134 Lincoln Hwy #11 · Falls, PA 19030

$35,000

2 bd · 2.0 ba · 644 sqft · SingleFamily · 28 Days on market

Built 2021 ↓ 59% since listing

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home must be removed (at the buyers expense) from the park as this will no longer be a mobile home park.

Key facts

• Built 2021
• Listed 28 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Propane (leased) heating fuel; Electric service for cooling and hot water
• Home design: Manufactured single-wide home; Shingle roof
• Construction: Vinyl siding; Estimated year built; Shingle roof; Above-grade construction
• Exterior features: Not in a federal flood zone; Ground rent paid annually; No tidal water on the lot; Other above-grade structures

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Electric cooling; Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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: 33 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($34k) 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 $34,475 (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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.67% ✓
• Cap rate: 61.20%
• Cash-on-cash: 196.11%
• DSCR: 9.73
• GRM: 1.2

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: —
• Equity multiple: 10.83×
• Total profit: $96,366
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 22.98×
• Total profit: $215,401
• Equity at exit: $3,026

Cash invested: $9,800 (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: 33
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $2,333 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $1,602

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 26%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
251 S Olds Blvd Fairless Hills, PA	1.0–2.0	1.0	800	$2,185	$2.73	3d	1	0.87mi
100 Harpers Xing Langhorne, PA	1.0–3.0	1.0–2.0	1071	$2,722	$2.54	1d	29	1.31mi
602 Hidden Forest Ct Fairless Hills, PA	1.0–2.0	1.0	799	$1,750	$2.19	3d	18	1.32mi

Listing history 20 events

1. 2026-06-18
   days on market $35,000 Active 28 DOM
2. 2026-06-17
   days on market $35,000 Active 27 DOM
3. 2026-06-16
   days on market $35,000 Active 26 DOM
4. 2026-06-15
   days on market $35,000 Active 25 DOM
5. 2026-06-13
   days on market $35,000 Active 23 DOM
6. 2026-06-13
   days on market $35,000 Active 22 DOM
7. 2026-06-09
   days on market $35,000 Active 19 DOM
8. 2026-06-08
   days on market $35,000 Active 18 DOM
9. 2026-06-07
   days on market $35,000 Active 17 DOM
10. 2026-06-04
    days on market $35,000 Active 14 DOM
11. 2026-06-03
    days on market $35,000 Active 13 DOM
12. 2026-06-02
    days on market $35,000 Active 12 DOM
13. 2026-06-01
    days on market $35,000 Active 11 DOM
14. 2026-05-31
    days on market $35,000 Active 10 DOM
15. 2026-05-21
    listed $35,000 Active
16. 2026-02-01
    historical
17. 2025-12-16
    price $45,000
18. 2025-10-24
    price $47,000
19. 2025-09-05
    price $65,000
20. 2025-08-09
    listed $85,000 Active

ⓘ 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 ≥102°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 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,001
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − Depreciation: −$1,018
• Taxable income: $19,842
• Est. tax owed @ 24.0%: −$4,762
• After-tax cash flow: $14,456/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

-58.8% since first listed

6 events — show timeline

• 2026-05-21 Listed $35,000 BRIGHT MLS
• 2026-02-01 Listing Removed — BRIGHT MLS
• 2025-12-16 Price Changed $45,000 BRIGHT MLS
• 2025-10-24 Price Changed $47,000 BRIGHT MLS
• 2025-09-05 Price Changed $65,000 BRIGHT MLS
• 2025-08-09 Listed $85,000 BRIGHT MLS