29 Hazelwood Dr · Franklinville, NJ 08318

$75,000

2 bd · 1.0 ba · 900 sqft · SingleFamily · 58 Days on market

Built 1978 5,227 sqft lot Est $76k · at est.

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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 +8.4/15.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile home 2 bedrooms 1 bath, Patio with awning, off street parking. Priced to sell " Being Sold as Is" Lot rent $450.00 a month

Key facts

• Renovated bathroom
• Fresh paint
• Upgraded kitchen

Tags

• UPDATED FLOORING
• FRESH PAINT
• UPGRADED KITCHEN
• NEW CABINETRY
• NEW COUNTERTOPS
• RENOVATED BATHROOM

Property features AI

Finance

• Financial info: Monthly land lease: $789; Land lease years remaining: 123; Association recreation fee amount: $789
• HOA & community: Association recreation fee applies

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Land lease ownership
• Construction: Aluminum siding; Above-grade structure; Unknown roof; Year built (estimated); Major remodel/effective year 2026
• Exterior features: Community pool; Located in Harding Woods; Not in a federal flood zone

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom (total); 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Electric hot water
• Interior features: Drywall walls and ceilings; Estimated living area; Not furnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 2.5% in Franklinville — 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.
• Pittsgrove Township School District (rural): math 18% / reading 48% proficiency, ranked #295 of 472 in NJ (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $40k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $75k implies a 582% gain — meaningful room to come down on a strong offer.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.67% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.02%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $76,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Cedarwood Ave	0.17mi	2/2.0	952 (+6%)	9mo	$83,000	$87	71
43 Hazelwood Dr	0.30mi	2/1.0	860 (-4%)	11mo	$69,000	$80	69
4 Donald Pl	0.37mi	2/2.0	868 (-4%)	6mo	$50,000	$58	68
3 Cedarwood Dr	0.21mi	2/2.0	976 (+8%)	6mo	$83,300	$85	67
59 Hazelwood Dr	0.30mi	2/1.0	980 (+9%)	6mo	$45,000	$46	66
88 Hazelwood Dr	0.31mi	2/2.0	800 (-11%)	9mo	$64,000	$80	56
25 Elmwood Dr	0.25mi	2/1.0	768 (-15%)	10mo	$20,000	$26	56
5 Elmwood Cir	0.36mi	3/2.0 (+1)	924 (+3%)	19mo	$125,000	$135	54
4 Dianna Pl	0.50mi	3/1.0 (+1)	980 (+9%)	9mo	$55,000	$56	49
8 Ashwood Dr	0.17mi	3/2.0 (+1)	1,000 (+11%)	21mo	$120,000	$120	47
5 Luann Dr	0.58mi	2/1.0	860 (-4%)	23mo	$77,500	$90	47
7 Elmwood Dr	0.35mi	2/2.0	784 (-13%)	18mo	$109,000	$139	43

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: 21.0%
• Equity multiple: 1.86×
• Total profit: $17,986
• Equity at exit: $11,183

10-year hold

• IRR: 29.1%
• Equity multiple: 3.60×
• Total profit: $54,524
• Equity at exit: $6,485

Cash invested: $21,000 (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 08318

• Home prices YoY: -16.6%
• Active inventory: 79
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $473

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 57%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $75,000 Active 58 DOM
2. 2026-06-18
   days on market $75,000 Active 57 DOM
3. 2026-06-17
   days on market $75,000 Active 56 DOM
4. 2026-06-16
   days on market $75,000 Active 55 DOM
5. 2026-06-15
   days on market $75,000 Active 54 DOM
6. 2026-06-14
   days on market $75,000 Active 52 DOM
7. 2026-06-13
   days on market $75,000 Active 51 DOM
8. 2026-06-10
   days on market $75,000 Active 49 DOM
9. 2026-06-09
   days on market $75,000 Active 48 DOM
10. 2026-06-08
    days on market $75,000 Active 47 DOM
11. 2026-06-07
    days on market $75,000 Active 46 DOM
12. 2026-06-05
    pricedays on market $75,000 Active 43 DOM
13. 2026-06-03
    price $85,000 Active 41 DOM
14. 2026-06-02
    days on market $90,000 Active 41 DOM
15. 2026-06-01
    days on market $90,000 Active 40 DOM
16. 2026-05-31
    days on market $90,000 Active 39 DOM
17. 2026-05-30
    days on market $90,000 Active 38 DOM
18. 2026-05-16
    price $90,000
19. 2026-05-06
    price $97,000
20. 2026-04-28
    price $105,000
21. 2026-04-22
    listed $115,000 Active
22. 2008-10-17
    soldstatus $11,000 139-char remark

    Show marketing remark (139 chars)

    Mobile home 2 bedrooms 1 bath, Patio with awning, off street parking. Priced to sell " Being Sold as Is" Lot rent $450.00 a month

23. 2008-09-12
    historical 139-char remark

    Show marketing remark (139 chars)

    Mobile home 2 bedrooms 1 bath, Patio with awning, off street parking. Priced to sell " Being Sold as Is" Lot rent $450.00 a month

24. 2008-09-03
    listed $12,000 139-char remark

    Show marketing remark (139 chars)

    Mobile home 2 bedrooms 1 bath, Patio with awning, off street parking. Priced to sell " Being Sold as Is" Lot rent $450.00 a month

ⓘ 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: $15,057
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$2,182
• Taxable income: $4,765
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $4,532/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.

Schools (NCES district)

• District: Pittsgrove Township School District
• NCES district ID: 3413110
• Math proficiency: 18% ▼ -22.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $71,126
• Composite: 30.59/100
• National rank: #6201
• State rank: #295 of 472 in NJ

Livability — Franklinville

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

Census & demographics

• Population (ZIP): 12,149

Population outlook (Salem County) Hauer SSP2

• Today (2025): 59,905 people
• By 2030: 57,351 · -4.3%
• By 2040: 51,837 · -13.5%
• By 2050: 46,356 · -22.6%
• By 2075: 36,452 · -39.2%
• By 2100: 28,907 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Black 7% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Lithuanian 3% Romanian 3% Serbian 1%
• Foreign-born: 1%
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Salem

• 2024 margin: R (+19.2) · D 39.6% · R 58.8% · Other 1.6%
• 2008→2024 swing: -23.1pp toward R · 2008: 3.9pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+12.8 2016: R+15.4 2012: D+0.8 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.68%
• Current HPI: 284.9025
• 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

+650.0% since first listed

7 events — show timeline

• 2026-05-16 Price Changed $90,000 BRIGHT MLS
• 2026-05-06 Price Changed $97,000 BRIGHT MLS
• 2026-04-28 Price Changed $105,000 BRIGHT MLS
• 2026-04-22 Listed $115,000 BRIGHT MLS
• 2008-10-17 Sold (MLS) $11,000 BRIGHT MLS
• 2008-09-12 Listing Removed — BRIGHT MLS
• 2008-09-03 Listed $12,000 BRIGHT MLS