6304 Fuller Dr · Falls, PA 19067

$145,000

2 bd · 2.0 ba · 1,104 sqft · SingleFamily · 79 Days on market

Built 2026 Good condition 6,864 sqft lot $131/sqft · 11% above area Est $131k · 11% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• ARV discount +2.6/15.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new 2 bedroom, 2 bath home designed perfectly for the empty nesters, someone downsizing or a starter home. Neutral decor allows for an easy accommodation to any decorating style. Ceiling fans, crown molding, extra-large kitchen, recessed lights and stainless-steel appliances mark the beauty of this home. A separate utility area for your washer and dryer, central air and a walk-in shower in the master bath are additional features of the home. Brand new walkways and a large patio compliment the outside of the home and provide a relaxing place to entertain or simply enjoy the outdoors. plus a 2 through 7-year warranty paid for by the factory. * * Driveways are being redone on April 7th and the lots have been graded and seed – Outside Photos are AI generated

Key facts

• Ceiling fans
• Extra-large kitchen
• Crown molding

Tags

• CEILING FANS
• CROWN MOLDING
• EXTRA-LARGE KITCHEN
• RECESSED LIGHTS
• STAINLESS-STEEL APPLIANCES
• SEPARATE UTILITY AREA

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $750 ($9k/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: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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); 168 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 $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 + 3.1% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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. 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.
5. 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.
6. 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: 1.53% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.17%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $130,845
• List price: $145,000
• Delta: 10.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4307 Dover Dr	0.11mi	2/2.0	1,120 (+1%)	4mo	$160,000	$143	89
3034 Chandler Drive South	0.31mi	2/2.0	1,108 (+0%)	1mo	$180,000	$162	84
1119 Anders Dr	0.22mi	2/2.0	1,056 (-4%)	0mo	$125,000	$118	82
6319 Fuller Dr	0.03mi	3/2.0 (+1)	1,000 (-9%)	0mo	$72,000	$72	78
1020 Aldrich Dr	0.24mi	3/2.0 (+1)	1,104 (0%)	10mo	$150,000	$136	76
2027 Beatty Dr	0.26mi	3/2.0 (+1)	1,056 (-4%)	3mo	$150,000	$142	73
3057 Chandler Dr	0.38mi	2/2.0	1,056 (-4%)	4mo	$135,000	$128	72
5130 Gowan Dr	0.42mi	2/2.0	1,056 (-4%)	3mo	$154,000	$146	71
7616 Hunter Dr	0.37mi	2/2.0	1,072 (-3%)	8mo	$140,000	$131	71
3051 Chandler Dr	0.37mi	2/2.0	1,056 (-4%)	6mo	$134,000	$127	70
7008 Huber Dr	0.59mi	2/2.0	1,120 (+1%)	5mo	$143,000	$128	66
7503 Harper Dr Unit T 7503	0.40mi	2/2.0	980 (-11%)	5mo	$67,000	$68	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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.61×
• Total profit: $24,579
• Equity at exit: $21,620

10-year hold

• IRR: 23.9%
• Equity multiple: 3.07×
• Total profit: $84,159
• 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 19067

• Rents YoY: 3.1%
• Active inventory: 168
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,218 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $750

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 61%

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: —

Listing history 14 events

1. 2026-06-17
   status $145,000 Pending 79 DOM
2. 2026-06-16
   days on market $145,000 Active 79 DOM
3. 2026-06-15
   days on market $145,000 Active 78 DOM
4. 2026-06-13
   days on market $145,000 Active 76 DOM
5. 2026-06-13
   days on market $145,000 Active 75 DOM
6. 2026-06-09
   days on market $145,000 Active 72 DOM
7. 2026-06-08
   days on market $145,000 Active 71 DOM
8. 2026-06-07
   days on market $145,000 Active 70 DOM
9. 2026-06-04
   days on market $145,000 Active 67 DOM
10. 2026-06-03
    days on market $145,000 Active 66 DOM
11. 2026-06-02
    days on market $145,000 Active 65 DOM
12. 2026-06-01
    days on market $145,000 Active 64 DOM
13. 2026-05-31
    days on market $145,000 Active 63 DOM
14. 2026-03-29
    listed $145,000 Active 777-char remark

    Show marketing remark (777 chars)

    Brand new 2 bedroom, 2 bath home designed perfectly for the empty nesters, someone downsizing or a starter home. Neutral decor allows for an easy accommodation to any decorating style. Ceiling fans, crown molding, extra-large kitchen, recessed lights and stainless-steel appliances mark the beauty of this home. A separate utility area for your washer and dryer, central air and a walk-in shower in the master bath are additional features of the home. Brand new walkways and a large patio compliment the outside of the home and provide a relaxing place to entertain or simply enjoy the outdoors. plus a 2 through 7-year warranty paid for by the factory. * * Driveways are being redone on April 7th and the lots have been graded and seed – Outside Photos are AI generated

ⓘ 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 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: $26,615
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$4,218
• Taxable income: $7,116
• Est. tax owed @ 24.0%: −$1,708
• After-tax cash flow: $7,293/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with modern updates and a neutral design, making it a great option for empty nesters or first-time buyers.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace ceiling fans with LED models — Saves energy and looks modern
• Both Install smart home devices — Improves convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace ceiling fans with LED models — Saves energy and looks modern ↑
• Both Install smart home devices — Improves convenience and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Falls

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Bucks County · 506,477 people
• 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

1 event — show timeline

• 2026-03-29 Listed $145,000 BRIGHT MLS