3449 New Moon St · Browns Mills, NJ 08015

$48,900

2 bd · 2.0 ba · 800 sqft · SingleFamily · 42 Days on market

Built 1986 Fair condition $61/sqft · 82% below area ↓ 11% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable & Affordable 2BR/2BA – Diamond in the Rough! Opportunity is knocking! This charming 2-bedroom, 2-bath mobile home offers great bones and tons of potential for the right buyer. With a cozy layout and plenty of upside, it’s the perfect chance to create something special at an affordable price. A true diamond in the rough—bring your vision and make it shine!

Key facts

• Built 1986
• Listed 42 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $49k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $47k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.1% vs local median 5.2% in Browns Mills — 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 63/100 on livability (#436 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+, cost of living B; Watch: schools F, amenities F, commute F.
• Pemberton Township School District (rural): math 12% / reading 38% proficiency, ranked #382 of 472 in NJ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 117 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $338 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Burlington 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Recommended offer $47,433 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.07% ✓
• Cap rate: 27.08%
• Cash-on-cash: 74.24%
• DSCR: 4.30
• GRM: 2.7

CMA / ARV

• ARV (median comp): $268,385
• List price: $48,900
• Delta: -81.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3449 New Moon St	0.00mi	2/2.0	800 (0%)	1mo	$45,000	$56	99
3620 Weymouth Rd	0.30mi	2/2.0	800 (0%)	1mo	$138,000	$173	85
3394 Liberty St	0.07mi	3/2.0 (+1)	900 (+12%)	5mo	$111,500	$124	67
204 Scammell Dr	0.30mi	2/1.0	863 (+8%)	5mo	$255,000	$295	65
15 Coville Dr	0.13mi	3/1.0 (+1)	863 (+8%)	10mo	$275,000	$319	63
612 Weymouth Rd	0.17mi	3/1.0 (+1)	863 (+8%)	10mo	$275,000	$319	62
214 Scammell Dr	0.27mi	3/1.0 (+1)	883 (+10%)	4mo	$290,000	$328	58
610 Cabot Dr	0.18mi	3/1.0 (+1)	863 (+8%)	21mo	$275,000	$319	52
220 Scammell Dr	0.26mi	3/1.0 (+1)	863 (+8%)	17mo	$260,000	$301	52
606 Herbert Rd	0.25mi	3/1.0 (+1)	863 (+8%)	19mo	$259,000	$300	50
602 Herbert Rd	0.27mi	3/1.0 (+1)	863 (+8%)	20mo	$292,720	$339	49
110 Spruce Blvd	0.33mi	3/1.0 (+1)	863 (+8%)	23mo	$265,000	$307	44

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: 74.1%
• Equity multiple: 4.36×
• Total profit: $46,049
• Equity at exit: $7,291

10-year hold

• IRR: 77.8%
• Equity multiple: 9.01×
• Total profit: $109,659
• Equity at exit: $4,228

Cash invested: $13,692 (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 08015

• Home prices YoY: -23.1%
• Active inventory: 117
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$256
• Tax est. 1.5%: −$61 /mo · $734/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $847

Break-even live

Break-even rent $428

Max offer price $48,900

Occupancy floor 39%

Sensitivity live

Price	-10% $881	-5% $864	+0% $847	+5% $830	+10% $813
Rent	-10% $729	-5% $788	+0% $847	+5% $906	+10% $966
Rate	-1.0pp $872	-0.5pp $860	base $847	+0.5pp $834	+1.0pp $822

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: $12,225
• Closing costs: $1,467
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Juliustown Rd Unit 20C Browns Mills, NJ	1.0	1.0	700	$1,500	$2.14	2d	1	0.98mi

Listing history 3 events

1. 2026-05-05
   status Pending 390-char remark

   Show marketing remark (390 chars)

   Adorable & Affordable 2BR/2BA – Diamond in the Rough! Opportunity is knocking! This charming 2-bedroom, 2-bath mobile home offers great bones and tons of potential for the right buyer. With a cozy layout and plenty of upside, it’s the perfect chance to create something special at an affordable price. A true diamond in the rough—bring your vision and make it shine!

2. 2026-04-14
   price $48,900 390-char remark

   Show marketing remark (390 chars)

   Adorable & Affordable 2BR/2BA – Diamond in the Rough! Opportunity is knocking! This charming 2-bedroom, 2-bath mobile home offers great bones and tons of potential for the right buyer. With a cozy layout and plenty of upside, it’s the perfect chance to create something special at an affordable price. A true diamond in the rough—bring your vision and make it shine!

3. 2026-03-24
   listed $54,900 Active 390-char remark

   Show marketing remark (390 chars)

   Adorable & Affordable 2BR/2BA – Diamond in the Rough! Opportunity is knocking! This charming 2-bedroom, 2-bath mobile home offers great bones and tons of potential for the right buyer. With a cozy layout and plenty of upside, it’s the perfect chance to create something special at an affordable price. A true diamond in the rough—bring your vision and make it shine!

ⓘ 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: $18,000
• − Mortgage interest: −$2,739
• − Property taxes: −$734
• − Insurance: −$244
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$1,423
• Taxable income: $9,980
• Est. tax owed @ 24.0%: −$2,395
• After-tax cash flow: $7,769/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

Fair 40/100 Moderate rehab

This mobile home presents significant potential for improvement with major repairs needed to the siding, roof, and HVAC. A fresh coat of paint and landscaping can significantly enhance its curb appeal and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Siding condition suggests potential leak
• Major HVAC/mechanicals — No visible condition, but siding suggests potential leak

Value-add opportunities

• Both paint exterior — Fresh paint can significantly improve curb appeal and value
• Both landscaping — Improved landscaping can enhance curb appeal and attract potential buyers
• Both repair and replace siding — New siding will improve the home's appearance and potentially reduce maintenance costs
• Both repair and replace roof — A new roof will address potential leaks and improve the home's overall condition
• Both repair and replace HVAC/mechanicals — Upgrading HVAC will improve comfort and energy efficiency, attracting more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Siding condition suggests potential leak	Major	$15,000–50,000
HVAC/mechanicals · No visible condition, but siding suggests potential leak	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Fresh paint can significantly improve curb appeal and value ↑
• Both landscaping — Improved landscaping can enhance curb appeal and attract potential buyers ↑
• Both repair and replace siding — New siding will improve the home's appearance and potentially reduce maintenance costs ↑
• Both repair and replace roof — A new roof will address potential leaks and improve the home's overall condition ↑
• Both repair and replace HVAC/mechanicals — Upgrading HVAC will improve comfort and energy efficiency, attracting more 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: Pemberton Township School District
• NCES district ID: 3412810
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $60,951
• Composite: 23.0/100
• National rank: #7979
• State rank: #382 of 472 in NJ

Livability — Browns Mills

• Score: 63/100
• State rank: #436
• US rank: #15864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,143

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 14% Black 13% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 3% Slovak 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica, South Korea
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 3% 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: ▼ -98.84%
• Current HPI: 329.1731
• 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

-10.9% since first listed

3 events — show timeline

• 2026-05-05 Pending — BRIGHT MLS
• 2026-04-14 Price Changed $48,900 BRIGHT MLS
• 2026-03-24 Listed $54,900 BRIGHT MLS