580 Edgemont Dr · Victory Lakes, NJ 08094

$195,000

3 bd · 2.0 ba · 1,387 sqft · SingleFamily · 16 Days on market

Built 2002 Good condition Est $182k · 7% over ↓ 20% since listing

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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 +9.3/10.0
• ARV discount +4.2/15.0
• Condition / age +3.8/5.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom 2 Bath in Friendly Village is ready for new owners! One of the bigger units in the community. Spacious home offers a nice layout and is well maintained. Vaulted ceiling in living room. Rare find with an attached garage with inside access and a concrete driveway covered by a carport. Storage shed. Nice size laundry area with sink. Main bedroom has walk in closet and its own main bath. Good size bedrooms. Covered front porch sitting area is great for morning coffee or evening beverage. A lot of space for the money ! Nice community and close to major highways and shopping and short drive to Philadelphia.

Key facts

• Attached garage
• Vaulted ceiling
• Storage shed

Tags

• VAULTED CEILING
• ATTACHED GARAGE
• CONCRETE DRIVEWAY
• STORAGE SHED
• LAUNDRY AREA WITH SINK
• WALK IN CLOSET

Property features AI

Finance

• Financial info: Land lease exists with monthly ground rent ($831/month) and approximately 100 years remaining; Annual ground rent noted
• HOA & community: Monthly association fee that includes management, snow removal, and sewer; Community has a property manager

Exterior

• Parking: Driveway
• Utilities: Public water
• Home design: Manufactured home; Vinyl siding; Above-grade living area (estimated 1,387 finished)
• Construction: Vinyl siding construction; Crawl space foundation
• Exterior features: Community pool; Pets allowed on a case-by-case basis

Interior

• Kitchen: Gas range/oven; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Living room; Dining room; Breakfast room; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $860 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 5.2% in Victory Lakes — 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 60/100 on livability (#477 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: schools F, amenities F, commute F.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 268 active listings in the ZIP; solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 35% of the median local income ($97k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% 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 $55k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Recommended offer $192,075 (1.5% below list)

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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.89%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $181,697
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Shadowcreek Ln	0.09mi	2/2.0 (-1)	1,400 (+1%)	5mo	$149,900	$107	85
492 Shadowcreek Ln	0.14mi	2/2.0 (-1)	1,387 (0%)	8mo	$182,500	$132	82
516 Shadowcreek Ln	0.11mi	2/2.0 (-1)	1,405 (+1%)	12mo	$175,000	$125	78
347 Orange Ln	0.38mi	3/2.0	1,344 (-3%)	4mo	$125,000	$93	74
566 Homewood Ln	0.05mi	3/2.0	1,222 (-12%)	9mo	$215,000	$176	70
602 Club	0.16mi	2/2.0 (-1)	1,248 (-10%)	2mo	$70,000	$56	69
247 Walden Ln	0.45mi	2/2.0 (-1)	1,416 (+2%)	12mo	$185,900	$131	60
916 Willow Ln	0.61mi	3/1.5	1,248 (-10%)	1mo	$339,900	$272	52
178 Palomino Pl	0.30mi	2/2.0 (-1)	1,200 (-14%)	8mo	$75,000	$63	52
324 Jasmine Ln	0.34mi	2/2.0 (-1)	1,200 (-14%)	11mo	$120,000	$100	48
3010 S Shore Dr	0.60mi	3/2.0	1,542 (+11%)	8mo	$621,000	$403	47
930 Birch Ln	0.65mi	3/1.0	1,186 (-14%)	6mo	$325,000	$274	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.42×
• Total profit: $23,197
• Equity at exit: $29,075

10-year hold

• IRR: 19.8%
• Equity multiple: 2.66×
• Total profit: $90,874
• Equity at exit: $16,860

Cash invested: $54,600 (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 08094

• Active inventory: 268
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,794 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $860

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 64%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $195,000 Active 16 DOM
2. 2026-06-17
   days on market $195,000 Active 15 DOM
3. 2026-06-16
   days on market $195,000 Active 14 DOM
4. 2026-06-15
   days on market $195,000 Active 13 DOM
5. 2026-06-13
   days on market $195,000 Active 11 DOM
6. 2026-06-09
   days on market $195,000 Active 7 DOM
7. 2026-06-08
   days on market $195,000 Active 6 DOM
8. 2026-06-07
   days on market $195,000 Active 5 DOM
9. 2026-06-04
   days on market $195,000 Active 2 DOM
10. 2026-06-02
    remarks 618-char remark
11. 2026-06-02
    listed $195,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $33,528
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,682
• − Management: −$2,682
• − Depreciation: −$5,673
• Taxable income: $7,668
• Est. tax owed @ 24.0%: −$1,840
• After-tax cash flow: $8,476/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 · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with some cosmetic updates needed to modernize the kitchen and bathroom. The covered carport and well-maintained exterior add to its appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers
• Resale update bathroom fixtures — modernizing the bathroom would attract more buyers
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Both replace carpet with hardwood or tile — hardwood or tile flooring would increase the home's value and make it more appealing to buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers ↑
• Resale update bathroom fixtures — modernizing the bathroom would attract more buyers ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood or tile — hardwood or tile flooring would increase the home's value and make it more appealing to buyers ↑

ⓘ 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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Victory Lakes

• Score: 60/100
• State rank: #477
• US rank: #18504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -213.12%
• Current HPI: 278.3849
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

-20.4% since first listed

16 events — show timeline

• 2026-06-02 Listed $195,000 BRIGHT MLS
• 2026-03-11 Listing Removed — BRIGHT MLS
• 2025-12-30 Price Changed $195,000 BRIGHT MLS
• 2025-11-13 Relisted — BRIGHT MLS
• 2025-11-12 Contingent — BRIGHT MLS
• 2025-10-16 Price Changed $199,900 BRIGHT MLS
• 2025-08-10 Listed $209,900 BRIGHT MLS
• 2025-04-30 Listing Removed — BRIGHT MLS
• 2025-02-03 Price Changed $209,900 BRIGHT MLS
• 2025-01-22 Price Changed $219,990 BRIGHT MLS
• 2024-11-11 Price Changed $229,990 BRIGHT MLS
• 2024-11-07 Listed $245,000 BRIGHT MLS
• 2024-10-31 Listing Removed — BRIGHT MLS
• 2024-06-27 Relisted — BRIGHT MLS
• 2024-06-20 Pending — BRIGHT MLS
• 2024-05-21 Listed $245,000 BRIGHT MLS