4140 Davis Dr · Levittown, PA 19067

$89,900

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 89 Days on market

Built 1974 $75/sqft · at area comps Est $93k · at est. $860/mo HOA · 38% of rent

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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 +29.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautifully refreshed double-wide home in the highly sought-after Pennsbury School District. Boasting a brand-new coat of paint and extensive recent repairs, this home blends vintage charm with modern peace of mind. The sun-drenched living room, lined with tall vinyl windows, flows seamlessly into the dining area featuring classic built-in cabinetry. Cozy up by the pellet stove on chilly nights or enjoy the spacious primary suite, complete with dual vanities and a relaxing walk-in tub. With Central Air and a versatile bonus family/office area—perfect for a potential third bedroom—this home is ready for its next chapter.

Key facts

• New coat of paint
• Double-wide home
• Vintage charm

Tags

• DOUBLE-WIDE HOME
• PENNSBURY SCHOOL DISTRICT
• NEW COAT OF PAINT
• RECENT REPAIRS
• VINTAGE CHARM
• SUN-DRENCHED LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.0% in Levittown — 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 (#470 in PA, #4,342 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: amenities F, commute F.
• Pennsbury SD (suburban): math 46% / reading 69% proficiency, ranked #67 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.1%/yr); 175 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 $622 of loan paydown is wiped out by about $3k 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 + 3.1% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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.
8. 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.
9. 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: 2.50% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 3.3

CMA / ARV

• ARV (median comp): $92,545
• List price: $89,900
• Delta: -2.86%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.27×
• Total profit: $6,770
• Equity at exit: $13,404

10-year hold

• IRR: 16.7%
• Equity multiple: 2.42×
• Total profit: $35,647
• Equity at exit: $7,773

Cash invested: $25,172 (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 19067

• Rents YoY: 3.1%
• Active inventory: 175
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,246 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$37
• HOA: −$860
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $322

Break-even live

Break-even rent $1,838

Max offer price $89,900

Occupancy floor 81%

Sensitivity live

Price	-10% $373	-5% $348	+0% $322	+5% $297	+10% $271
Rent	-10% $145	-5% $234	+0% $322	+5% $411	+10% $500
Rate	-1.0pp $367	-0.5pp $345	base $322	+0.5pp $299	+1.0pp $275

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $860 · $10,320/yr

Listing history 17 events

1. 2026-06-13
   statusdays on market $89,900 Pending 89 DOM
2. 2026-06-09
   days on market $89,900 Active 88 DOM
3. 2026-06-08
   days on market $89,900 Active 87 DOM
4. 2026-06-07
   days on market $89,900 Active 86 DOM
5. 2026-06-04
   days on market $89,900 Active 83 DOM
6. 2026-06-03
   days on market $89,900 Active 82 DOM
7. 2026-06-02
   days on market $89,900 Active 81 DOM
8. 2026-06-01
   days on market $89,900 Active 80 DOM
9. 2026-05-31
   days on market $89,900 Active 79 DOM
10. 2026-04-23
    price $89,900 653-char remark

    Show marketing remark (653 chars)

    Discover this beautifully refreshed double-wide home in the highly sought-after Pennsbury School District. Boasting a brand-new coat of paint and extensive recent repairs, this home blends vintage charm with modern peace of mind. The sun-drenched living room, lined with tall vinyl windows, flows seamlessly into the dining area featuring classic built-in cabinetry. Cozy up by the pellet stove on chilly nights or enjoy the spacious primary suite, complete with dual vanities and a relaxing walk-in tub. With Central Air and a versatile bonus family/office area—perfect for a potential third bedroom—this home is ready for its next chapter.

11. 2026-03-25
    price $99,900 653-char remark

    Show marketing remark (653 chars)

    Discover this beautifully refreshed double-wide home in the highly sought-after Pennsbury School District. Boasting a brand-new coat of paint and extensive recent repairs, this home blends vintage charm with modern peace of mind. The sun-drenched living room, lined with tall vinyl windows, flows seamlessly into the dining area featuring classic built-in cabinetry. Cozy up by the pellet stove on chilly nights or enjoy the spacious primary suite, complete with dual vanities and a relaxing walk-in tub. With Central Air and a versatile bonus family/office area—perfect for a potential third bedroom—this home is ready for its next chapter.

12. 2026-03-13
    listed $109,900 Active 653-char remark

    Show marketing remark (653 chars)

    Discover this beautifully refreshed double-wide home in the highly sought-after Pennsbury School District. Boasting a brand-new coat of paint and extensive recent repairs, this home blends vintage charm with modern peace of mind. The sun-drenched living room, lined with tall vinyl windows, flows seamlessly into the dining area featuring classic built-in cabinetry. Cozy up by the pellet stove on chilly nights or enjoy the spacious primary suite, complete with dual vanities and a relaxing walk-in tub. With Central Air and a versatile bonus family/office area—perfect for a potential third bedroom—this home is ready for its next chapter.

13. 2025-04-09
    soldstatus $63,000 Closed 1212-char remark

    Show marketing remark (1212 chars)

    Quaint double-wide mobile home with charming vintage appeal. Located in Pennsbury School District. Spacious and full of character. The enclosed front porch invites you into a large, open living room lined with tall vinyl windows and allows an abundance of natural light. There's a pellet stove in the corner for ambiance and warmth during those chilly winter nights. The dining room features built-in cabinetry and the adjoining kitchen & family/office area provide additional square footage for potential expansion (Possibly to frame a third bedroom? Perhaps add to the existing kitchen area?). The first bedroom has a massive closet and the main bathroom highlights a walk-in shower. The primary bedroom with ensuite boasts a walk-in closet, a secondary closet, dual vanities, and a walk-in tub. Let's not forget about Central Air! This property is being sold in "as-is" condition. The seller has certifications required by Falls Township for Use & Occupancy. The lot rent covers water usage, snow removal in common areas, trash removal, and access to community amenities such as a playground, pool (with membership), basketball courts, and clubhouse. Please confirm with the association.

14. 2025-03-10
    status Pending 1212-char remark

    Show marketing remark (1212 chars)

    Quaint double-wide mobile home with charming vintage appeal. Located in Pennsbury School District. Spacious and full of character. The enclosed front porch invites you into a large, open living room lined with tall vinyl windows and allows an abundance of natural light. There's a pellet stove in the corner for ambiance and warmth during those chilly winter nights. The dining room features built-in cabinetry and the adjoining kitchen & family/office area provide additional square footage for potential expansion (Possibly to frame a third bedroom? Perhaps add to the existing kitchen area?). The first bedroom has a massive closet and the main bathroom highlights a walk-in shower. The primary bedroom with ensuite boasts a walk-in closet, a secondary closet, dual vanities, and a walk-in tub. Let's not forget about Central Air! This property is being sold in "as-is" condition. The seller has certifications required by Falls Township for Use & Occupancy. The lot rent covers water usage, snow removal in common areas, trash removal, and access to community amenities such as a playground, pool (with membership), basketball courts, and clubhouse. Please confirm with the association.

15. 2025-03-02
    historical Active Under Contract 1212-char remark

    Show marketing remark (1212 chars)

    Quaint double-wide mobile home with charming vintage appeal. Located in Pennsbury School District. Spacious and full of character. The enclosed front porch invites you into a large, open living room lined with tall vinyl windows and allows an abundance of natural light. There's a pellet stove in the corner for ambiance and warmth during those chilly winter nights. The dining room features built-in cabinetry and the adjoining kitchen & family/office area provide additional square footage for potential expansion (Possibly to frame a third bedroom? Perhaps add to the existing kitchen area?). The first bedroom has a massive closet and the main bathroom highlights a walk-in shower. The primary bedroom with ensuite boasts a walk-in closet, a secondary closet, dual vanities, and a walk-in tub. Let's not forget about Central Air! This property is being sold in "as-is" condition. The seller has certifications required by Falls Township for Use & Occupancy. The lot rent covers water usage, snow removal in common areas, trash removal, and access to community amenities such as a playground, pool (with membership), basketball courts, and clubhouse. Please confirm with the association.

16. 2025-02-18
    price $74,000 1212-char remark

    Show marketing remark (1212 chars)

    Quaint double-wide mobile home with charming vintage appeal. Located in Pennsbury School District. Spacious and full of character. The enclosed front porch invites you into a large, open living room lined with tall vinyl windows and allows an abundance of natural light. There's a pellet stove in the corner for ambiance and warmth during those chilly winter nights. The dining room features built-in cabinetry and the adjoining kitchen & family/office area provide additional square footage for potential expansion (Possibly to frame a third bedroom? Perhaps add to the existing kitchen area?). The first bedroom has a massive closet and the main bathroom highlights a walk-in shower. The primary bedroom with ensuite boasts a walk-in closet, a secondary closet, dual vanities, and a walk-in tub. Let's not forget about Central Air! This property is being sold in "as-is" condition. The seller has certifications required by Falls Township for Use & Occupancy. The lot rent covers water usage, snow removal in common areas, trash removal, and access to community amenities such as a playground, pool (with membership), basketball courts, and clubhouse. Please confirm with the association.

17. 2025-01-30
    listed $79,000 Active 1212-char remark

    Show marketing remark (1212 chars)

    Quaint double-wide mobile home with charming vintage appeal. Located in Pennsbury School District. Spacious and full of character. The enclosed front porch invites you into a large, open living room lined with tall vinyl windows and allows an abundance of natural light. There's a pellet stove in the corner for ambiance and warmth during those chilly winter nights. The dining room features built-in cabinetry and the adjoining kitchen & family/office area provide additional square footage for potential expansion (Possibly to frame a third bedroom? Perhaps add to the existing kitchen area?). The first bedroom has a massive closet and the main bathroom highlights a walk-in shower. The primary bedroom with ensuite boasts a walk-in closet, a secondary closet, dual vanities, and a walk-in tub. Let's not forget about Central Air! This property is being sold in "as-is" condition. The seller has certifications required by Falls Township for Use & Occupancy. The lot rent covers water usage, snow removal in common areas, trash removal, and access to community amenities such as a playground, pool (with membership), basketball courts, and clubhouse. Please confirm with the association.

ⓘ 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: $994 · $83/mo
• Projected year-2 tax: $1,207 · $101/mo
• Expected delta: +$213/yr (+$18/mo · 21.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,946
• − Mortgage interest: −$5,036
• − Property taxes: −$994
• − Insurance: −$450
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − HOA: −$10,320
• − Depreciation: −$2,615
• Taxable income: $3,220
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $3,094/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: Pennsbury SD
• NCES district ID: 4218840
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $85,495
• Composite: 52.3/100
• National rank: #1594
• State rank: #67 of 539 in PA

Livability — Levittown

• Score: 75/100
• State rank: #470
• US rank: #4342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• City population: 33,478
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 53,885
• Household income: $133,630
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 1036.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 7% Asian 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 10% Scotch-Irish 2% Italian 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -435.62%
• Current HPI: 281.8167
• Rent YoY: ▲ 3.12%
• 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

+13.8% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $89,900 BRIGHT MLS
• 2026-03-25 Price Changed $99,900 BRIGHT MLS
• 2026-03-13 Listed $109,900 BRIGHT MLS
• 2025-04-09 Sold (MLS) $63,000 BRIGHT MLS
• 2025-03-10 Pending — BRIGHT MLS
• 2025-03-02 Contingent — BRIGHT MLS
• 2025-02-18 Price Changed $74,000 BRIGHT MLS
• 2025-01-30 Listed $79,000 BRIGHT MLS

Property tax history

+1.9%/yr

Latest (2026): $994 · +4.7% YoY. Source: county tax records.