Is 57 Meadowbrook Dr in Pemberton, NJ a good investment?

CashFlowRE grades it C- with a 7.8% cap rate and $244/mo modeled cash flow at a $199,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 57 Meadowbrook Dr?

The modeled cap rate is 7.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,058/month, from CashFlowRE's rent model.

C- Composite 53.54

Why this score? — see what drove the C- 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 +17.5/30.0
ARV discount +15.0/15.0
DSCR +5.7/10.0
1% rule +5.1/10.0
Condition / age +4.0/5.0
Livability +3.6/5.0
Appreciation +2.5/10.0
Rent growth +2.5/5.0
Schools +2.3/10.0
Manufactured-home adj. -4.7

$199,900

57 Meadowbrook Dr · Pemberton, NJ 08015

3 bd · 2.0 ba · 1,450 sqft · Manufactured · 101 Days on market

Manufactured home 55+ age-restricted Built 2023 Good condition $138/sqft · 45% below area Est $364k · 45% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

This well‑maintained three‑bedroom, two‑full‑bath manufactured residence is situated within a highly regarded 55+ community, offering a comfortable and refined living environment. The home features a spacious primary suite with an en‑suite full bathroom, along with two additional bedrooms that may serve as guest accommodations, a home office, or multipurpose spaces. An open‑concept main living area seamlessly connects the kitchen, dining room, and living room, providing an inviting setting for daily living and entertaining. A second full bathroom enhances convenience for residents and guests.

Key facts

Primary suite
En-suite bathroom
Community pool

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $244 ($3k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($2k rent vs $200k).
Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
Cap rate 7.8% vs local median 4.7% in Pemberton — 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 72/100 on livability (#217 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: cost of living C-, amenities F, commute F.
Pemberton Township School District (rural): math 12% / reading 38% proficiency, ranked #382 of 472 in NJ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
Zoned schools: Pemberton Township High School (math 13% / reading 45%, grade F, #298 of 399 statewide, top 75%, 1,057 students, 56% FRL) — zoned schools average 56% FRL vs 37% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: 185 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).
This rent runs 31% of the median local income ($79k/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 $6k of value loss. Plan a longer hold.
Burlington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

It's been on market 101 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 1.03% ✓
Cap rate: 7.76%
Cash-on-cash: 5.23%
DSCR: 1.23
GRM: 8.1

CMA / ARV

ARV (median comp): $363,533
List price: $199,900
Delta: -45.01%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Red Feather Trl	0.68mi	3/1.0	1,464 (+1%)	1mo	$249,900	$171	62
26 Cherokee Dr	0.60mi	3/2.0	1,330 (-8%)	2mo	$355,000	$267	56
2 Topeka Ln	0.71mi	4/2.0 (+1)	1,376 (-5%)	3mo	$417,105	$303	51
46 Tecumseh Trl	0.81mi	3/1.5	1,564 (+8%)	2mo	$361,000	$231	48
44 Tecumseh Trl	0.80mi	4/2.0 (+1)	1,564 (+8%)	0mo	$424,000	$271	47
14 Akwaala Trl	1.00mi	4/1.0 (+1)	1,550 (+7%)	1mo	$374,900	$242	44
301 Cherokee Dr	1.10mi	3/1.0	1,600 (+10%)	2mo	$350,000	$219	42
602 S Lakeshore Dr	1.45mi	3/2.0	1,708 (+18%)	1mo	$325,000	$190	39
70 Sepulga Dr	1.04mi	3/1.0	1,748 (+21%)	2mo	$395,000	$226	34
317 Cayuga Trl	0.90mi	4/2.0 (+1)	1,812 (+25%)	1mo	$405,000	$224	34
4 Autauga Trl	0.88mi	4/2.0 (+1)	1,800 (+24%)	1mo	$425,000	$236	34
387 Lakehurst Rd	1.05mi	2/1.0 (-1)	1,248 (-14%)	1mo	$295,000	$236	32

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: -8.2%
Equity multiple: 0.70×
Total profit: $-16,819
Equity at exit: $29,806

10-year hold

IRR: 1.4%
Equity multiple: 1.10×
Total profit: $5,493
Equity at exit: $17,284

Cash invested: $55,972 (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 08015

Home prices YoY: -23.1%
Active inventory: 185
Price-to-rent: 8.1×

Monthly cashflow live

Estimated rent: $2,058 high interval (Pro) →
Mortgage (P&I): −$1,048
Tax est. 1.5%: −$250 /mo · $2,998/yr
Insurance: −$83
HOA: −$0
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$432
Net cashflow: $244

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 83%

Sensitivity live

Price	-10% $382	-5% $313	+0% $244	+5% $175	+10% $106
Rent	-10% $81	-5% $163	+0% $244	+5% $325	+10% $407
Rate	-1.0pp $345	-0.5pp $295	base $244	+0.5pp $192	+1.0pp $140

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: $49,975
Closing costs: $5,997
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Coosa Trl Browns Mills, NJ	3.0	1.0	1256	$2,375	$1.89	59d	1	0.58mi
200 Algonquin Trl Browns Mills, NJ	3.0	1.0	1544	$3,295	$2.13	29d	1	0.63mi
307 Algonquin Trl Browns Mills, NJ	3.0	2.0	1062	$2,300	$2.17	40d	1	0.74mi
204 Cheyenne Trl Browns Mills, NJ	3.0	1.0	1176	$2,675	$2.27	66d	1	0.81mi
9 Piegan Ln Browns Mills, NJ	3.0	1.0	1460	$2,550	$1.75	51d	1	0.97mi

Property features AI

Finance

HOA & community: Land lease of $650 per month100 years of land lease remaining

Exterior

Parking: Driveway
Utilities: Well waterPublic sewer
Home design: Manufactured homeDouble wide mobile homeLand lease ownership
Construction: Estimated year built
Exterior features: Community poolNot located in a federal flood zoneAbove- and below-grade structuresPets allowed (cats and dogs)Located in a senior community (55+)

Interior

Bedrooms: Three bedrooms on the main level
Bathrooms: Two full bathrooms (both on the main level)
Heating & cooling: Forced air heatingCentral air conditioningElectric hot water
Interior features: Estimated living areaOne fireplace

Listing history 50 events

2026-08-08

days on market $199,900 Active 101 DOM
2026-08-06

days on market $199,900 Active 99 DOM
2026-08-05

days on market $199,900 Active 98 DOM
2026-08-04

days on market $199,900 Active 97 DOM
2026-08-03

days on market $199,900 Active 96 DOM
2026-08-01

price $199,900 Active 93 DOM
2026-07-31

days on market $205,000 Active 93 DOM
2026-07-30

days on market $205,000 Active 92 DOM
2026-07-30

days on market $205,000 Active 91 DOM
2026-07-28

days on market $205,000 Active 90 DOM
2026-07-26

days on market $205,000 Active 88 DOM
2026-07-24

days on market $205,000 Active 86 DOM
2026-07-23

days on market $205,000 Active 85 DOM
2026-07-22

days on market $205,000 Active 84 DOM
2026-07-21

days on market $205,000 Active 83 DOM
2026-07-20

days on market $205,000 Active 82 DOM
2026-07-18

days on market $205,000 Active 80 DOM
2026-07-18

days on market $205,000 Active 79 DOM
2026-07-16

days on market $205,000 Active 78 DOM
2026-07-15

days on market $205,000 Active 77 DOM
2026-07-14

days on market $205,000 Active 76 DOM
2026-07-13

days on market $205,000 Active 75 DOM
2026-07-13

days on market $205,000 Active 74 DOM
2026-07-11

days on market $205,000 Active 73 DOM
2026-07-10

days on market $205,000 Active 72 DOM
2026-07-09

days on market $205,000 Active 71 DOM
2026-07-07

days on market $205,000 Active 69 DOM
2026-07-06

days on market $205,000 Active 68 DOM
2026-07-06

days on market $205,000 Active 67 DOM
2026-07-05

days on market $205,000 Active 66 DOM
2026-07-03

days on market $205,000 Active 65 DOM
2026-07-02

days on market $205,000 Active 64 DOM
2026-07-01

days on market $205,000 Active 63 DOM
2026-06-30

days on market $205,000 Active 62 DOM
2026-06-29

days on market $205,000 Active 61 DOM
2026-06-28

days on market $205,000 Active 60 DOM
2026-06-27

days on market $205,000 Active 59 DOM
2026-06-26

days on market $205,000 Active 58 DOM
2026-06-24

days on market $205,000 Active 56 DOM
2026-06-22

days on market $205,000 Active 54 DOM
2026-06-21

days on market $205,000 Active 53 DOM
2026-06-18

days on market $205,000 Active 50 DOM
2026-06-17

days on market $205,000 Active 49 DOM
2026-06-16

days on market $205,000 Active 48 DOM
2026-06-15

days on market $205,000 Active 47 DOM
2026-06-13

days on market $205,000 Active 45 DOM
2026-06-13

days on market $205,000 Active 44 DOM
2026-06-09

days on market $205,000 Active 41 DOM
2026-06-08

days on market $205,000 Active 40 DOM
2026-06-07

days on market $205,000 Active 39 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $24,691
− Mortgage interest: −$11,198
− Property taxes: −$2,998
− Insurance: −$1,000
− Repairs & maintenance: −$1,975
− Management: −$1,975
− Depreciation: −$5,815
Taxable loss: −$270

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$65
After-tax cash flow: $2,993/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 Est. rehab $7,250–$21,750 screening

This well-maintained three-bedroom home in a 55+ community is move-in ready with good condition and minimal repairs needed.

Value-add opportunities

Both Paint exterior trim — Enhances curb appeal and value ↑
Both Clean gutters — Improves drainage and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Schools (NCES district)

District: Pemberton Township School District
NCES district ID: 3412810
Math proficiency: 12% ▼ -14.00%
Reading proficiency: 38% ▼ -5.00%
Median HH income: $60,951
Composite: 23.0/100
National rank: #7979
State rank: #382 of 472 in NJ

B Composite livability gradescore 72/100

Livability — Pemberton

Score: 72/100
State rank: #217
US rank: #6053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Burlington · 453,425 people
Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
Population (ZIP): 19,143
Household income: $78,926
Rent vs Own: 17.2% rent · 82.8% own
Severe rent burden: 12% of renters

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: Diverse neighborhood (Simpson 0.56)
Race & ethnicity: White 63% Hispanic / Latino 14% Black 13% Two or more races 10% Asian 3%
Hispanic origin (detail): Mexican 2% Puerto Rican 10%
Common ancestry: Romanian 3% Slovak 2% Serbian 2%
Foreign-born: 6% · Canada, Jamaica, South Korea
Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 3% 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: ▼ -98.84%
Current HPI: 329.1731
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
#281 Kenvue Skillman $15.4B #289 Campbell Soup Camden $9.6B #320 Church & Dwight Ewing $6.1B
Pharmaceuticals	2	$153B
#48 Johnson & Johnson New Brunswick $88.8B #65 Merck Rahway $64.2B
Technology	2	$21B
#216 Automatic Data Processing Roseland $19.8B #442 Commvault Systems Tinton Falls $0.9B
Insurance	2	$20B
#411 Arch Capital Group Pembroke $15.2B #459 Selective Insurance Group Branchville $4.9B
Healthcare	2	$19B
#310 Quest Diagnostics Secaucus $9.8B #400 Zoetis Parsippany $9.1B
Financial Services	1	$70B
#62 Prudential Financial Newark $70.4B

Price history

1 event — show timeline

2026-04-29 Listed $205,000 BRIGHT MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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