3 Quarry Rd · Richland, PA 18951

$145,000

2 bd · 2.0 ba · 1,378 sqft · SingleFamily · 220 Days on market

Built 1986 0.25 ac lot $105/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 +26.6/30.0
• ARV discount +9.4/15.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the rear corner of the park, this spacious , remodeled home will provide you with years of comfortable living. Whether from the open front deck or the covered rear porch, there is an opportunity to enjoy nature in any kind of weather. The open concept, and vinyl floors are there for an ease of living . This home was originally a 3 bedroom home and could easily be converted back if needed. A beautiful stick built shed is there for extra storage. A list of items that have been rehabbed or replaced have been attached to the seller's disclosure because the POA did not live in the home. The $ 941 land lease includes 1500 gallons of water/ sewer use, the pool, mini golf, chip and putt, 5 fishing ponds and the use of the community hall for private functions. Park approval required

Key facts

• Community hall
• Stick built shed
• Open front deck

Tags

• REMODELED HOME
• OPEN FRONT DECK
• COVERED REAR PORCH
• STICK BUILT SHED
• COMMUNITY HALL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% 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 $1k 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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 33y ago; this cycle's ask has dropped $24k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $145k implies a 123% gain — meaningful room to come down on a strong offer.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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 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?
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: 1.21% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $151,451
• List price: $145,000
• Delta: -4.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Esther Dr	0.16mi	3/2.0 (+1)	1,400 (+2%)	7mo	$129,900	$93	79
9 Woodedge Dr	0.30mi	3/2.0 (+1)	1,404 (+2%)	1mo	$181,000	$129	77
2 Esther Dr	0.15mi	3/2.0 (+1)	1,288 (-6%)	1mo	$198,000	$154	76
8 Hickory Unit DRIVE	0.13mi	2/2.0	1,300 (-6%)	12mo	$137,100	$105	75
5 Beth Ln	0.02mi	3/2.0 (+1)	1,226 (-11%)	2mo	$210,000	$171	74
2 Elm Cir	0.22mi	3/2.0 (+1)	1,440 (+4%)	10mo	$155,500	$108	69
16 Skyview Dr	0.21mi	3/2.0 (+1)	1,248 (-9%)	8mo	$148,000	$119	63
11 Ash Ln	0.30mi	3/2.0 (+1)	1,280 (-7%)	12mo	$159,900	$125	59

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,292
• Equity at exit: $21,620

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $33,119
• Equity at exit: $12,537

Cash invested: $40,600 (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: 144
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,761 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $389

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 73%

Sensitivity live

Price	-10% $489	-5% $439	+0% $389	+5% $339	+10% $289
Rent	-10% $250	-5% $319	+0% $389	+5% $458	+10% $528
Rate	-1.0pp $462	-0.5pp $426	base $389	+0.5pp $351	+1.0pp $313

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: $36,250
• Closing costs: $4,350
• 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	1.04mi
155 Redwood Dr Quakertown, PA	1.0	1.5	1080	$1,100	$1.02	44d	1	1.14mi

Listing history 24 events

1. 2026-06-18
   days on market $145,000 Active 220 DOM
2. 2026-06-17
   days on market $145,000 Active 219 DOM
3. 2026-06-16
   days on market $145,000 Active 218 DOM
4. 2026-06-15
   days on market $145,000 Active 217 DOM
5. 2026-06-13
   days on market $145,000 Active 215 DOM
6. 2026-06-13
   days on market $145,000 Active 214 DOM
7. 2026-06-09
   days on market $145,000 Active 211 DOM
8. 2026-06-08
   days on market $145,000 Active 210 DOM
9. 2026-06-07
   days on market $145,000 Active 209 DOM
10. 2026-05-31
    days on market $145,000 Active 206 DOM
11. 2026-03-27
    price $145,000 798-char remark

    Show marketing remark (798 chars)

    Nestled in the rear corner of the park, this spacious , remodeled home will provide you with years of comfortable living. Whether from the open front deck or the covered rear porch, there is an opportunity to enjoy nature in any kind of weather. The open concept, and vinyl floors are there for an ease of living . This home was originally a 3 bedroom home and could easily be converted back if needed. A beautiful stick built shed is there for extra storage. A list of items that have been rehabbed or replaced have been attached to the seller's disclosure because the POA did not live in the home. The $ 941 land lease includes 1500 gallons of water/ sewer use, the pool, mini golf, chip and putt, 5 fishing ponds and the use of the community hall for private functions. Park approval required

12. 2026-02-02
    price $150,000 798-char remark

    Show marketing remark (798 chars)

    Nestled in the rear corner of the park, this spacious , remodeled home will provide you with years of comfortable living. Whether from the open front deck or the covered rear porch, there is an opportunity to enjoy nature in any kind of weather. The open concept, and vinyl floors are there for an ease of living . This home was originally a 3 bedroom home and could easily be converted back if needed. A beautiful stick built shed is there for extra storage. A list of items that have been rehabbed or replaced have been attached to the seller's disclosure because the POA did not live in the home. The $ 941 land lease includes 1500 gallons of water/ sewer use, the pool, mini golf, chip and putt, 5 fishing ponds and the use of the community hall for private functions. Park approval required

13. 2026-02-02
    status Active 798-char remark

    Show marketing remark (798 chars)

    Nestled in the rear corner of the park, this spacious , remodeled home will provide you with years of comfortable living. Whether from the open front deck or the covered rear porch, there is an opportunity to enjoy nature in any kind of weather. The open concept, and vinyl floors are there for an ease of living . This home was originally a 3 bedroom home and could easily be converted back if needed. A beautiful stick built shed is there for extra storage. A list of items that have been rehabbed or replaced have been attached to the seller's disclosure because the POA did not live in the home. The $ 941 land lease includes 1500 gallons of water/ sewer use, the pool, mini golf, chip and putt, 5 fishing ponds and the use of the community hall for private functions. Park approval required

14. 2026-01-31
    historical 798-char remark

    Show marketing remark (798 chars)

    Nestled in the rear corner of the park, this spacious , remodeled home will provide you with years of comfortable living. Whether from the open front deck or the covered rear porch, there is an opportunity to enjoy nature in any kind of weather. The open concept, and vinyl floors are there for an ease of living . This home was originally a 3 bedroom home and could easily be converted back if needed. A beautiful stick built shed is there for extra storage. A list of items that have been rehabbed or replaced have been attached to the seller's disclosure because the POA did not live in the home. The $ 941 land lease includes 1500 gallons of water/ sewer use, the pool, mini golf, chip and putt, 5 fishing ponds and the use of the community hall for private functions. Park approval required

15. 2025-11-04
    listed $168,900 Active 798-char remark

    Show marketing remark (798 chars)

    Nestled in the rear corner of the park, this spacious , remodeled home will provide you with years of comfortable living. Whether from the open front deck or the covered rear porch, there is an opportunity to enjoy nature in any kind of weather. The open concept, and vinyl floors are there for an ease of living . This home was originally a 3 bedroom home and could easily be converted back if needed. A beautiful stick built shed is there for extra storage. A list of items that have been rehabbed or replaced have been attached to the seller's disclosure because the POA did not live in the home. The $ 941 land lease includes 1500 gallons of water/ sewer use, the pool, mini golf, chip and putt, 5 fishing ponds and the use of the community hall for private functions. Park approval required

16. 2021-02-25
    soldstatus $65,000 Closed 344-char remark

    Show marketing remark (344 chars)

    Lovely home in a sought after location in Melody Lakes Estates. Open floor plan with renovated kitchen and new flooring throughout. Relax on the peaceful large front deck or enjoy the back covered porch. Two bedroom suites each with their own full baths. Large bedroom could become 2 bedrooms. Newer heater. Updated electric. Move in and enjoy!

17. 2021-01-29
    status Pending 344-char remark

    Show marketing remark (344 chars)

    Lovely home in a sought after location in Melody Lakes Estates. Open floor plan with renovated kitchen and new flooring throughout. Relax on the peaceful large front deck or enjoy the back covered porch. Two bedroom suites each with their own full baths. Large bedroom could become 2 bedrooms. Newer heater. Updated electric. Move in and enjoy!

18. 2021-01-22
    historical Active Under Contract 344-char remark

    Show marketing remark (344 chars)

    Lovely home in a sought after location in Melody Lakes Estates. Open floor plan with renovated kitchen and new flooring throughout. Relax on the peaceful large front deck or enjoy the back covered porch. Two bedroom suites each with their own full baths. Large bedroom could become 2 bedrooms. Newer heater. Updated electric. Move in and enjoy!

19. 2020-12-02
    price $69,000 344-char remark

    Show marketing remark (344 chars)

    Lovely home in a sought after location in Melody Lakes Estates. Open floor plan with renovated kitchen and new flooring throughout. Relax on the peaceful large front deck or enjoy the back covered porch. Two bedroom suites each with their own full baths. Large bedroom could become 2 bedrooms. Newer heater. Updated electric. Move in and enjoy!

20. 2020-10-15
    price $75,000 344-char remark

    Show marketing remark (344 chars)

    Lovely home in a sought after location in Melody Lakes Estates. Open floor plan with renovated kitchen and new flooring throughout. Relax on the peaceful large front deck or enjoy the back covered porch. Two bedroom suites each with their own full baths. Large bedroom could become 2 bedrooms. Newer heater. Updated electric. Move in and enjoy!

21. 2020-10-03
    listed $79,000 Active 344-char remark

    Show marketing remark (344 chars)

    Lovely home in a sought after location in Melody Lakes Estates. Open floor plan with renovated kitchen and new flooring throughout. Relax on the peaceful large front deck or enjoy the back covered porch. Two bedroom suites each with their own full baths. Large bedroom could become 2 bedrooms. Newer heater. Updated electric. Move in and enjoy!

22. 1993-07-09
    soldstatus $44,000
23. 1993-06-01
    historical
24. 1993-03-08
    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: $21,127
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$4,218
• Taxable income: $2,506
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $4,064/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

+229.5% since first listed

14 events — show timeline

• 2026-03-27 Price Changed $145,000 BRIGHT MLS
• 2026-02-02 Price Changed $150,000 BRIGHT MLS
• 2026-02-02 Relisted — BRIGHT MLS
• 2026-01-31 Listing Removed — BRIGHT MLS
• 2025-11-04 Listed $168,900 BRIGHT MLS
• 2021-02-25 Sold (MLS) $65,000 BRIGHT MLS
• 2021-01-29 Pending — BRIGHT MLS
• 2021-01-22 Contingent — BRIGHT MLS
• 2020-12-02 Price Changed $69,000 BRIGHT MLS
• 2020-10-15 Price Changed $75,000 BRIGHT MLS
• 2020-10-03 Listed $79,000 BRIGHT MLS
• 1993-07-09 Sold (MLS) $44,000 BRIGHT MLS
• 1993-06-01 Listing Removed — BRIGHT MLS
• 1993-03-08 Listed $44,000 BRIGHT MLS