181 Cookstown New Egypt Rd Unit A-11 · Cookstown, NJ 08562

$69,900

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 17 Days on market

Built 1983 Fair condition $625/mo HOA · 40% of rent

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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 +24.0/30.0
• 1% rule +10.0/10.0
• Appreciation +8.7/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Well maintained 72 x 14 ft trailer in a really nice trailer park - California Village. Home features large eat in kitchen, large living room, 2 nice sized bedrooms, laundry and bath. All new gorgeous windows and frames, new underbelly insulation, new front door with screen, new gutters and downspouts, new exhaust fan in bath, newer oven, newer hot water heater, large private side yard with porch. No one behind or on one side so there is plenty of privacy.

Key facts

• Large eat in kitchen
• New downspouts
• New gutters

Tags

• LARGE EAT IN KITCHEN
• LARGE LIVING ROOM
• NEW GORGEOUS WINDOWS
• NEW FRONT DOOR
• NEW GUTTERS
• NEW DOWNSPOUTS

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Located in California Village park
• Financial info: Fee simple ownership; Lease not considered
• HOA & community: Monthly association fee of $625 covering snow removal and trash; Ground rent exists (paid annually)

Exterior

• Parking: Crushed stone driveway with 2 off-street spaces (total 2 garage/parking spaces)
• Utilities: Community water; Public sewer; Propane (metered) for heating and hot water; Electric for cooling
• Home design: Manufactured / modular home; Single wide (14' x 72'); Level entry
• Construction: Modular/manufactured construction; Double-hung, energy-efficient windows; Above-grade other structures; Estimated major remodel in 2025
• Exterior features: Awning(s); Porch(es)

Interior

• Kitchen: Eat-in kitchen with table space
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Forced air heating; Propane-fired hot water; Central air conditioning (electric)
• Interior features: Built-in storage; Combination kitchen and dining area; Eat-in kitchen with table space; Insulated doors; Not furnished; Estimated living area
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northern Burlington County Regional School District (rural): math 27% / reading 57% proficiency, ranked #198 of 472 in NJ (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 33 active listings in the ZIP; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($483 loan paydown + $5k appreciation (7.3% local appreciation)).
• Burlington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.25% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $339,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Cookstown New Egypt Rd	0.48mi	2/1.0	960 (-4%)	17mo	$325,000	$339	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.79×
• Total profit: $34,998
• Equity at exit: $49,983

10-year hold

• IRR: 23.4%
• Equity multiple: 5.90×
• Total profit: $95,906
• Equity at exit: $96,378

Cash invested: $19,572 (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 08562

• Home prices YoY: 2.5%
• Active inventory: 33
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$625
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $137

Break-even live

Break-even rent $1,403

Max offer price $69,900

Occupancy floor 86%

Sensitivity live

Price	-10% $185	-5% $161	+0% $137	+5% $113	+10% $89
Rent	-10% $13	-5% $75	+0% $137	+5% $199	+10% $262
Rate	-1.0pp $172	-0.5pp $155	base $137	+0.5pp $119	+1.0pp $101

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $625 · $7,500/yr
• Likely covers: water

Listing history 13 events

1. 2026-06-21
   days on market $69,900 Active 17 DOM
2. 2026-06-18
   days on market $69,900 Active 15 DOM
3. 2026-06-17
   days on market $69,900 Active 14 DOM
4. 2026-06-16
   days on market $69,900 Active 13 DOM
5. 2026-06-15
   days on market $69,900 Active 12 DOM
6. 2026-06-13
   days on market $69,900 Active 10 DOM
7. 2026-06-12
   days on market $69,900 Active 9 DOM
8. 2026-06-09
   days on market $69,900 Active 6 DOM
9. 2026-06-08
   days on market $69,900 Active 5 DOM
10. 2026-06-07
    days on market $69,900 Active 4 DOM
11. 2026-06-05
    days on market $69,900 Active 2 DOM
12. 2026-06-04
    remarks 459-char remark
13. 2026-06-04
    listed $69,900 Active 1 DOM

ⓘ 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: $18,913
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − HOA: −$7,500
• − Depreciation: −$2,033
• Taxable income: $1,040
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $1,395/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

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with cosmetic updates needed to modernize and improve its appeal. Key updates include replacing dated cabinets and appliances in the kitchen and updating the bathroom vanity.

Repairs flagged

• Minor kitchen cabinets — can be replaced with modern styles
• Minor bathroom vanity — can be updated with a new vanity

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizes the space and increases appeal
• Both update bathroom vanity and fixtures — modernizes the space and increases appeal
• Both paint interior walls — refreshes the space and improves curb appeal
• Both replace carpeted flooring with hardwood or tile — improves the living space and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · can be replaced with modern styles	Minor	$500–3,000
bathroom vanity · can be updated with a new vanity	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizes the space and increases appeal ↑
• Both update bathroom vanity and fixtures — modernizes the space and increases appeal ↑
• Both paint interior walls — refreshes the space and improves curb appeal ↑
• Both replace carpeted flooring with hardwood or tile — improves the living space and increases appeal ↑

ⓘ 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: Northern Burlington County Regional School District
• NCES district ID: 3411700
• Math proficiency: 27% ▼ -22.00%
• Reading proficiency: 57% ▼ -10.00%
• Median HH income: $82,110
• Composite: 39.1/100
• National rank: #4042
• State rank: #198 of 472 in NJ

Livability — Cookstown

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

Census & demographics

• City population: 885
• Population (ZIP): 4,301

Population outlook (Burlington County) Hauer SSP2

• Today (2025): 453,425 people
• By 2030: 452,359 · -0.2%
• By 2040: 445,033 · -1.9%
• By 2050: 431,760 · -4.8%
• By 2075: 406,277 · -10.4%
• By 2100: 364,732 · -19.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 22% Hispanic / Latino 15% Black 6%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% Russian/Polish/Slavic 2% Tagalog/Filipino 1%

Political lean MEDSL · Burlington

• 2024 margin: D (+16.6) · D 57.6% · R 41.0% · Other 1.3%
• 2008→2024 swing: -2.0pp toward R · 2008: 18.6pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+19.5 2016: D+14.8 2012: D+18.7 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.34%
• Current HPI: 306.1085
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-03 Listed $69,900 BRIGHT MLS