7319 Hansbury Dr · Falls, PA 19067

$109,900

3 bd · 2.0 ba · 1,000 sqft · Manufactured · 32 Days on market

Built 2005 Est $141k · 22% under

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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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Potential Buyer Must be Approved through Pennwood Crossing before an offer will be accepted. Located in a quiet, convenient community this property offers a perfect opportunity featuring 3 bedrooms, 2 full baths. Eat-in kitchen provides double sinks, lots of countertop space, refrigerator, dishwasher, microwave stove/oven, plenty of cabinet space and flows nicely into spacious living area. Conveniently located is washer/dryer, pantry and an additional bedroom. Outside there is a custom shed for additional storage. Buyers must be approved by Pennwood Crossing after Agreement of sale is executed. Financing accepted is cash/and or mobile home financing (different than a typical mortgage le

Key facts

• Parking
• Community pool
• Built 2005

Property features AI

Finance

• Other: Property condition listed as average
• Financial info: Monthly land lease; 99 years remaining on land lease
• HOA & community: Property manager present; Pets allowed with restrictions (cats OK, dogs OK, breed restrictions, number limit)

Exterior

• Parking: Driveway parking (1 space); Total of 1 garage/parking space
• Utilities: Public water; Public sewer; Municipal trash service
• Home design: Manufactured home (single wide); Pitched roof; Above-grade living; Land lease ownership interest (land lease monthly)
• Construction: Vinyl siding
• Exterior features: Level lot; Community pool; Shed

Interior

• Kitchen: Dishwasher; Microwave; Electric range/oven; Refrigerator
• Bedrooms: Three bedrooms on the main level (Master Bedroom, Bedroom 1, Bedroom 2)
• Flooring: Fully carpeted; Vinyl flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (oil); Central air conditioning; Electric hot water; Circuit breaker electrical
• Interior features: Skylights; Ceiling fans; Eat-in kitchen; Tub/shower; Vaulted ceilings; Living room; Dining room
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $107k (3.0% 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.
• Zoned schools: Pennsbury Hs (math 67% / reading 75%, grade B+, #41 of 437 statewide, top 10%, 2,865 students, 30% FRL) — zoned schools average 30% FRL vs 15% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 71% at this address vs 58% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Pennsbury SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.1%/yr); 168 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $760 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.75% ✓
• Cap rate: 24.27%
• Cash-on-cash: 64.21%
• DSCR: 3.86
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $141,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1047 Aldrich Dr	0.20mi	3/2.0	924 (-8%)	4mo	$130,000	$141	75
1445 Old Bristol Pike #71	0.58mi	2/1.0 (-1)	900 (-10%)	7mo	$59,900	$67	42

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: 63.4%
• Equity multiple: 3.84×
• Total profit: $87,470
• Equity at exit: $16,386

10-year hold

• IRR: 67.9%
• Equity multiple: 7.92×
• Total profit: $212,858
• Equity at exit: $9,502

Cash invested: $30,772 (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: 3.0×

Monthly cashflow live

• Estimated rent: $3,023 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $1,647

Break-even live

Break-even rent $939

Max offer price $109,900

Occupancy floor 41%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Nickelhill Ln Levittown, PA	4.0	2.0	1200	$2,850	$2.38	10d	1	1.14mi
5 Nickelhill Ln Levittown, PA	4.0	2.0	1200	$3,000	$2.50	2d	1	1.14mi

Listing history 23 events

1. 2026-06-18
   days on market $109,900 Active 32 DOM
2. 2026-06-17
   days on market $109,900 Active 31 DOM
3. 2026-06-16
   days on market $109,900 Active 30 DOM
4. 2026-06-15
   days on market $109,900 Active 29 DOM
5. 2026-06-13
   days on market $109,900 Active 27 DOM
6. 2026-06-13
   days on market $109,900 Active 26 DOM
7. 2026-06-09
   days on market $109,900 Active 23 DOM
8. 2026-06-08
   days on market $109,900 Active 22 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    days on market $109,900 Active 21 DOM
11. 2026-06-04
    days on market $109,900 Active 18 DOM
12. 2026-06-03
    days on market $109,900 Active 17 DOM
13. 2026-06-02
    days on market $109,900 Active 16 DOM
14. 2026-06-01
    days on market $109,900 Active 15 DOM
15. 2026-05-31
    days on market $109,900 Active 14 DOM
16. 2026-05-18
    listed $109,900 Active
17. 2026-05-17
    historical $109,900
18. 2016-03-26
    historical
19. 2015-08-26
    listed $72,900
20. 2014-11-28
    historical
21. 2014-06-04
    listed $72,900
22. 2008-05-01
    historical
23. 2007-09-03
    listed $82,500

ⓘ 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: $1,432 · $119/mo
• Projected year-2 tax: $1,584 · $132/mo
• Expected delta: +$152/yr (+$13/mo · 10.6%)

ⓘ 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: $36,276
• − Mortgage interest: −$6,156
• − Property taxes: −$1,432
• − Insurance: −$550
• − Repairs & maintenance: −$2,902
• − Management: −$2,902
• − Depreciation: −$3,197
• Taxable income: $19,137
• Est. tax owed @ 24.0%: −$4,593
• After-tax cash flow: $15,167/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

+33.2% since first listed

8 events — show timeline

• 2026-05-18 Listed $109,900 BRIGHT MLS
• 2026-05-17 Coming Soon $109,900 BRIGHT MLS
• 2016-03-26 Listing Removed — BRIGHT MLS
• 2015-08-26 Listed $72,900 BRIGHT MLS
• 2014-11-28 Listing Removed — BRIGHT MLS
• 2014-06-04 Listed $72,900 BRIGHT MLS
• 2008-05-01 Listing Removed — BRIGHT MLS
• 2007-09-03 Listed $82,500 BRIGHT MLS

Property tax history

+1.9%/yr

Latest (2026): $1,432 · +4.7% YoY. Source: county tax records.