3413 Iris Ave · Bensalem, PA 19053

$85,000

3 bd · 1.0 ba · 720 sqft · Manufactured · 3 Days on market

Built 1989 1,540 sqft lot

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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 +7.5/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newer paint, Newer carpet in bedroom, Some windows replaced. Back deck with roof. Front patio.

Key facts

• Covered deck
• Two driveways
• Newer roof

Tags

• CORNER-LOT
• TWO DRIVEWAYS
• NEWER ROOF
• COVERED DECK

Property features AI

Finance

• HOA & community: Land lease community (monthly land lease of $840; approximately 1 year remaining)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single wide (12 ft x 60 ft); Estimated year built
• Construction: Aluminum siding; Other structures above and below grade
• Exterior features: Corner lot/unit; Located in Penn Valley Terrace; Bus stop within one mile

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil); Window air conditioning units (electric); Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).

Location & tenants

• Location reads: area grade B — 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: 94 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago 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.
• Current owner paid $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $85,000

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. 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.
3. 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.
4. 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: 2.40% ✓
• Cap rate: 21.78%
• Cash-on-cash: 55.31%
• DSCR: 3.46
• GRM: 3.5

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: 53.6%
• Equity multiple: 3.36×
• Total profit: $56,085
• Equity at exit: $12,674

10-year hold

• IRR: 58.8%
• Equity multiple: 6.83×
• Total profit: $138,750
• Equity at exit: $7,349

Cash invested: $23,800 (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 19053

• Active inventory: 94
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $1,097

Break-even live

Break-even rent $649

Max offer price $85,000

Occupancy floor 41%

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: $21,250
• Closing costs: $2,550
• 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	1d	15	1.03mi
301 Heights Ln Feasterville Trevose, PA	1.0–2.0	1.0	800	$2,125	$2.66	1d	20	1.39mi

Listing history 4 events

1. 2026-06-18
   days on market $85,000 Active 3 DOM
2. 2026-06-17
   days on market $85,000 Active 2 DOM
3. 2026-06-15
   remarks 475-char remark
4. 2026-06-15
   listed $85,000 Active 1 DOM

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$480/yr (+$40/mo · 125.7%)

ⓘ 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: $24,457
• − Mortgage interest: −$4,761
• − Property taxes: −$382
• − Insurance: −$425
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$2,473
• Taxable income: $12,503
• Est. tax owed @ 24.0%: −$3,001
• After-tax cash flow: $10,164/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 — Bensalem

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

Census & demographics

• County: Bucks County · 506,477 people
• City population: 56,809
• 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

+13.6% since first listed

7 events — show timeline

• 2026-06-15 Listed $85,000 BRIGHT MLS
• 2025-02-18 Sold (MLS) $60,000 BRIGHT MLS
• 2025-02-05 Pending — BRIGHT MLS
• 2025-01-18 Price Changed $60,000 BRIGHT MLS
• 2025-01-18 Relisted — BRIGHT MLS
• 2024-12-26 Pending — BRIGHT MLS
• 2024-11-18 Listed $74,850 BRIGHT MLS

Property tax history

+1.6%/yr

Latest (2025): $382 · +4.2% YoY. Source: county tax records.