17 Shadywood Dr · Quakertown, PA 18951

$159,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 83 Days on market

Built 2025 8,000 sqft lot $138/sqft · at area comps Est $151k · 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +5.3/15.0
• 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

New 2 bed 2 bath home with covered porch.   Open living room and kitchen area with a large walk-in pantry, stainless steel farm sink, dishwasher, microwave, refrigerator and range.    The primary bedroom has a full bath with a large walk-in closet.   Bedroom two is at the opposite end of the home with another full bath.   The home comes with central air, an 8’ x 8’ shed and a 1 year manufacturer 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

• Covered porch
• Open living room
• Community pool

Tags

• COVERED PORCH
• OPEN LIVING ROOM
• LARGE WALK-IN PANTRY
• STAINLESS STEEL FARM SINK
• CENTRAL AIR
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: 147 active listings in the ZIP; 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $22k; list at $159k implies a 607% gain — meaningful room to come down on a strong offer.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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: 1.36% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.59%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $151,451
• List price: $159,000
• Delta: 4.98%
• 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: 7.7%
• Equity multiple: 1.30×
• Total profit: $13,477
• Equity at exit: $23,707

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $62,356
• Equity at exit: $13,747

Cash invested: $44,520 (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: 147
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,170 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $616

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 67%

Sensitivity live

Price	-10% $725	-5% $671	+0% $616	+5% $561	+10% $506
Rent	-10% $444	-5% $530	+0% $616	+5% $701	+10% $787
Rate	-1.0pp $696	-0.5pp $656	base $616	+0.5pp $574	+1.0pp $532

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $159,000 Active 83 DOM
2. 2026-06-18
   days on market $159,000 Active 80 DOM
3. 2026-06-17
   days on market $159,000 Active 79 DOM
4. 2026-06-16
   days on market $159,000 Active 78 DOM
5. 2026-06-15
   days on market $159,000 Active 77 DOM
6. 2026-06-13
   days on market $159,000 Active 75 DOM
7. 2026-06-13
   days on market $159,000 Active 74 DOM
8. 2026-06-09
   days on market $159,000 Active 71 DOM
9. 2026-06-08
   days on market $159,000 Active 70 DOM
10. 2026-06-07
    days on market $159,000 Active 69 DOM
11. 2026-06-04
    days on market $159,000 Active 66 DOM
12. 2026-06-03
    days on market $159,000 Active 65 DOM
13. 2026-06-02
    days on market $159,000 Active 64 DOM
14. 2026-06-01
    days on market $159,000 Active 63 DOM
15. 2026-05-31
    days on market $159,000 Active 62 DOM
16. 2026-03-30
    listed $159,000 Active 643-char remark

    Show marketing remark (643 chars)

    New 2 bed 2 bath home with covered porch.   Open living room and kitchen area with a large walk-in pantry, stainless steel farm sink, dishwasher, microwave, refrigerator and range.    The primary bedroom has a full bath with a large walk-in closet.   Bedroom two is at the opposite end of the home with another full bath.   The home comes with central air, an 8’ x 8’ shed and a 1 year manufacturer 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.

17. 2007-07-27
    soldstatus $22,500 468-char remark

    Show marketing remark (468 chars)

    A little piece of serenity. quiet, shady, wooded lot in beautiful Melody Lakes. Features include updated electric, built-in dressers, closets and vanity in Master Bedroom, with plenty of room for additional furniture. Privacy door from Master to Bath, wood panel, mirrored shelves, and much much more! Too many new and updated items to list! This cozy home is ready for you to move right in! Park amenities include, pool, golfing, clubhouse. Park approval is required.

18. 2007-07-27
    soldstatus $22,500

    Show marketing remark (468 chars)

    A little piece of serenity. quiet, shady, wooded lot in beautiful Melody Lakes. Features include updated electric, built-in dressers, closets and vanity in Master Bedroom, with plenty of room for additional furniture. Privacy door from Master to Bath, wood panel, mirrored shelves, and much much more! Too many new and updated items to list! This cozy home is ready for you to move right in! Park amenities include, pool, golfing, clubhouse. Park approval is required.

19. 2007-06-28
    historical
20. 2007-06-07
    historical
21. 2007-06-06
    listed $24,000 468-char remark

    Show marketing remark (468 chars)

    A little piece of serenity. quiet, shady, wooded lot in beautiful Melody Lakes. Features include updated electric, built-in dressers, closets and vanity in Master Bedroom, with plenty of room for additional furniture. Privacy door from Master to Bath, wood panel, mirrored shelves, and much much more! Too many new and updated items to list! This cozy home is ready for you to move right in! Park amenities include, pool, golfing, clubhouse. Park approval is required.

22. 2007-06-06
    listed $24,000

    Show marketing remark (468 chars)

    A little piece of serenity. quiet, shady, wooded lot in beautiful Melody Lakes. Features include updated electric, built-in dressers, closets and vanity in Master Bedroom, with plenty of room for additional furniture. Privacy door from Master to Bath, wood panel, mirrored shelves, and much much more! Too many new and updated items to list! This cozy home is ready for you to move right in! Park amenities include, pool, golfing, clubhouse. Park approval is required.

23. 2007-06-06
    listed $22,500

    Show marketing remark (468 chars)

    A little piece of serenity. quiet, shady, wooded lot in beautiful Melody Lakes. Features include updated electric, built-in dressers, closets and vanity in Master Bedroom, with plenty of room for additional furniture. Privacy door from Master to Bath, wood panel, mirrored shelves, and much much more! Too many new and updated items to list! This cozy home is ready for you to move right in! Park amenities include, pool, golfing, clubhouse. Park approval is required.

24. 2007-05-31
    historical
25. 2007-02-18
    listed $26,900
26. 2005-02-28
    historical
27. 2005-01-02
    listed $20,500

ⓘ 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: $26,042
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − Depreciation: −$4,625
• Taxable income: $5,163
• Est. tax owed @ 24.0%: −$1,239
• After-tax cash flow: $6,148/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

+675.6% since first listed

12 events — show timeline

• 2026-03-30 Listed $159,000 BRIGHT MLS
• 2007-07-27 Sold (MLS) $22,500 BRIGHT MLS
• 2007-07-27 Sold (MLS) $22,500 GLVRMLS
• 2007-06-28 Listing Removed — BRIGHT MLS
• 2007-06-07 Listing Removed — GLVRMLS
• 2007-06-06 Listed $22,500 BRIGHT MLS
• 2007-06-06 Listed $24,000 GLVRMLS
• 2007-06-06 Listed $24,000 GLVRMLS
• 2007-05-31 Listing Removed — BRIGHT MLS
• 2007-02-18 Listed $26,900 BRIGHT MLS
• 2005-02-28 Listing Removed — BRIGHT MLS
• 2005-01-02 Listed $20,500 BRIGHT MLS