511 Wrightstown Sykesville Rd #31 · Wrightstown, NJ 08562

$176,500

3 bd · 2.0 ba · 1,250 sqft · SingleFamily · 11 Days on market

Built 2001 Good condition Est $298k · 41% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks

ENJOY PEACEFUL COUNTRY VIEWS from this well-maintained home nestled in a desirable mobile home community. Overlooking picturesque farmland, this inviting home offers a relaxed setting where you can unwind and take in the beauty of open fields and changing seasons. Inside you will find comfortable living spaces filled with natural light, vaulted ceilings, and open floor plan. New vinyl plank flooring, and new roof just recently installed. Both baths offer brite-n-lite skylights. Primary bedroom with ensuite bath and walk-in closet. Very open concept 17 x10 living room. The spacious covered porch adds both charm and functionality, offering a peaceful retreat with room for seating, potted plan

Key facts

• Natural light
• Ensuite bath
• New roof

Tags

• PICTURESQUE FARMLAND
• NATURAL LIGHT
• NEW VINYL PLANK FLOORING
• NEW ROOF
• BRITE-N-LITE SKYLIGHTS
• ENSUITE BATH

Property features AI

Finance

• Other: Accessibility with 2+ access exits; Excellent property condition; Estimated 1,250 finished above-grade square feet; Mobile home dimensions approximately 25 ft by 50 ft (make: AMB)
• Financial info: Property manager present; Land lease years remaining: 0
• HOA & community: Land lease community (monthly land lease $650)

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Private/community water; Electric service
• Home design: Manufactured home; Estimated year built
• Construction: Vinyl siding; Shingle roof; Above-grade other structures
• Exterior features: Gutter system; Porch(es); Shed; Premium lot

Interior

• Kitchen: Built-in microwave; Dishwasher; Gas oven/range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate plank; Carpet
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Forced air heating (oil); Central air conditioning (electric); Electric hot water
• Interior features: Tub/shower; Breakfast area; Skylights; Walk-in closet(s); Window treatments
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $176k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $176k).

Location & tenants

• Location reads 58/100 on livability (#503 in NJ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools D+, employment D+.
• 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; 1 comparable units currently listed for rent nearby; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k 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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $176,500

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 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?
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: 1.77% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.26%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $297,500
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Platt Ave	0.22mi	3/2.0	1,248 (-0%)	17mo	$345,000	$276	75
225 Platt Ave	0.23mi	3/1.5	1,196 (-4%)	23mo	$285,000	$238	61
511 Wrightstown-sykesville Rd #190	0.36mi	3/2.0	1,352 (+8%)	20mo	$125,000	$92	53
10 Francis St	0.27mi	3/1.0	1,104 (-12%)	14mo	$139,900	$127	52
45 W Main St	0.54mi	3/1.0	1,104 (-12%)	2mo	$319,000	$289	50

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: 43.2%
• Equity multiple: 3.93×
• Total profit: $144,719
• Equity at exit: $126,209

10-year hold

• IRR: 39.2%
• Equity multiple: 8.31×
• Total profit: $361,063
• Equity at exit: $243,359

Cash invested: $49,420 (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: 4.7×

Monthly cashflow live

• Estimated rent: $3,122 medium
• Mortgage (P&I): −$926
• Tax est. 1.5%: −$221 /mo · $2,648/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $1,246

Break-even live

Break-even rent $1,544

Max offer price $176,500

Occupancy floor 55%

Sensitivity live

Price	-10% $1,368	-5% $1,307	+0% $1,246	+5% $1,185	+10% $1,124
Rent	-10% $1,000	-5% $1,123	+0% $1,246	+5% $1,370	+10% $1,493
Rate	-1.0pp $1,335	-0.5pp $1,291	base $1,246	+0.5pp $1,200	+1.0pp $1,154

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: $44,125
• Closing costs: $5,295
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3700a Circle Dr McGuire AFB, NJ	2.0–4.0	1.0–2.5	1989	$3,122	$1.57	0d	1	1.43mi

Listing history 9 events

1. 2026-06-21
   days on market $176,500 Active 11 DOM
2. 2026-06-21
   days on market $176,500 Active 10 DOM
3. 2026-06-18
   days on market $176,500 Active 8 DOM
4. 2026-06-17
   days on market $176,500 Active 7 DOM
5. 2026-06-16
   days on market $176,500 Active 6 DOM
6. 2026-06-15
   days on market $176,500 Active 5 DOM
7. 2026-06-13
   days on market $176,500 Active 3 DOM
8. 2026-06-12
   remarks 699-char remark
9. 2026-06-12
   listed $176,500 Active 2 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: $37,458
• − Mortgage interest: −$9,887
• − Property taxes: −$2,648
• − Insurance: −$882
• − Repairs & maintenance: −$2,997
• − Management: −$2,997
• − Depreciation: −$5,135
• Taxable income: $12,913
• Est. tax owed @ 24.0%: −$3,099
• After-tax cash flow: $11,856/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

Good 75/100 Cosmetic rehab

This well-maintained mobile home is in good condition with a good exterior and interior. It has a good roof and flooring, and the landscaping is well-maintained. The home is ready for a fresh coat of paint and a new HVAC system to further enhance its value.

Value-add opportunities

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and value of the home.
• Rental Replace the HVAC system — A new, energy-efficient HVAC system can improve comfort and reduce energy costs, making the home more attractive to renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and value of the home. ↑
• Rental Replace the HVAC system — A new, energy-efficient HVAC system can improve comfort and reduce energy costs, making the home more attractive to renters. ↑

ⓘ 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 — Wrightstown

• Score: 58/100
• State rank: #503
• US rank: #21127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

• 2026-06-10 Listed $176,500 BRIGHT MLS