25 Kennedy Dr · Falls, PA 19030

$120,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 28 Days on market

Built 2023

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently Reduced! This 3-year-old home is like new, in excellent condition and is very affordable. On a very quiet street this home has Two bedrooms and two full baths. The main bedroom has 2 walk-in closets and a full bath. There is a separate laundry area with an almost washer and dryer that comes with the home. Central air and upgraded kitchen appliances are also included. Built to last with all LED lighting and an 8 x 8 shed. The is home is priced to sell but the owners will accept all reasonable offers.

Key facts

• Led lighting
• Walk-in closets
• 8 x 8 shed

Tags

• WALK-IN CLOSETS
• SEPARATE LAUNDRY AREA
• UPGRADED KITCHEN APPLIANCES
• LED LIGHTING
• 8 X 8 SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% 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: 35 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $830 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Recommended offer $118,200 (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: 1.86% ✓
• Cap rate: 16.52%
• Cash-on-cash: 36.53%
• DSCR: 2.63
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 32.3%
• Equity multiple: 2.36×
• Total profit: $45,671
• Equity at exit: $17,892

10-year hold

• IRR: 39.4%
• Equity multiple: 4.68×
• Total profit: $123,561
• Equity at exit: $10,375

Cash invested: $33,600 (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 19030

• Active inventory: 35
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,233 high
• Mortgage (P&I): −$629
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $1,023

Break-even live

Break-even rent $939

Max offer price $120,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,091	-5% $1,057	+0% $1,023	+5% $989	+10% $955
Rent	-10% $846	-5% $934	+0% $1,023	+5% $1,111	+10% $1,199
Rate	-1.0pp $1,083	-0.5pp $1,053	base $1,023	+0.5pp $992	+1.0pp $960

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
380 Lincoln Hwy Fairless Hills, PA	1.0–2.0	1.0–2.0	950	$1,995	$2.10	4d	4	0.69mi
251 S Olds Blvd Fairless Hills, PA	1.0–2.0	1.0	800	$2,185	$2.73	4d	1	0.77mi
3401 N Oxford Valley Rd Unit G-13 Levittown, PA	2.0	1.0	800	$1,675	$2.09	44d	1	0.89mi
24 Avenrowe Ct Fairless Hills, PA	2.0	2.0	988	$1,500	$1.52	15d	1	1.10mi
602 Hidden Forest Ct Fairless Hills, PA	1.0–2.0	1.0	799	$1,750	$2.19	4d	18	1.33mi
21 Barberry Ln Levittown, PA	3.0	1.0	1000	$2,679	$2.68	2d	1	1.45mi
11 Barberry Ln Levittown, PA	3.0	1.5	1216	$2,700	$2.22	44d	1	1.45mi

Listing history 9 events

1. 2026-05-11
   status Pending 513-char remark

   Show marketing remark (513 chars)

   Recently Reduced! This 3-year-old home is like new, in excellent condition and is very affordable. On a very quiet street this home has Two bedrooms and two full baths. The main bedroom has 2 walk-in closets and a full bath. There is a separate laundry area with an almost washer and dryer that comes with the home. Central air and upgraded kitchen appliances are also included. Built to last with all LED lighting and an 8 x 8 shed. The is home is priced to sell but the owners will accept all reasonable offers.

2. 2026-05-01
   price $120,000 513-char remark

   Show marketing remark (513 chars)

   Recently Reduced! This 3-year-old home is like new, in excellent condition and is very affordable. On a very quiet street this home has Two bedrooms and two full baths. The main bedroom has 2 walk-in closets and a full bath. There is a separate laundry area with an almost washer and dryer that comes with the home. Central air and upgraded kitchen appliances are also included. Built to last with all LED lighting and an 8 x 8 shed. The is home is priced to sell but the owners will accept all reasonable offers.

3. 2026-04-13
   listed $125,000 Active 513-char remark

   Show marketing remark (513 chars)

   Recently Reduced! This 3-year-old home is like new, in excellent condition and is very affordable. On a very quiet street this home has Two bedrooms and two full baths. The main bedroom has 2 walk-in closets and a full bath. There is a separate laundry area with an almost washer and dryer that comes with the home. Central air and upgraded kitchen appliances are also included. Built to last with all LED lighting and an 8 x 8 shed. The is home is priced to sell but the owners will accept all reasonable offers.

4. 2023-03-09
   soldstatus $121,000 Closed 394-char remark

   Show marketing remark (394 chars)

   This New 2023 Home features an open concept living in a smaller model. It has a large kitchen with lots of counter and plenty of storage. This home features two large bedrooms on separate ends of the home for you and your guest's privacy. If you’re looking for a smaller home all on one floor this model may be perfect. Located just minutes from the Oxford Valley Mall and major highways.

5. 2023-01-31
   status Pending 394-char remark

   Show marketing remark (394 chars)

   This New 2023 Home features an open concept living in a smaller model. It has a large kitchen with lots of counter and plenty of storage. This home features two large bedrooms on separate ends of the home for you and your guest's privacy. If you’re looking for a smaller home all on one floor this model may be perfect. Located just minutes from the Oxford Valley Mall and major highways.

6. 2023-01-23
   status Active 394-char remark

   Show marketing remark (394 chars)

   This New 2023 Home features an open concept living in a smaller model. It has a large kitchen with lots of counter and plenty of storage. This home features two large bedrooms on separate ends of the home for you and your guest's privacy. If you’re looking for a smaller home all on one floor this model may be perfect. Located just minutes from the Oxford Valley Mall and major highways.

7. 2023-01-08
   status Pending 394-char remark

   Show marketing remark (394 chars)

   This New 2023 Home features an open concept living in a smaller model. It has a large kitchen with lots of counter and plenty of storage. This home features two large bedrooms on separate ends of the home for you and your guest's privacy. If you’re looking for a smaller home all on one floor this model may be perfect. Located just minutes from the Oxford Valley Mall and major highways.

8. 2022-11-23
   historical Active Under Contract 394-char remark

   Show marketing remark (394 chars)

   This New 2023 Home features an open concept living in a smaller model. It has a large kitchen with lots of counter and plenty of storage. This home features two large bedrooms on separate ends of the home for you and your guest's privacy. If you’re looking for a smaller home all on one floor this model may be perfect. Located just minutes from the Oxford Valley Mall and major highways.

9. 2022-11-14
   listed $121,000 Active 394-char remark

   Show marketing remark (394 chars)

   This New 2023 Home features an open concept living in a smaller model. It has a large kitchen with lots of counter and plenty of storage. This home features two large bedrooms on separate ends of the home for you and your guest's privacy. If you’re looking for a smaller home all on one floor this model may be perfect. Located just minutes from the Oxford Valley Mall and major highways.

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $1,321 · $110/mo
• Expected delta: +$575/yr (+$48/mo · 77.1%)

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

Taxation est. · year 1

• Rental income: $26,798
• − Mortgage interest: −$6,722
• − Property taxes: −$746
• − Insurance: −$600
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − Depreciation: −$3,491
• Taxable income: $10,951
• Est. tax owed @ 24.0%: −$2,628
• After-tax cash flow: $9,644/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

• Census place: Fairless Hills, PA
• County: Bucks County · 506,477 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 12,305
• Household income: $96,603
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 377.0

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% Hispanic / Latino 5% Black 5% Asian 4% Two or more races 3%
• Common ancestry: Romanian 8% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 2% 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: ▼ -219.91%
• Current HPI: 309.8975
• 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

-0.8% since first listed

9 events — show timeline

• 2026-05-11 Pending — BRIGHT MLS
• 2026-05-01 Price Changed $120,000 BRIGHT MLS
• 2026-04-13 Listed $125,000 BRIGHT MLS
• 2023-03-09 Sold (MLS) $121,000 BRIGHT MLS
• 2023-01-31 Pending — BRIGHT MLS
• 2023-01-23 Relisted — BRIGHT MLS
• 2023-01-08 Pending — BRIGHT MLS
• 2022-11-23 Contingent — BRIGHT MLS
• 2022-11-14 Listed $121,000 BRIGHT MLS

Property tax history

+1.1%/yr

Latest (2021): $746 · +0.0% YoY. Source: county tax records.