260 Marshall Mill Rd #121 · Malaga, NJ 08328

$149,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 93 Days on market

Built 2026 Good condition

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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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• 1% rule +6.5/10.0
• Condition / age +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

Brand new 3-bedroom, 2-bathroom home located at 260 Marshall Mill Rd #121 in Malaga, NJ. This property features high ceilings that create an open and spacious feel throughout the living areas. The layout supports comfortable everyday living with a clean and modern design. The home includes a 1-year warranty, which provides added value and peace of mind for the new owner. Move-in ready with updated finishes and a functional floor plan. Schedule your showing to see this new construction home.

Key facts

• Built 2026
• Listed 92 days

Property features AI

Finance

• Other: Pets allowed with breed restrictions and case-by-case approval
• HOA & community: Land lease with $895 monthly fee; 99 years remaining on land lease

Exterior

• Parking: Other parking
• Utilities: Public water; Public septic
• Home design: Manufactured home; Double wide; Construction not completed; Excellent property condition
• Construction: Combination construction materials; Above-grade other structures
• Exterior features: Not in a federal flood zone; Irrigation water rights; Tidal water: No

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: 90% forced air heating; Propane (leased) heating fuel; Electric hot water
• Interior features: Estimated living area; No basement; Two or more access exits
• Laundry & utility: Laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (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 $6k of equity ($1k loan paydown + $5k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 93 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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: 1.15% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.27%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $410,816
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 Malaga Park Dr	0.45mi	3/2.0	1,392 (-11%)	14mo	$365,000	$262	48

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: 17.2%
• Equity multiple: 2.00×
• Total profit: $41,912
• Equity at exit: $70,618

10-year hold

• IRR: 18.4%
• Equity multiple: 3.79×
• Total profit: $116,342
• Equity at exit: $111,734

Cash invested: $41,720 (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 08328

• Home prices YoY: 1.1%
• Active inventory: 15
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $322

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 76%

Sensitivity live

Price	-10% $425	-5% $374	+0% $322	+5% $271	+10% $219
Rent	-10% $187	-5% $255	+0% $322	+5% $390	+10% $458
Rate	-1.0pp $397	-0.5pp $360	base $322	+0.5pp $284	+1.0pp $244

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $149,000 Active 93 DOM
2. 2026-06-19
   days on market $149,000 Active 91 DOM
3. 2026-06-18
   days on market $149,000 Active 90 DOM
4. 2026-06-17
   days on market $149,000 Active 89 DOM
5. 2026-06-16
   days on market $149,000 Active 88 DOM
6. 2026-06-15
   days on market $149,000 Active 87 DOM
7. 2026-06-13
   days on market $149,000 Active 85 DOM
8. 2026-06-13
   days on market $149,000 Active 84 DOM
9. 2026-06-10
   days on market $149,000 Active 82 DOM
10. 2026-06-09
    days on market $149,000 Active 81 DOM
11. 2026-06-08
    days on market $149,000 Active 80 DOM
12. 2026-06-07
    days on market $149,000 Active 79 DOM
13. 2026-06-04
    days on market $149,000 Active 76 DOM
14. 2026-06-03
    days on market $149,000 Active 75 DOM
15. 2026-06-02
    days on market $149,000 Active 74 DOM
16. 2026-06-01
    days on market $149,000 Active 73 DOM
17. 2026-05-31
    days on market $149,000 Active 72 DOM
18. 2026-03-20
    listed $149,000 Active
19. 2026-03-19
    historical $149,000

ⓘ 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: $20,538
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$4,335
• Taxable income: $1,591
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $3,487/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 None rehab

This move-in ready home features new finishes and a functional floor plan, making it an excellent investment opportunity.

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal and can add value.
• Both Landscaping improvements — Improves curb appeal and can add value.
• Rental Adding a small shed or storage unit — Can increase rental income by providing additional storage space.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Enhances curb appeal and can add value. ↑
• Both Landscaping improvements — Improves curb appeal and can add value. ↑
• Rental Adding a small shed or storage unit — Can increase rental income by providing additional storage space. ↑

ⓘ 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: 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

+0.0% since first listed

2 events — show timeline

• 2026-03-20 Listed $149,000 BRIGHT MLS
• 2026-03-19 Coming Soon $149,000 BRIGHT MLS