on a strong offer.

Recommended offer $150,969 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.32% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.23%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $160,786
• List price: $165,900
• Delta: 3.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Evergreen Dr	0.09mi	3/2.0	1,700 (+1%)	0mo	$215,000	$126	94
20 Golfview Dr	0.16mi	3/2.0	1,680 (0%)	8mo	$234,500	$140	86
6 Dogwood	0.17mi	3/2.0	1,590 (-5%)	3mo	$170,000	$107	81
6 Skyview Ln	0.25mi	3/2.0	1,700 (+1%)	11mo	$219,500	$129	77
95 E Zion Hill Rd	0.50mi	3/1.5	1,674 (-0%)	23mo	$545,000	$326	55
11 Highland Dr	0.12mi	3/2.0	1,456 (-13%)	24mo	$172,000	$118	52
2 Elm Cir	0.38mi	3/2.0	1,440 (-14%)	10mo	$155,500	$108	51

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $10,691
• Equity at exit: $24,736

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $57,784
• Equity at exit: $14,344

Cash invested: $46,452 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,197 medium
• Mortgage (P&I): −$870
• Tax est. 1.5%: −$207 /mo · $2,488/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $589

Break-even live

Break-even rent $1,451

Max offer price $165,900

Occupancy floor 68%

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: $41,475
• Closing costs: $4,977
• 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	24d	1	1.23mi

Listing history 23 events

1. 2026-06-13
   statusdays on market $165,900 Pending 111 DOM
2. 2026-06-09
   days on market $165,900 Active 110 DOM
3. 2026-06-08
   days on market $165,900 Active 109 DOM
4. 2026-06-07
   days on market $165,900 Active 108 DOM
5. 2026-06-04
   days on market $165,900 Active 105 DOM
6. 2026-06-03
   days on market $165,900 Active 104 DOM
7. 2026-06-02
   days on market $165,900 Active 103 DOM
8. 2026-06-01
   days on market $165,900 Active 102 DOM
9. 2026-05-31
   days on market $165,900 Active 101 DOM
10. 2026-02-19
    listed $165,900 Active 656-char remark

    Show marketing remark (656 chars)

    Come see this beautiful 3 bed 2 bath home with a large covered front porch. As you walk through the front door you will be greeted by a large living room and an eat in kitchen with island, ample cabinet and countertop space, and a walk-in pantry. The master has a nice sized closet and a full bath with a shower. Down the hall you will find two other bedrooms, a full bath and laundry room. Outside there is a 2 car driveway, storage shed and 1 year warranty. 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

11. 2014-09-26
    historical 1116-char remark

    Show marketing remark (1116 chars)

    Feels like country living. On a tree lined street sits a double wide mobile home in the well-known Melody Lakes Country Club Park. Take the steps that lead you to the covered front porch to sit and relax during the rain or sunshine. Come on in and look around. This open floor plan offers vaulted ceilings, a large living room with a stone facade fireplace, a lovely nice size eat in kitchen and dining area with new flooring and center island gives you plenty of counter space. Down the hall is the laundry room that can double as a mud room and a renovated powder room. While outside get comfortable in your hammock while enjoying the beautiful landscaped yard that surrounds the border of this property. Back inside and further down the hall is the Master bedroom. Another large room with vaulted ceilings, master bath with tub and shower stall. Right now the home shows with 2 over-sized bedrooms but can be converted back to 3 bedrooms. Some improvements are currently being made by the owner which includes a new roof, new floor in bath room and some new repairs in the 2nd bedroom. Subject to Park Approval.

12. 2014-09-26
    soldstatus $30,000 Sold 1116-char remark

    Show marketing remark (1116 chars)

    Feels like country living. On a tree lined street sits a double wide mobile home in the well-known Melody Lakes Country Club Park. Take the steps that lead you to the covered front porch to sit and relax during the rain or sunshine. Come on in and look around. This open floor plan offers vaulted ceilings, a large living room with a stone facade fireplace, a lovely nice size eat in kitchen and dining area with new flooring and center island gives you plenty of counter space. Down the hall is the laundry room that can double as a mud room and a renovated powder room. While outside get comfortable in your hammock while enjoying the beautiful landscaped yard that surrounds the border of this property. Back inside and further down the hall is the Master bedroom. Another large room with vaulted ceilings, master bath with tub and shower stall. Right now the home shows with 2 over-sized bedrooms but can be converted back to 3 bedrooms. Some improvements are currently being made by the owner which includes a new roof, new floor in bath room and some new repairs in the 2nd bedroom. Subject to Park Approval.

13. 2014-08-25
    status Under Contract 1116-char remark

    Show marketing remark (1116 chars)

    Feels like country living. On a tree lined street sits a double wide mobile home in the well-known Melody Lakes Country Club Park. Take the steps that lead you to the covered front porch to sit and relax during the rain or sunshine. Come on in and look around. This open floor plan offers vaulted ceilings, a large living room with a stone facade fireplace, a lovely nice size eat in kitchen and dining area with new flooring and center island gives you plenty of counter space. Down the hall is the laundry room that can double as a mud room and a renovated powder room. While outside get comfortable in your hammock while enjoying the beautiful landscaped yard that surrounds the border of this property. Back inside and further down the hall is the Master bedroom. Another large room with vaulted ceilings, master bath with tub and shower stall. Right now the home shows with 2 over-sized bedrooms but can be converted back to 3 bedrooms. Some improvements are currently being made by the owner which includes a new roof, new floor in bath room and some new repairs in the 2nd bedroom. Subject to Park Approval.

14. 2014-07-18
    price $36,900 1116-char remark

    Show marketing remark (1116 chars)

    Feels like country living. On a tree lined street sits a double wide mobile home in the well-known Melody Lakes Country Club Park. Take the steps that lead you to the covered front porch to sit and relax during the rain or sunshine. Come on in and look around. This open floor plan offers vaulted ceilings, a large living room with a stone facade fireplace, a lovely nice size eat in kitchen and dining area with new flooring and center island gives you plenty of counter space. Down the hall is the laundry room that can double as a mud room and a renovated powder room. While outside get comfortable in your hammock while enjoying the beautiful landscaped yard that surrounds the border of this property. Back inside and further down the hall is the Master bedroom. Another large room with vaulted ceilings, master bath with tub and shower stall. Right now the home shows with 2 over-sized bedrooms but can be converted back to 3 bedrooms. Some improvements are currently being made by the owner which includes a new roof, new floor in bath room and some new repairs in the 2nd bedroom. Subject to Park Approval.

15. 2014-05-16
    listed $39,500 Active 1116-char remark

    Show marketing remark (1116 chars)

    Feels like country living. On a tree lined street sits a double wide mobile home in the well-known Melody Lakes Country Club Park. Take the steps that lead you to the covered front porch to sit and relax during the rain or sunshine. Come on in and look around. This open floor plan offers vaulted ceilings, a large living room with a stone facade fireplace, a lovely nice size eat in kitchen and dining area with new flooring and center island gives you plenty of counter space. Down the hall is the laundry room that can double as a mud room and a renovated powder room. While outside get comfortable in your hammock while enjoying the beautiful landscaped yard that surrounds the border of this property. Back inside and further down the hall is the Master bedroom. Another large room with vaulted ceilings, master bath with tub and shower stall. Right now the home shows with 2 over-sized bedrooms but can be converted back to 3 bedrooms. Some improvements are currently being made by the owner which includes a new roof, new floor in bath room and some new repairs in the 2nd bedroom. Subject to Park Approval.

16. 2009-12-29
    soldstatus $36,000
17. 2009-05-07
    listed $39,500
18. 2008-05-31
    historical
19. 2007-11-18
    listed $26,900
20. 2007-01-06
    historical
21. 2006-09-24
    listed $39,900
22. 2005-02-28
    historical
23. 2004-12-02
    listed $26,900

ⓘ 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: $26,368
• − Mortgage interest: −$9,293
• − Property taxes: −$2,488
• − Insurance: −$830
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$4,826
• Taxable income: $4,712
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $5,942/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
• 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

+516.7% since first listed

14 events — show timeline

• 2026-02-19 Listed $165,900 BRIGHT MLS
• 2014-09-26 Delisted — TREND
• 2014-09-26 Sold (MLS) $30,000 TREND
• 2014-08-25 Pending — TREND
• 2014-07-18 Price Changed $36,900 TREND
• 2014-05-16 Listed $39,500 TREND
• 2009-12-29 Sold (MLS) $36,000 TREND
• 2009-05-07 Listed $39,500 TREND
• 2008-05-31 Listing Removed — BRIGHT MLS
• 2007-11-18 Listed $26,900 BRIGHT MLS
• 2007-01-06 Listing Removed — BRIGHT MLS
• 2006-09-24 Listed $39,900 BRIGHT MLS
• 2005-02-28 Listing Removed — BRIGHT MLS
• 2004-12-02 Listed $26,900 BRIGHT MLS