1002 Orchid Ave · Andalusia, PA 19020

$275,000

2 bd · 1.0 ba · 1,324 sqft · SingleFamily public records · 18 Days on market

Built 1952 0.37 ac lot Est $389k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Rent growth +4.0/5.0
• DSCR +2.9/10.0
• 1% rule +2.6/10.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1002 Orchid Ave, Bensalem, PA 19020 Welcome to this single-family home located on a quiet residential street in desirable Bensalem Township. Built in 1952, this property offers approximately 1,324 square feet of living space with 3 bedrooms and 1 full bathroom, providing a functional layout with flexibility for a variety of needs. The home is situated on a generous lot just under 0.4 acres, offering ample outdoor space for entertaining, gardening, or future expansion. Inside, you’ll find a spacious living area and well-sized bedrooms, presenting an excellent opportunity for buyers looking to renovate or add value. The roof has recently been replaced; however, there is interior damage

Key facts

• Ample outdoor space
• Generous lot
• Conveniently located

Tags

• QUIET RESIDENTIAL STREET
• GENEROUS LOT
• AMPLE OUTDOOR SPACE
• RECENTLY REPLACED ROOF
• CONVENIENTLY LOCATED
• EASY ACCESS TO PHILADELPHIA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (24.0% below list).
• Recommended offer: $209k (24.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Bensalem Township SD (suburban): math 21% / reading 34% proficiency, ranked #447 of 539 in PA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.1%/yr); 147 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).
• This rent runs 30% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $208,958 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $389,256
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 Mitchell Ave	0.19mi	3/1.5 (+1)	1,404 (+6%)	7mo	$435,000	$310	68
1026 Orchid Ave	0.03mi	3/1.0 (+1)	1,514 (+14%)	3mo	$350,000	$231	67
1202 Clinton Ave	0.27mi	3/2.0 (+1)	1,480 (+12%)	5mo	$455,000	$307	55
1122 Elwood Ave	0.37mi	3/1.0 (+1)	1,236 (-7%)	19mo	$364,000	$294	50
1098 Whittier Ave	0.48mi	3/1.0 (+1)	1,223 (-8%)	12mo	$355,000	$290	50
824 Locust Ave	0.31mi	3/1.0 (+1)	1,160 (-12%)	19mo	$315,000	$272	44

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.33×
• Total profit: $-51,876
• Equity at exit: $41,003

10-year hold

• IRR: -6.0%
• Equity multiple: 0.56×
• Total profit: $-33,515
• Equity at exit: $23,777

Cash invested: $77,000 (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 19020

• Rents YoY: 6.1%
• Active inventory: 147
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$250 /mo · $2,995/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-222

Break-even live

Break-even rent $2,371

Max offer price $235,786

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-144	+0% $-222	+5% $-300	+10% $-378
Rent	-10% $-387	-5% $-305	+0% $-222	+5% $-139	+10% $-57
Rate	-1.0pp $-83	-0.5pp $-152	base $-222	+0.5pp $-293	+1.0pp $-366

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Union Ave Unit C Delanco, NJ	1.0	1.0	1025	$1,600	$1.56	22d	1	1.27mi
135A Federal St Bensalem, PA	2.0	2.0	1460	$2,800	$1.92	2d	1	1.33mi
427 Buttonwood St Delanco, NJ	3.0	2.5	1213	$2,200	$1.81	25d	1	1.39mi
300 Washington St Unit 300B Delanco, NJ	2.0	1.0	1000	$1,750	$1.75	44d	1	1.40mi
139 Easton St Andalusia, PA	2.0	2.5	1416	$2,700	$1.91	2d	1	1.47mi

Listing history 2 events

1. 2025-12-31
   status Pending
2. 2025-12-13
   listed $275,000 Active

ⓘ 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: $2,995 · $250/mo
• Projected year-2 tax: $3,670 · $306/mo
• Expected delta: +$675/yr (+$56/mo · 22.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% 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: $25,075
• − Mortgage interest: −$15,404
• − Property taxes: −$2,995
• − Insurance: −$2,172
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$8,000
• Taxable loss: −$7,509
• Est. tax savings @ 24.0%: +$1,802
• After-tax cash flow: $-862/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: Bensalem Township SD
• NCES district ID: 4203330
• Math proficiency: 21% ▼ -16.00%
• Reading proficiency: 34% ▼ -19.00%
• Median HH income: $59,936
• Composite: 25.03/100
• National rank: #7554
• State rank: #447 of 539 in PA

Livability — Andalusia

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Andalusia, PA
• County: Bucks County · 506,477 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 56,809
• Household income: $83,223
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 2323.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 13% Asian 13% Two or more races 8% Black 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4%
• Common ancestry: Romanian 7% Subsaharan African 2% Scotch-Irish 1%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 74% English-only · Other Indo-European 10% Spanish 9% Russian/Polish/Slavic 3%

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: ▼ -363.70%
• Current HPI: 284.9207
• Rent YoY: ▲ 6.14%
• 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

• 2025-12-31 Pending — BRIGHT MLS
• 2025-12-13 Listed $275,000 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2026): $2,995 · +2.8% YoY. Source: county tax records.