260 Marshal Mill Rd #117 · Malaga, NJ 08328

$128,000

2 bd · 2.0 ba · 1,100 sqft · SingleFamily · 154 Days on market

Built 1989 Est $109k · 18% over

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Why this score? — see what drove the D+ 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 +18.3/30.0
• Appreciation +6.7/10.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Beautifully Renovated 2 Bed, 2 Bath Double-Wide Mobile Home Conveniently located near major roadways, shopping, and restaurants, this fully renovated double‑wide offers comfort, style, and easy living. Fresh paint throughout, new vinyl plank flooring in the main living areas, and cozy carpeted bedrooms create a warm, modern feel. Enjoy a spacious open‑concept layout with a bright living area, generously sized bedrooms, and updated bathrooms. The kitchen has been refreshed as well, offering a clean and functional space for everyday cooking. Move‑in ready and perfectly situated for convenience, this home is a fantastic opportunity. seller offering 1st month lot rent covered.

Key facts

• Functional kitchen
• Bright living area
• Updated bathrooms

Tags

• RENOVATED DOUBLE-WIDE
• OPEN-CONCEPT LAYOUT
• UPDATED BATHROOMS
• VINYL PLANK FLOORING
• BRIGHT LIVING AREA
• FUNCTIONAL KITCHEN

Property features AI

Finance

• HOA & community: Land lease of $895 per month; Land lease has 99 years remaining

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: Manufactured property; Double wide mobile home; Above-grade additional structure
• Construction: Modular/Manufactured construction; Year built (estimated)
• Exterior features: Driveway

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (2 full on main level)
• Heating & cooling: 90% forced air heating; Propane (owned) fuel; Electric hot water
• Interior features: Estimated living area; Two or more access exits

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (0.9% below list).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Township Of Franklin School District (rural): math 16% / reading 41% proficiency, ranked #336 of 472 in NJ (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mary F. Janvier School (555 students, 20% FRL); Delsea Regional Middle School (math 19% / reading 51%, grade F, #246 of 431 statewide, top 59%, 518 students, 19% FRL); Delsea Regional High School (math 32% / reading 53%, grade F, #166 of 399 statewide, top 42%, 1,074 students, 20% FRL).
• Market conditions: 15 active listings in the ZIP; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($885 loan paydown + $4k appreciation (3.4% local appreciation)).
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Recommended offer $112,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $108,900
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 Marshall Mill Rd #142	0.00mi	2/2.0	1,000 (-9%)	2mo	$69,000	$69	84
260 Marshall Mill Rd Unit 160	0.08mi	3/2.0 (+1)	1,056 (-4%)	15mo	$79,900	$76	72
430 Dutch Mill Rd	0.34mi	2/1.0	1,140 (+4%)	22mo	$112,500	$99	56
1985 West Blvd	0.44mi	3/2.0 (+1)	1,168 (+6%)	10mo	$330,000	$283	56
84 Roosevelt Ave	0.74mi	3/2.0 (+1)	1,144 (+4%)	20mo	$309,575	$271	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.72×
• Total profit: $25,827
• Equity at exit: $60,665

10-year hold

• IRR: 14.1%
• Equity multiple: 3.18×
• Total profit: $77,967
• Equity at exit: $95,987

Cash invested: $35,840 (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 08328

• Home prices YoY: 1.1%
• Active inventory: 15
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,920/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $117

Break-even live

Break-even rent $1,120

Max offer price $128,000

Occupancy floor 86%

Sensitivity live

Price	-10% $206	-5% $161	+0% $117	+5% $73	+10% $29
Rent	-10% $17	-5% $67	+0% $117	+5% $167	+10% $217
Rate	-1.0pp $182	-0.5pp $150	base $117	+0.5pp $84	+1.0pp $50

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $128,000 Active 154 DOM
2. 2026-06-19
   days on market $128,000 Active 152 DOM
3. 2026-06-18
   days on market $128,000 Active 151 DOM
4. 2026-06-17
   days on market $128,000 Active 150 DOM
5. 2026-06-16
   days on market $128,000 Active 149 DOM
6. 2026-06-15
   days on market $128,000 Active 148 DOM
7. 2026-06-13
   days on market $128,000 Active 146 DOM
8. 2026-06-13
   days on market $128,000 Active 145 DOM
9. 2026-06-10
   days on market $128,000 Active 143 DOM
10. 2026-06-09
    days on market $128,000 Active 142 DOM
11. 2026-06-08
    days on market $128,000 Active 141 DOM
12. 2026-06-07
    days on market $128,000 Active 140 DOM
13. 2026-06-04
    days on market $128,000 Active 137 DOM
14. 2026-06-03
    days on market $128,000 Active 136 DOM
15. 2026-06-02
    days on market $128,000 Active 135 DOM
16. 2026-06-01
    days on market $128,000 Active 134 DOM
17. 2026-05-31
    days on market $128,000 Active 133 DOM
18. 2026-03-08
    price $128,000
19. 2026-01-18
    listed $129,000 Active

ⓘ 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: $15,217
• − Mortgage interest: −$7,170
• − Property taxes: −$1,920
• − Insurance: −$640
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$3,724
• Taxable loss: −$672
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $1,567/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: Township Of Franklin School District
• NCES district ID: 3405430
• Math proficiency: 16% ▼ -25.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $76,759
• Composite: 27.42/100
• National rank: #6968
• State rank: #336 of 472 in NJ

Livability — Malaga

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

Census & demographics

• Census place: Malaga, NJ
• City population: 1,554
• Population (ZIP): 1,554

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 (94%)
• Race & ethnicity: White 94% Black 6%
• Common ancestry: Romanian 3% Iranian 2% German 2%

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: ▲ 3.43%
• Current HPI: 304.8964
• 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

-0.8% since first listed

2 events — show timeline

• 2026-03-08 Price Changed $128,000 BRIGHT MLS
• 2026-01-18 Listed $129,000 BRIGHT MLS