3 Blue Jay Dr · Sewell, NJ 08051

$125,000

2 bd · 1.0 ba · 728 sqft · Manufactured · 30 Days on market

Built 2026 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 +9.9/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss your chance to move into this well-maintained 2008 single-section manufactured home located in desirable 55+ Cedar Grove featuring an open floor plan and easy one-level living. This 2 bedroom, 1 bathroom home offers updated vinyl flooring throughout for a clean, modern look and low-maintenance care. Enjoy year-round comfort with newer heating and central A/C, plus all appliances are included, making this home truly move-in ready. The open kitchen and living room areas create a bright, spacious feel that's perfect for anyone looking to downsize without feeling cramped or closed in Outside, you'll find a convenient 10 x 10 storage shed for extra storage space, tools, or seasonal it

Key facts

• Open floor plan
• Newer heating
• Central a/c

Tags

• OPEN FLOOR PLAN
• ONE LEVEL LIVING
• UPDATED VINYL FLOORING
• NEWER HEATING
• CENTRAL A/C
• INCLUDED APPLIANCES

Property features AI

Finance

• Other: Address: 3 Blue Jay Dr, Mantua Township, NJ 08051
• Financial info: List price $125,000

Exterior

• Utilities: Natural gas; Central air conditioning
• Home design: Spec new-construction plan: EDG (Fleetwood) Cedar Grove; Active listing
• Construction: Living area approximately 728; Spec (new construction)
• Exterior features: Shake roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 1 full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 4.4% in Sewell — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mantua Township School District (suburban): math 27% / reading 53% proficiency, ranked #210 of 472 in NJ (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 59 active listings in the ZIP; solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $123,125 (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. 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: 1.49% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.89%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $37,856
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Bluebird Rd	0.08mi	2/1.0	720 (-1%)	2mo	$37,500	$52	93

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: 13.3%
• Equity multiple: 1.53×
• Total profit: $18,583
• Equity at exit: $18,638

10-year hold

• IRR: 22.2%
• Equity multiple: 2.89×
• Total profit: $66,271
• Equity at exit: $10,808

Cash invested: $35,000 (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 08051

• Home prices YoY: -23.3%
• Active inventory: 59
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $609

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 62%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $125,000 Active 30 DOM
2. 2026-06-17
   days on market $125,000 Active 29 DOM
3. 2026-06-16
   days on market $125,000 Active 28 DOM
4. 2026-06-15
   days on market $125,000 Active 27 DOM
5. 2026-06-13
   days on market $125,000 Active 25 DOM
6. 2026-06-13
   days on market $125,000 Active 24 DOM
7. 2026-06-09
   days on market $125,000 Active 21 DOM
8. 2026-06-08
   days on market $125,000 Active 20 DOM
9. 2026-06-07
   days on market $125,000 Active 19 DOM
10. 2026-06-04
    days on market $125,000 Active 16 DOM
11. 2026-06-03
    days on market $125,000 Active 15 DOM
12. 2026-06-02
    days on market $125,000 Active 14 DOM
13. 2026-06-01
    days on market $125,000 Active 13 DOM
14. 2026-05-31
    days on market $125,000 Active 12 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: $22,378
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$3,636
• Taxable income: $5,659
• Est. tax owed @ 24.0%: −$1,358
• After-tax cash flow: $5,954/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 80/100 Cosmetic rehab

This 2008 single-section manufactured home is in good condition with updated finishes and appliances, making it move-in ready for both resale and rental.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace curtains — Freshens look and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace curtains — Freshens look and adds value ↑

ⓘ 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: Mantua Township School District
• NCES district ID: 3409600
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 53% ▼ -18.00%
• Median HH income: $81,565
• Composite: 37.41/100
• National rank: #4422
• State rank: #210 of 472 in NJ

Livability — Sewell

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

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 38,159
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 12,474
• Household income: $92,071
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 155.0

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 (85%)
• Race & ethnicity: White 85% Black 6% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 3% Tagalog/Filipino 2% Other Indo-European 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: ▼ -90.45%
• Current HPI: 297.7611
• 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