6214 Foster Dr · Levittown, PA 19067

$161,000

2 bd · 2.0 ba · 1,120 sqft · SingleFamily · 17 Days on market

Built 2026 Good condition 6,930 sqft lot Est $147k · 10% over

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• ARV discount +3.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Featuring an open concept living with plenty of space. The home has a large kitchen with plenty of storage and upgraded appliances. The larger bedrooms are a must see. The master bedroom has good size closet, large master bath with a walk-in shower. Outside has a large patio and an 8 x 8 shed will be included. If you’re looking for a home all on one floor this model may be perfect for you. plus a 2 through 7-year warranty paid for by the factory. * * Driveways are being redone on April 7th and the lots have been graded and seed – Outside Photos only are AI generated

Key facts

• 6,930 sq ft lot
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $161k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $161k).
• Recommended offer: $159k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.9% in Levittown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#470 in PA, #4,342 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: amenities F, commute F.
• 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

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 $158,585 (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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.38% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.04%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $146,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4307 Dover Dr	0.08mi	2/2.0	1,120 (0%)	4mo	$160,000	$143	93
3034 Chandler Drive South	0.28mi	2/2.0	1,108 (-1%)	1mo	$180,000	$162	84
1119 Anders Dr	0.23mi	2/2.0	1,056 (-6%)	0mo	$125,000	$118	80
6319 Fuller Dr	0.07mi	3/2.0 (+1)	1,000 (-11%)	0mo	$72,000	$72	74
1020 Aldrich Dr	0.25mi	3/2.0 (+1)	1,104 (-1%)	10mo	$150,000	$136	73
3057 Chandler Dr	0.36mi	2/2.0	1,056 (-6%)	4mo	$135,000	$128	71
3051 Chandler Dr	0.34mi	2/2.0	1,056 (-6%)	6mo	$134,000	$127	69
7616 Hunter Dr	0.37mi	2/2.0	1,072 (-4%)	8mo	$140,000	$131	69
7008 Huber Dr	0.59mi	2/2.0	1,120 (0%)	5mo	$143,000	$128	68
2027 Beatty Dr	0.32mi	3/2.0 (+1)	1,056 (-6%)	3mo	$150,000	$142	68
5130 Gowan Dr	0.44mi	2/2.0	1,056 (-6%)	3mo	$154,000	$146	68
7503 Harper Dr Unit T 7503	0.39mi	2/2.0	980 (-12%)	5mo	$67,000	$68	57

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: 8.5%
• Equity multiple: 1.33×
• Total profit: $14,974
• Equity at exit: $24,006

10-year hold

• IRR: 17.8%
• Equity multiple: 2.48×
• Total profit: $66,765
• Equity at exit: $13,920

Cash invested: $45,080 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,219 medium
• Mortgage (P&I): −$844
• Tax est. 1.5%: −$201 /mo · $2,415/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $640

Break-even live

Break-even rent $1,408

Max offer price $161,000

Occupancy floor 66%

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-16
   status Pending
2. 2026-03-30
   listed $161,000 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 ≥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: $26,622
• − Mortgage interest: −$9,019
• − Property taxes: −$2,415
• − Insurance: −$805
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − Depreciation: −$4,684
• Taxable income: $5,440
• Est. tax owed @ 24.0%: −$1,306
• After-tax cash flow: $6,374/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a good condition score of 80. It has been recently renovated with upgraded appliances and hardwood floors. The exterior is well-maintained and the home is move-in ready.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Levittown

• Score: 75/100
• State rank: #470
• US rank: #4342

Category grades

Amenities F Commute F Cost of living A- Crime B+ Employment A+ Housing A+ Health & safety B+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• City population: 33,478
• 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

2 events — show timeline

• 2026-04-16 Pending — BRIGHT MLS
• 2026-03-30 Listed $161,000 BRIGHT MLS