57 Meadowbrook Dr · Country Lake Estates, NJ 08015

$205,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily · 50 Days on market

Built 2023 Good condition $141/sqft · 43% below area Est $359k · 43% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

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. Designed for ease of living, the property offers single‑level accessibility, low‑maintenance exteri

Key facts

• Primary suite
• En-suite bathroom
• Community pool

Tags

• PRIMARY SUITE
• EN-SUITE BATHROOM
• OPEN-CONCEPT LIVING AREA
• SINGLE-LEVEL ACCESSIBILITY
• LOW-MAINTENANCE EXTERIOR

Property features AI

Finance

• HOA & community: Land lease of $650 per month; 100 years of land lease remaining

Exterior

• Parking: Driveway
• Utilities: Well water; Public sewer
• Home design: Manufactured home; Double wide mobile home; Land lease ownership
• Construction: Estimated year built
• Exterior features: Community pool; Not located in a federal flood zone; Above- and below-grade structures; Pets 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 heating; Central air conditioning; Electric hot water
• Interior features: Estimated living area; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#475 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: schools F, 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.
• Market conditions: 116 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.

Recommended offer $198,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.30% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $359,252
• List price: $205,000
• Delta: -42.94%
• 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
100 Split Rock Rd	0.32mi	3/2.0	1,464 (+1%)	2mo	$440,000	$301	82
111 Huckleberry Ln	0.35mi	4/2.0 (+1)	1,394 (-4%)	3mo	$380,000	$273	70
26 Cherokee Dr	0.60mi	3/2.0	1,330 (-8%)	0mo	$355,000	$267	58
2 Topeka Ln	0.71mi	4/2.0 (+1)	1,376 (-5%)	1mo	$417,105	$303	52
803 Red Feather Trl	0.74mi	4/2.0 (+1)	1,442 (-1%)	12mo	$340,000	$236	49
305 Piute Trl	0.63mi	3/2.5	1,536 (+6%)	13mo	$390,000	$254	48
3 Karok Ln	0.68mi	3/2.0	1,568 (+8%)	11mo	$330,000	$210	45
2 Coosa Trl	0.59mi	3/1.0	1,256 (-13%)	2mo	$303,888	$242	44
8 Tecumseh Trl	0.65mi	4/1.5 (+1)	1,558 (+7%)	12mo	$360,000	$231	40
13 Cherokee Dr	0.50mi	3/1.0	1,248 (-14%)	14mo	$334,900	$268	38
301 Tecumseh Trl	0.67mi	4/2.0 (+1)	1,660 (+14%)	3mo	$430,000	$259	38
208 Wichita	0.60mi	3/1.0	1,255 (-13%)	19mo	$217,875	$174	30

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $11,043
• Equity at exit: $30,566

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $66,721
• Equity at exit: $17,725

Cash invested: $57,400 (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: 116
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,672 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $694

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 69%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

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	10d	1	0.58mi
200 Algonquin Trl Browns Mills, NJ	3.0	1.0	1544	$3,295	$2.13	1d	1	0.63mi
307 Algonquin Trl Browns Mills, NJ	3.0	2.0	1062	$2,300	$2.17	1d	1	0.74mi
204 Cheyenne Trl Browns Mills, NJ	3.0	1.0	1176	$2,675	$2.27	16d	1	0.81mi
9 Piegan Ln Browns Mills, NJ	3.0	1.0	1460	$2,550	$1.75	1d	1	0.97mi

Listing history 15 events

1. 2026-06-18
   days on market $205,000 Active 50 DOM
2. 2026-06-17
   days on market $205,000 Active 49 DOM
3. 2026-06-16
   days on market $205,000 Active 48 DOM
4. 2026-06-15
   days on market $205,000 Active 47 DOM
5. 2026-06-13
   days on market $205,000 Active 45 DOM
6. 2026-06-13
   days on market $205,000 Active 44 DOM
7. 2026-06-09
   days on market $205,000 Active 41 DOM
8. 2026-06-08
   days on market $205,000 Active 40 DOM
9. 2026-06-07
   days on market $205,000 Active 39 DOM
10. 2026-06-04
    days on market $205,000 Active 36 DOM
11. 2026-06-03
    days on market $205,000 Active 35 DOM
12. 2026-06-02
    days on market $205,000 Active 34 DOM
13. 2026-06-01
    days on market $205,000 Active 33 DOM
14. 2026-05-31
    days on market $205,000 Active 32 DOM
15. 2026-04-29
    listed $205,000 Active 752-char remark

ⓘ 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: $32,066
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,565
• − Management: −$2,565
• − Depreciation: −$5,964
• Taxable income: $5,389
• Est. tax owed @ 24.0%: −$1,293
• After-tax cash flow: $7,038/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

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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ 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: 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

Livability — Country Lake Estates

• Score: 61/100
• State rank: #475
• US rank: #18403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,143

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
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

1 event — show timeline

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