6 Southwind Cir · Vista Center, NJ 08527

$255,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured · 39 Days on market

Built 2023 Good condition

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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 +8.5/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3-bedroom, 2 full bath residence with an additional office/den -- perfect for working from home, a guest space, or extra living area! Only 2-1/2 years young, this home offers peace of mind with a transferable 5-year warranty and all newer appliances included. Enjoy the bright and open floor plan designed for comfortable everyday living and easy entertaining. Experience the convenience of carefree, low-maintenance living, with lot rent that includes your water and sewer bills. Located in desirable Southwind Village, Jackson NJ -- this is the one you've been waiting for!

Key facts

• Open floor plan
• Newer appliances
• Office den

Tags

• OFFICE DEN
• TRANSFERABLE WARRANTY
• NEWER APPLIANCES
• OPEN FLOOR PLAN
• LOW MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: Property manager present; Irrigation water rights

Exterior

• Parking: On-street parking
• Utilities: Water: community; Sewer: on-site septic; Electric and gas available (natural gas for heating and hot water)
• Home design: Vinyl siding; Estimated year built
• Construction: Vinyl siding construction; Above-grade construction
• Exterior features: Above-grade structures

Interior

• Kitchen: Kitchen island; Breakfast area
• Bedrooms: 3 bedrooms on main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: 90% forced air heating (natural gas); Central air conditioning; Ceiling fans; Hot water: natural gas
• Interior features: Breakfast area; Stall shower; Built-ins; Ceiling fans; Dining area; Open floor plan; Kitchen island; Recessed lighting; Walk-in closets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $953 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $247k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.3% in Vista Center — 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 58/100 on livability (#507 in NJ) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing A+; Watch: schools D-, amenities F, commute F.
• Jackson Township School District (suburban): math 26% / reading 48% proficiency, ranked #228 of 472 in NJ (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-1.7%/yr); 564 active listings in the ZIP; high-income renter base; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 36% of the median local income ($115k/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.
• Ocean County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($247k) 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.

Recommended offer $247,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.01%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.13×
• Total profit: $9,331
• Equity at exit: $38,021

10-year hold

• IRR: 10.0%
• Equity multiple: 1.67×
• Total profit: $47,538
• Equity at exit: $22,048

Cash invested: $71,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 08527

• Rents YoY: -1.7%
• Active inventory: 564
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,436 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $953

Break-even live

Break-even rent $2,231

Max offer price $255,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,129	-5% $1,041	+0% $953	+5% $864	+10% $776
Rent	-10% $681	-5% $817	+0% $953	+5% $1,088	+10% $1,224
Rate	-1.0pp $1,081	-0.5pp $1,017	base $953	+0.5pp $887	+1.0pp $819

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $255,000 Pending 39 DOM
2. 2026-06-04
   days on market $255,000 Active 38 DOM
3. 2026-06-03
   days on market $255,000 Active 37 DOM
4. 2026-06-02
   days on market $255,000 Active 36 DOM
5. 2026-06-01
   days on market $255,000 Active 35 DOM
6. 2026-05-31
   days on market $255,000 Active 34 DOM
7. 2026-04-27
   listed $255,000 Active 635-char remark

   Show marketing remark (623 chars)

   Welcome home to this beautifully maintained 3-bedroom, 2 full bath residence with an additional office/den -- perfect for working from home, a guest space, or extra living area! Only 2-1/2 years young, this home offers peace of mind with a transferable 5-year warranty and all newer appliances included. Enjoy the bright and open floor plan designed for comfortable everyday living and easy entertaining. Experience the convenience of carefree, low-maintenance living, with lot rent that includes your water and sewer bills. Located in desirable Southwind Village, Jackson NJ -- this is the one you've been waiting for!

8. 2026-04-27
   listed $255,000 Active 623-char remark

   Show marketing remark (623 chars)

   Welcome home to this beautifully maintained 3-bedroom, 2 full bath residence with an additional office/den -- perfect for working from home, a guest space, or extra living area! Only 2-1/2 years young, this home offers peace of mind with a transferable 5-year warranty and all newer appliances included. Enjoy the bright and open floor plan designed for comfortable everyday living and easy entertaining. Experience the convenience of carefree, low-maintenance living, with lot rent that includes your water and sewer bills. Located in desirable Southwind Village, Jackson NJ -- this is the one you've been waiting for!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $41,238
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,299
• − Management: −$3,299
• − Depreciation: −$7,418
• Taxable income: $7,838
• Est. tax owed @ 24.0%: −$1,881
• After-tax cash flow: $9,550/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 · 1 photo

Good 75/100 Cosmetic rehab

This 3-bedroom, 2-bath manufactured home is in excellent condition with a fresh paint job and updated lighting, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Lighting — Upgrading lighting fixtures can improve ambiance and energy efficiency
• Both Window treatments — New window treatments can enhance curb appeal and privacy
• Both Flooring — Replacing worn-out flooring can improve the home's appearance and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Lighting — Upgrading lighting fixtures can improve ambiance and energy efficiency ↑
• Both Window treatments — New window treatments can enhance curb appeal and privacy ↑
• Both Flooring — Replacing worn-out flooring can improve the home's appearance and functionality ↑

ⓘ 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: Jackson Township School District
• NCES district ID: 3407740
• Math proficiency: 26% ▼ -22.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $86,012
• Composite: 35.36/100
• National rank: #4956
• State rank: #228 of 472 in NJ

Livability — Vista Center

• Score: 58/100
• State rank: #507
• US rank: #21522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ocean County · 439,426 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 58,991
• Household income: $115,487
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 1031.0

Population outlook (Ocean County) Hauer SSP2

• Today (2025): 586,991 people
• By 2030: 581,403 · -1.0%
• By 2040: 564,913 · -3.8%
• By 2050: 538,149 · -8.3%
• By 2075: 468,845 · -20.1%
• By 2100: 350,297 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 9% Scotch-Irish 2% Italian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Ocean

• 2024 margin: Solid R (+36.0) · D 31.4% · R 67.4% · Other 1.2%
• 2008→2024 swing: -17.6pp toward R · 2008: -18.4pp · 2024: -36.0pp
• All cycles: 2024: R+36.0 2020: R+28.7 2016: R+34.0 2012: R+17.7 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -349.94%
• Current HPI: 338.3328
• Rent YoY: ▼ -1.71%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+0.0% since first listed

4 events — show timeline

• 2026-06-05 Pending — BRIGHT MLS
• 2026-06-05 Pending — MOMLS
• 2026-04-27 Listed $255,000 MOMLS
• 2026-04-27 Listed $255,000 BRIGHT MLS