1119 Anders Dr · Falls, PA 19067

$125,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 16 Days on market

Built 2023 6,500 sqft lot $118/sqft · 35% above area Est $93k · 35% over

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Why this score? — see what drove the C+ 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
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This 3-year-old home sits on a corner lot in a quiet section of this community. The large main bedroom features a walk-in closet and its own bath with a stand-up shower. The guest bedroom is on the other side of the home to give your guest their privacy, and it also has a full bathroom right outside of the bedroom. Central air and upgraded stainless steel kitchen appliances along with a washer and dryer are also included. There is also an 8 x 8 custom built shed that matches the home. Built to last with and all LED lighting. There is 4 years left on the home warranty that will be transferred to the new owner. Come see this home today.

Key facts

• Stand-up shower
• Custom built shed
• Walk-in closet

Tags

• CORNER LOT
• WALK-IN CLOSET
• STAND-UP SHOWER
• FULL BATHROOM
• CENTRAL AIR
• CUSTOM BUILT SHED

Property features AI

Finance

• Other: Above-grade finished area approximately 1,056 (source: estimated)
• Financial info: Land lease years remaining: 0
• HOA & community: Land lease payment: $961 monthly; Pets allowed with restrictions (cats OK, dogs OK, breed restrictions, number limit)

Exterior

• Parking: Driveway parking; 2 driveway spaces; 2 total garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured property (modular/manufactured); Single wide mobile home; Land lease ownership
• Construction: Modular/manufactured construction; Manufactured structure type; Year built (estimated)
• Exterior features: Community pool; Above-grade and below-grade other structures; Not in a federal flood zone

Interior

• Kitchen: Built-in microwave; Dishwasher; Gas range / oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Excellent condition; 2+ access exits; No basement; Property manager present; Irrigation water rights
• Laundry & utility: Washer; Electric dryer; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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 $864 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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.

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 $123,125 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.75% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.75%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $92,586
• List price: $125,000
• Delta: 35.01%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1047 Aldrich Dr	0.03mi	3/2.0 (+1)	924 (-12%)	4mo	$130,000	$141	70
1445 Old Bristol Pike #71	0.40mi	2/1.0	900 (-15%)	7mo	$59,900	$67	47

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: 25.6%
• Equity multiple: 2.06×
• Total profit: $37,151
• Equity at exit: $18,638

10-year hold

• IRR: 33.4%
• Equity multiple: 4.06×
• Total profit: $107,063
• Equity at exit: $10,808

Cash invested: $35,000 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,193 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $897

Break-even live

Break-even rent $1,058

Max offer price $125,000

Occupancy floor 54%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-10
   status Pending 642-char remark
2. 2026-04-24
   listed $125,000 Active 642-char remark
3. 1999-07-31
   historical
4. 1999-01-30
   listed $15,000

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $1,756 · $146/mo
• Expected delta: +$219/yr (+$18/mo · 14.2%)

ⓘ 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: $26,318
• − Mortgage interest: −$7,002
• − Property taxes: −$1,537
• − Insurance: −$625
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$3,636
• Taxable income: $9,307
• Est. tax owed @ 24.0%: −$2,234
• After-tax cash flow: $8,529/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 — 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

+733.3% since first listed

5 events — show timeline

• 2026-06-10 Sold (MLS) $125,000 BRIGHT MLS
• 2026-05-10 Pending — BRIGHT MLS
• 2026-04-24 Listed $125,000 BRIGHT MLS
• 1999-07-31 Listing Removed — BRIGHT MLS
• 1999-01-30 Listed $15,000 BRIGHT MLS

Property tax history

+10.9%/yr

Latest (2026): $1,537 · +4.7% YoY. Source: county tax records.