414 Walnut St #414 · Robbinsville, NJ 08691

$169,000

3 bd · 2.0 ba · 1,584 sqft · SingleFamily · 83 Days on market

Built 2025 Excellent condition 1,306 sqft lot $800/mo HOA · 23% of rent

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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
• Schools +5.5/10.0
• Condition / age +5.0/5.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an affordable, brand-new home? This 2025 3-bed, 2-bath mobile home with a covered porch is the perfect blend of comfort and value. Everything is new, clean, and move-in ready. Maximum household income for 3 persons $96,960.00; 4 persons $107,680.00; 5 persons $116,320; 6 persons $124,960. Pre-approval for a manufactured home mortgage is also required. There is a monthly pad rent of $759.34 Pad rent includes water, sewer, garbage and recycling. At time of certification, proof of income is required and includes, but is not limited to, income tax returns, bank accounts, and all sources of income. Pre-approval for a manufactured home mortgage is also required. Additional documentation may be required. Submit application to Cheressa DiNatale Robbinsville Affordable Housing. https

Key facts

• 1,306 sq ft lot
• Built 2025
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#14 in NJ, #453 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Robbinsville Public Schools (rural): math 52% / reading 62% proficiency, ranked #60 of 472 in NJ (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 2% free/reduced lunch — higher-income household profile.
• Market conditions: 144 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).
• This rent runs 32% of the median local income ($133k/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 $5k of value loss. Plan a longer hold.
• Mercer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 2.06% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.81%
• DSCR: 1.88
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.48×
• Total profit: $22,924
• Equity at exit: $25,198

10-year hold

• IRR: 21.3%
• Equity multiple: 2.82×
• Total profit: $86,253
• Equity at exit: $14,612

Cash invested: $47,320 (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 08691

• Active inventory: 144
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,480 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$800
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $781

Break-even live

Break-even rent $2,491

Max offer price $169,000

Occupancy floor 73%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Tynemouth Ct Robbinsville, NJ	3.0	2.5	1432	$3,150	$2.20	13d	1	1.35mi
10 Devon Ct Robbinsville, NJ	2.0	1.5	1408	$3,000	$2.13	13d	1	1.42mi

HOA detail

• Monthly dues: $800 · $9,600/yr
• Likely covers: watersewertrash

Listing history 17 events

1. 2026-06-18
   days on market $169,000 Active 83 DOM
2. 2026-06-17
   days on market $169,000 Active 82 DOM
3. 2026-06-16
   days on market $169,000 Active 81 DOM
4. 2026-06-15
   days on market $169,000 Active 80 DOM
5. 2026-06-14
   days on market $169,000 Active 78 DOM
6. 2026-06-13
   days on market $169,000 Active 77 DOM
7. 2026-06-10
   days on market $169,000 Active 75 DOM
8. 2026-06-09
   days on market $169,000 Active 74 DOM
9. 2026-06-08
   days on market $169,000 Active 73 DOM
10. 2026-06-07
    days on market $169,000 Active 72 DOM
11. 2026-06-05
    days on market $169,000 Active 69 DOM
12. 2026-06-03
    days on market $169,000 Active 68 DOM
13. 2026-06-02
    days on market $169,000 Active 67 DOM
14. 2026-06-01
    days on market $169,000 Active 66 DOM
15. 2026-05-31
    days on market $169,000 Active 65 DOM
16. 2026-05-30
    days on market $169,000 Active 64 DOM
17. 2026-03-28
    listed $169,000 Active 800-char remark

    Show marketing remark (800 chars)

    Looking for an affordable, brand-new home? This 2025 3-bed, 2-bath mobile home with a covered porch is the perfect blend of comfort and value. Everything is new, clean, and move-in ready. Maximum household income for 3 persons $96,960.00; 4 persons $107,680.00; 5 persons $116,320; 6 persons $124,960. Pre-approval for a manufactured home mortgage is also required. There is a monthly pad rent of $759.34 Pad rent includes water, sewer, garbage and recycling. At time of certification, proof of income is required and includes, but is not limited to, income tax returns, bank accounts, and all sources of income. Pre-approval for a manufactured home mortgage is also required. Additional documentation may be required. Submit application to Cheressa DiNatale Robbinsville Affordable Housing. https

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,761
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$3,341
• − Management: −$3,341
• − HOA: −$9,600
• − Depreciation: −$4,916
• Taxable income: $7,716
• Est. tax owed @ 24.0%: −$1,852
• After-tax cash flow: $7,524/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 · 8 photos

Excellent 100/100 None rehab

This move-in ready mobile home is in excellent condition with new kitchen, bathrooms, and flooring. It offers a great balance of comfort and value, making it an ideal investment property.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Add a small outdoor seating area — A small outdoor seating area can increase both resale and rental value by providing a relaxing space for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Add a small outdoor seating area — A small outdoor seating area can increase both resale and rental value by providing a relaxing space for potential buyers or 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: Robbinsville Public Schools
• NCES district ID: 3417100
• Math proficiency: 52% ▼ -16.00%
• Reading proficiency: 62% ▼ -12.00%
• Median HH income: $113,037
• Composite: 54.58/100
• National rank: #1339
• State rank: #60 of 472 in NJ

Livability — Robbinsville

• Score: 86/100
• State rank: #14
• US rank: #453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robbinsville Center, NJ
• County: Mercer County · 327,655 people
• Metro: Trenton-Princeton, NJ
• Population (ZIP): 16,607
• Household income: $132,520
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 589.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 381,395 people
• By 2030: 384,640 · +0.9%
• By 2040: 391,431 · +2.6%
• By 2050: 397,845 · +4.3%
• By 2075: 417,281 · +9.4%
• By 2100: 420,327 · +10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 61% Asian 27% Two or more races 5% Hispanic / Latino 5% Black 3%
• Common ancestry: Romanian 8% Iranian 3% Scotch-Irish 3%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 69% English-only · Other Indo-European 15% Other Asian/Pacific 7% Spanish 3%

Political lean MEDSL · Mercer

• 2024 margin: Solid D (+33.9) · D 65.9% · R 32.0% · Other 2.1%
• 2008→2024 swing: -2.2pp toward R · 2008: 36.1pp · 2024: 33.9pp
• All cycles: 2024: D+33.9 2020: D+40.0 2016: D+36.2 2012: D+36.8 2008: D+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -186.18%
• Current HPI: 166.2248
• Rent YoY: —
• Metro: Trenton-Princeton, NJ
• 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

• 2026-03-28 Listed $169,000 MOMLS