3402 Clayton Dr · Falls, PA 19067

$130,500

2 bd · 2.0 ba · 924 sqft · Manufactured · 33 Days on market

Built 2026 6,592 sqft lot $141/sqft · at area comps Est $130k · at est.

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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 +7.2/15.0
• 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

Relax and enjoy those warm summer nights on your front covered porch. The open concept 2-bedroom 2 bath home has everything. The main bedroom has a large closet and a master bath with a walk-in shower and double vanity. All LED lighting and crown molding throughout the home and will come with an 8 x 8 matching shed.

Key facts

• 6,592 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Financial info: Land lease years remaining: 0
• HOA & community: Land lease community (land lease $961 monthly)

Exterior

• Parking: Driveway parking; 2 driveway spaces (2 total garage/parking spaces)
• Utilities: Public water; Public sewer; Electric cooling fuel; Electric hot water
• Home design: Manufactured property (modular/manufactured); Single-wide; Construction not completed; Above-grade structure
• Construction: Modular/manufactured construction
• Exterior features: Community pool; Not in a federal flood zone; Pets allowed with restrictions (breed restrictions, cats OK, dogs OK, number limit)

Interior

• Kitchen: Built-in microwave; Dishwasher; Gas range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning; Ceiling fans; Electric hot water
• Interior features: Excellent condition; 2+ access exits; Property manager on site; Community pool; Irrigation water rights
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $875 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $127k (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.
• 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 $902 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 $37k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $126,585 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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: 1.60% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.74%
• DSCR: 2.28
• GRM: 5.2

CMA / ARV

• ARV (median comp): $129,537
• List price: $130,500
• Delta: 0.74%
• Verdict: FAIR
• Comps: 20 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	0.11mi	3/2.0 (+1)	924 (0%)	4mo	$130,000	$141	87
1445 Old Bristol Pike #71	0.41mi	2/1.0	900 (-3%)	7mo	$59,900	$67	67

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: 23.2%
• Equity multiple: 1.95×
• Total profit: $34,803
• Equity at exit: $19,458

10-year hold

• IRR: 31.2%
• Equity multiple: 3.82×
• Total profit: $102,939
• Equity at exit: $11,283

Cash invested: $36,540 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,091 medium
• Mortgage (P&I): −$684
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $875

Break-even live

Break-even rent $983

Max offer price $130,500

Occupancy floor 53%

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: $32,625
• Closing costs: $3,915
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $130,500 Active 33 DOM
2. 2026-06-17
   days on market $130,500 Active 32 DOM
3. 2026-06-16
   days on market $130,500 Active 31 DOM
4. 2026-06-15
   days on market $130,500 Active 30 DOM
5. 2026-06-13
   days on market $130,500 Active 28 DOM
6. 2026-06-13
   days on market $130,500 Active 27 DOM
7. 2026-06-09
   days on market $130,500 Active 24 DOM
8. 2026-06-08
   days on market $130,500 Active 23 DOM
9. 2026-06-07
   days on market $130,500 Active 22 DOM
10. 2026-06-04
    days on market $130,500 Active 19 DOM
11. 2026-06-03
    days on market $130,500 Active 18 DOM
12. 2026-06-02
    days on market $130,500 Active 17 DOM
13. 2026-06-01
    days on market $130,500 Active 16 DOM
14. 2026-05-31
    days on market $130,500 Active 15 DOM
15. 2026-05-10
    status Pending 317-char remark
16. 2026-05-06
    listed $130,500 Active 317-char remark

ⓘ 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: $458 · $38/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$802/yr (+$67/mo · 175.1%)

ⓘ 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: $25,095
• − Mortgage interest: −$7,310
• − Property taxes: −$458
• − Insurance: −$652
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$3,796
• Taxable income: $8,863
• Est. tax owed @ 24.0%: −$2,127
• After-tax cash flow: $8,375/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

3 events — show timeline

• 2026-05-20 Relisted — BRIGHT MLS
• 2026-05-10 Pending — BRIGHT MLS
• 2026-05-06 Listed $130,500 BRIGHT MLS

Property tax history

+1.9%/yr

Latest (2026): $458 · +4.8% YoY. Source: county tax records.