260 Marshall Mill Rd #146 · Malaga, NJ 08328

$115,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 110 Days on market

Built 1983 Est $109k · 6% over ↓ 8% since listing

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Appreciation +6.7/10.0
• ARV discount +5.0/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this updated and inviting double-wide modular home in the peaceful community of Malaga, located in Franklin Township, Gloucester County. Offering approximately 1100 Sq Ft of comfortable living space, this home features an open floor plan that provides a bright, spacious feel from the moment you walk in. This home is one of only a few double-wides in this community. The kitchen is updated and welcoming, with clean white cabinetry, good counter space, and a layout perfect for every day cooking, making it warm and practical. The cheerful updated flooring flows throughout, tying the home together with a fresh, clean look. This home includes three bedrooms and two full bathrooms providing plenty of room for family or guests or a home office. The primary bedroom has it's own bathroom for added convenience. Outside, you'll enjoy a pleasant set up ideal for relaxing or entertaining friends. The property is well kept overall and offers great value in desirable Gloucester County. This is an updated and comfortable home with great layout and move in ready comdition.

Key facts

• Walk-in closet
• Soft-close cabinetry
• Built 1983

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• OPEN-CONCEPT LIVING AREA
• BUTCHER BLOCK COUNTERTOPS
• SOFT-CLOSE CABINETRY
• PRIVATE ENSUITE BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Ownership interest: Land lease
• Financial info: Income/expense note: Annual ground rent
• HOA & community: Land lease community (ground rent exists); Monthly land lease of $895; Approximately 1 year of land lease remaining

Exterior

• Parking: Driveway parking
• Utilities: Electric hot water; Community water; Community septic tank; Electric service
• Home design: Manufactured double-wide home; Modular/Manufactured construction; Entry level: main floor living
• Construction: Manufactured construction materials; Above-grade structure
• Exterior features: Located in a community with shared septic; Community water

Interior

• Kitchen: Electric range/oven; Refrigerator; Upgraded countertops
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning (electric)
• Interior features: Open floor plan; Exposed beams; Dining area; Tub with shower; Master bathroom; Upgraded countertops; Walk-in closets
• Laundry & utility: Stacked washer/dryer located on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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.
• 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 ($795 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.22% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 6.8

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)	1,000 (-9%)	1mo	$69,000	$69	79
260 Marshall Mill Rd Unit 160	0.08mi	3/2.0	1,056 (-4%)	15mo	$79,900	$76	77
1985 West Blvd	0.44mi	3/2.0	1,168 (+6%)	10mo	$330,000	$283	61
430 Dutch Mill Rd	0.34mi	2/1.0 (-1)	1,140 (+4%)	22mo	$112,500	$99	51
84 Roosevelt Ave	0.74mi	3/2.0	1,144 (+4%)	20mo	$309,575	$271	42

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: 19.5%
• Equity multiple: 2.13×
• Total profit: $36,540
• Equity at exit: $54,504

10-year hold

• IRR: 20.4%
• Equity multiple: 4.07×
• Total profit: $98,845
• Equity at exit: $86,238

Cash invested: $32,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $315

Break-even live

Break-even rent $1,006

Max offer price $115,000

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $115,000 Active 110 DOM
2. 2026-06-18
   days on market $115,000 Active 109 DOM
3. 2026-06-17
   days on market $115,000 Active 108 DOM
4. 2026-06-16
   days on market $115,000 Active 107 DOM
5. 2026-06-15
   days on market $115,000 Active 106 DOM
6. 2026-06-13
   days on market $115,000 Active 104 DOM
7. 2026-06-13
   days on market $115,000 Active 103 DOM
8. 2026-06-10
   days on market $115,000 Active 101 DOM
9. 2026-06-09
   days on market $115,000 Active 100 DOM
10. 2026-06-08
    days on market $115,000 Active 99 DOM
11. 2026-06-07
    days on market $115,000 Active 98 DOM
12. 2026-06-04
    days on market $115,000 Active 95 DOM
13. 2026-06-03
    days on market $115,000 Active 94 DOM
14. 2026-06-02
    days on market $115,000 Active 93 DOM
15. 2026-06-02
    price $115,000 Active 92 DOM
16. 2026-06-01
    days on market $115,500 Active 92 DOM
17. 2026-05-31
    days on market $115,500 Active 91 DOM
18. 2026-03-23
    status Active 1082-char remark

    Show marketing remark (1082 chars)

    Welcome to this updated and inviting double-wide modular home in the peaceful community of Malaga, located in Franklin Township, Gloucester County. Offering approximately 1100 Sq Ft of comfortable living space, this home features an open floor plan that provides a bright, spacious feel from the moment you walk in. This home is one of only a few double-wides in this community. The kitchen is updated and welcoming, with clean white cabinetry, good counter space, and a layout perfect for every day cooking, making it warm and practical. The cheerful updated flooring flows throughout, tying the home together with a fresh, clean look. This home includes three bedrooms and two full bathrooms providing plenty of room for family or guests or a home office. The primary bedroom has it's own bathroom for added convenience. Outside, you'll enjoy a pleasant set up ideal for relaxing or entertaining friends. The property is well kept overall and offers great value in desirable Gloucester County. This is an updated and comfortable home with great layout and move in ready comdition.

19. 2026-03-19
    price $115,500
20. 2026-03-10
    historical 1082-char remark

    Show marketing remark (1082 chars)

    Welcome to this updated and inviting double-wide modular home in the peaceful community of Malaga, located in Franklin Township, Gloucester County. Offering approximately 1100 Sq Ft of comfortable living space, this home features an open floor plan that provides a bright, spacious feel from the moment you walk in. This home is one of only a few double-wides in this community. The kitchen is updated and welcoming, with clean white cabinetry, good counter space, and a layout perfect for every day cooking, making it warm and practical. The cheerful updated flooring flows throughout, tying the home together with a fresh, clean look. This home includes three bedrooms and two full bathrooms providing plenty of room for family or guests or a home office. The primary bedroom has it's own bathroom for added convenience. Outside, you'll enjoy a pleasant set up ideal for relaxing or entertaining friends. The property is well kept overall and offers great value in desirable Gloucester County. This is an updated and comfortable home with great layout and move in ready comdition.

21. 2026-03-01
    listed $119,500 Active
22. 2026-02-27
    historical
23. 2025-12-06
    listed $124,900 Active
24. 2025-12-02
    listed $124,900 Active 1082-char remark

    Show marketing remark (1082 chars)

    Welcome to this updated and inviting double-wide modular home in the peaceful community of Malaga, located in Franklin Township, Gloucester County. Offering approximately 1100 Sq Ft of comfortable living space, this home features an open floor plan that provides a bright, spacious feel from the moment you walk in. This home is one of only a few double-wides in this community. The kitchen is updated and welcoming, with clean white cabinetry, good counter space, and a layout perfect for every day cooking, making it warm and practical. The cheerful updated flooring flows throughout, tying the home together with a fresh, clean look. This home includes three bedrooms and two full bathrooms providing plenty of room for family or guests or a home office. The primary bedroom has it's own bathroom for added convenience. Outside, you'll enjoy a pleasant set up ideal for relaxing or entertaining friends. The property is well kept overall and offers great value in desirable Gloucester County. This is an updated and comfortable home with great layout and move in ready comdition.

ⓘ 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: $16,851
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,345
• Taxable income: $2,067
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $3,279/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

-7.5% since first listed

7 events — show timeline

• 2026-03-23 Relisted — SJSRMLS
• 2026-03-19 Price Changed $115,500 BRIGHT MLS
• 2026-03-10 Listing Removed — SJSRMLS
• 2026-03-01 Listed $119,500 BRIGHT MLS
• 2026-02-27 Listing Removed — BRIGHT MLS
• 2025-12-06 Listed $124,900 BRIGHT MLS
• 2025-12-02 Listed $124,900 SJSRMLS