23 Briarwood Ln · Rosenhayn, NJ 08318

$99,000

2 bd · 1.0 ba · 784 sqft · SingleFamily · 160 Days on market

Built 2024 ↓ 17% since listing

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOWEST-PRICED BRAND-NEW HOME IN HOLLY TREE ACRES — MOVE-IN READY NOW! Own a brand-new home without the high price tag. This thoughtfully designed 2-bedroom home offers a smart, efficient layout with modern finishes and easy low-maintenance living. The open kitchen includes a stainless steel appliance package (with dishwasher) and flows directly into a comfortable living area, creating a bright and inviting space. Bedrooms are positioned for privacy, making the home feel functional and well laid out. Includes a 1-year builder warranty for peace of mind from day one. Estimated purchase terms starting around $4,950 down and approx. $870/month (subject to credit approval). Located in Hol

Key facts

• Private master suite
• Open layout
• Large living room

Tags

• PRIVATE MASTER SUITE
• OPEN LAYOUT
• LARGE LIVING ROOM
• 1 YEAR BUILDERS WARRANTY
• LOW MAINTENANCE LIVING

Property features AI

Finance

• Other: Property condition listed as excellent; Year built estimated
• Financial info: Land lease: $865 monthly; Land lease years remaining: 1; Ground rent exists; 1 year remaining; Annual ground rent listed in income/expense

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Natural gas heating fuel; Electric hot water; Community water; Community septic tank
• Home design: Manufactured property; Single-wide modular/manufactured home; 14 ft. width
• Construction: Shingle roof; Construction not completed
• Exterior features: Above-grade other structures

Interior

• Kitchen: Built-in range; Built-in microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Natural gas cooling fuel
• Interior features: Tub/shower
• Laundry & utility: Main-floor laundry hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#401 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: cost of living C-, schools F, amenities F.
• Pittsgrove Township School District (rural): math 18% / reading 48% proficiency, ranked #295 of 472 in NJ (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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. 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?
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: 1.26% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.10%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $61,936
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Briarwood Ln	0.04mi	2/1.0	900 (+15%)	5mo	$71,500	$79	69

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,243
• Equity at exit: $14,761

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $27,710
• Equity at exit: $8,560

Cash invested: $27,720 (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 08318

• Home prices YoY: -16.6%
• Active inventory: 79
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $303

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 71%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $99,000 Active 160 DOM
2. 2026-06-18
   days on market $99,000 Active 159 DOM
3. 2026-06-17
   days on market $99,000 Active 158 DOM
4. 2026-06-16
   days on market $99,000 Active 157 DOM
5. 2026-06-15
   days on market $99,000 Active 156 DOM
6. 2026-06-14
   days on market $99,000 Active 154 DOM
7. 2026-06-13
   days on market $99,000 Active 153 DOM
8. 2026-06-10
   days on market $99,000 Active 151 DOM
9. 2026-06-09
   days on market $99,000 Active 150 DOM
10. 2026-06-08
    days on market $99,000 Active 149 DOM
11. 2026-06-07
    days on market $99,000 Active 148 DOM
12. 2026-06-05
    days on market $99,000 Active 145 DOM
13. 2026-06-02
    days on market $99,000 Active 143 DOM
14. 2026-06-01
    days on market $99,000 Active 142 DOM
15. 2026-05-31
    days on market $99,000 Active 141 DOM
16. 2026-05-30
    days on market $99,000 Active 140 DOM
17. 2026-04-27
    price $99,000
18. 2026-03-25
    price $105,000
19. 2026-03-05
    price $109,000
20. 2026-02-17
    price $114,900
21. 2026-01-10
    listed $119,000 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: $14,987
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$2,880
• Taxable income: $2,184
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $3,106/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: Pittsgrove Township School District
• NCES district ID: 3413110
• Math proficiency: 18% ▼ -22.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $71,126
• Composite: 30.59/100
• National rank: #6201
• State rank: #295 of 472 in NJ

Livability — Rosenhayn

• Score: 64/100
• State rank: #401
• US rank: #13944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 224
• Population (ZIP): 12,149

Population outlook (Salem County) Hauer SSP2

• Today (2025): 59,905 people
• By 2030: 57,351 · -4.3%
• By 2040: 51,837 · -13.5%
• By 2050: 46,356 · -22.6%
• By 2075: 36,452 · -39.2%
• By 2100: 28,907 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Black 7% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Lithuanian 3% Romanian 3% Serbian 1%
• Foreign-born: 1%
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Salem

• 2024 margin: R (+19.2) · D 39.6% · R 58.8% · Other 1.6%
• 2008→2024 swing: -23.1pp toward R · 2008: 3.9pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+12.8 2016: R+15.4 2012: D+0.8 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.68%
• Current HPI: 284.9025
• 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

-16.8% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $99,000 BRIGHT MLS
• 2026-03-25 Price Changed $105,000 BRIGHT MLS
• 2026-03-05 Price Changed $109,000 BRIGHT MLS
• 2026-02-17 Price Changed $114,900 BRIGHT MLS
• 2026-01-10 Listed $119,000 BRIGHT MLS