3598 Iris Ave · Trevose, PA 19053

$39,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 119 Days on market

Built 1980 4,400 sqft lot ↓ 35% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your Peaceful Retreat in Penn Valley Terrace! This charming 2 bedroom, 1- bath home is perfectly located in the desirable Penn Valley Terrace Mobile Home Park, offering comfort, connivence, and a serene natural setting. Step inside to discover a large open kitchen with plenty of space for cooking, gathering, and entertaining - perfect for everyday living or hosting guests. Enjoy year round comfort with central air, keeping the home cool and comfortable during warm months. One of the standout features of this property is the exceptional location, backing up directly to the woods, providing added privacy, beautiful views, and a peaceful atmosphere you'll love coming home to. Whether you're relaxing indoors or enjoying the quiet outdoor surroundings, this home offers the perfect blend of nature and neighborhood living. Don't miss your chance to own a cozy, well located home in a sought- after community. Schedule your showing today!

Key facts

• Large open kitchen
• Central air
• Beautiful views

Tags

• LARGE OPEN KITCHEN
• CENTRAL AIR
• BACKS UP DIRECTLY TO THE WOODS
• BEAUTIFUL VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $35k (9.0% below list) — sets the bar for market timing.
• Cap rate 42.2% vs local median 3.3% in Trevose — 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 80/100 on livability (#221 in PA, #1,940 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities C-, schools D+, commute F.
• 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: 98 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $270 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($35k) 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 $35,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 4.67% ✓
• Cap rate: 42.16%
• Cash-on-cash: 128.09%
• DSCR: 6.70
• GRM: 1.8

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: 7.22×
• Total profit: $67,947
• Equity at exit: $5,815

10-year hold

• IRR: —
• Equity multiple: 15.18×
• Total profit: $154,881
• Equity at exit: $3,372

Cash invested: $10,920 (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 19053

• Active inventory: 98
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,822 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $1,166

Break-even live

Break-even rent $347

Max offer price $39,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,188	-5% $1,177	+0% $1,166	+5% $1,155	+10% $1,144
Rent	-10% $1,022	-5% $1,094	+0% $1,166	+5% $1,238	+10% $1,310
Rate	-1.0pp $1,185	-0.5pp $1,176	base $1,166	+0.5pp $1,155	+1.0pp $1,145

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2555 Old Trevose Rd Feasterville Trevose, PA	2.0	1.0	610	$1,999	$3.28	3d	15	1.17mi
301 Heights Ln Feasterville Trevose, PA	1.0–2.0	1.0	800	$2,125	$2.66	2d	20	1.41mi

Listing history 5 events

1. 2026-05-15
   status Pending 953-char remark

   Show marketing remark (953 chars)

   Welcome to your Peaceful Retreat in Penn Valley Terrace! This charming 2 bedroom, 1- bath home is perfectly located in the desirable Penn Valley Terrace Mobile Home Park, offering comfort, connivence, and a serene natural setting. Step inside to discover a large open kitchen with plenty of space for cooking, gathering, and entertaining - perfect for everyday living or hosting guests. Enjoy year round comfort with central air, keeping the home cool and comfortable during warm months. One of the standout features of this property is the exceptional location, backing up directly to the woods, providing added privacy, beautiful views, and a peaceful atmosphere you'll love coming home to. Whether you're relaxing indoors or enjoying the quiet outdoor surroundings, this home offers the perfect blend of nature and neighborhood living. Don't miss your chance to own a cozy, well located home in a sought- after community. Schedule your showing today!

2. 2026-04-24
   price $39,000 953-char remark

   Show marketing remark (953 chars)

   Welcome to your Peaceful Retreat in Penn Valley Terrace! This charming 2 bedroom, 1- bath home is perfectly located in the desirable Penn Valley Terrace Mobile Home Park, offering comfort, connivence, and a serene natural setting. Step inside to discover a large open kitchen with plenty of space for cooking, gathering, and entertaining - perfect for everyday living or hosting guests. Enjoy year round comfort with central air, keeping the home cool and comfortable during warm months. One of the standout features of this property is the exceptional location, backing up directly to the woods, providing added privacy, beautiful views, and a peaceful atmosphere you'll love coming home to. Whether you're relaxing indoors or enjoying the quiet outdoor surroundings, this home offers the perfect blend of nature and neighborhood living. Don't miss your chance to own a cozy, well located home in a sought- after community. Schedule your showing today!

3. 2026-03-30
   price $49,850 953-char remark

   Show marketing remark (953 chars)

   Welcome to your Peaceful Retreat in Penn Valley Terrace! This charming 2 bedroom, 1- bath home is perfectly located in the desirable Penn Valley Terrace Mobile Home Park, offering comfort, connivence, and a serene natural setting. Step inside to discover a large open kitchen with plenty of space for cooking, gathering, and entertaining - perfect for everyday living or hosting guests. Enjoy year round comfort with central air, keeping the home cool and comfortable during warm months. One of the standout features of this property is the exceptional location, backing up directly to the woods, providing added privacy, beautiful views, and a peaceful atmosphere you'll love coming home to. Whether you're relaxing indoors or enjoying the quiet outdoor surroundings, this home offers the perfect blend of nature and neighborhood living. Don't miss your chance to own a cozy, well located home in a sought- after community. Schedule your showing today!

4. 2026-03-03
   price $54,850 953-char remark

   Show marketing remark (953 chars)

   Welcome to your Peaceful Retreat in Penn Valley Terrace! This charming 2 bedroom, 1- bath home is perfectly located in the desirable Penn Valley Terrace Mobile Home Park, offering comfort, connivence, and a serene natural setting. Step inside to discover a large open kitchen with plenty of space for cooking, gathering, and entertaining - perfect for everyday living or hosting guests. Enjoy year round comfort with central air, keeping the home cool and comfortable during warm months. One of the standout features of this property is the exceptional location, backing up directly to the woods, providing added privacy, beautiful views, and a peaceful atmosphere you'll love coming home to. Whether you're relaxing indoors or enjoying the quiet outdoor surroundings, this home offers the perfect blend of nature and neighborhood living. Don't miss your chance to own a cozy, well located home in a sought- after community. Schedule your showing today!

5. 2026-01-16
   listed $59,850 Active 953-char remark

   Show marketing remark (953 chars)

   Welcome to your Peaceful Retreat in Penn Valley Terrace! This charming 2 bedroom, 1- bath home is perfectly located in the desirable Penn Valley Terrace Mobile Home Park, offering comfort, connivence, and a serene natural setting. Step inside to discover a large open kitchen with plenty of space for cooking, gathering, and entertaining - perfect for everyday living or hosting guests. Enjoy year round comfort with central air, keeping the home cool and comfortable during warm months. One of the standout features of this property is the exceptional location, backing up directly to the woods, providing added privacy, beautiful views, and a peaceful atmosphere you'll love coming home to. Whether you're relaxing indoors or enjoying the quiet outdoor surroundings, this home offers the perfect blend of nature and neighborhood living. Don't miss your chance to own a cozy, well located home in a sought- after community. Schedule your showing today!

ⓘ 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: $636 · $53/mo
• Projected year-2 tax: $636 · $53/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $21,864
• − Mortgage interest: −$2,185
• − Property taxes: −$636
• − Insurance: −$195
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$1,135
• Taxable income: $14,215
• Est. tax owed @ 24.0%: −$3,412
• After-tax cash flow: $10,575/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 — Trevose

• Score: 80/100
• State rank: #221
• US rank: #1940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• City population: 28,000
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 28,509
• Household income: $107,780
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 422.0

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% Asian 7% Two or more races 7% Black 5% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Scotch-Irish 6% Subsaharan African 5%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 77% English-only · Russian/Polish/Slavic 10% Other Indo-European 3% Other Asian/Pacific 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: ▼ -353.44%
• Current HPI: 289.4267
• 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

-34.8% since first listed

5 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-04-24 Price Changed $39,000 BRIGHT MLS
• 2026-03-30 Price Changed $49,850 BRIGHT MLS
• 2026-03-03 Price Changed $54,850 BRIGHT MLS
• 2026-01-16 Listed $59,850 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2026): $636 · +2.8% YoY. Source: county tax records.