735 Woodside Dr · Richwood, NJ 08062

$139,900

3 bd · 1.0 ba · 1,150 sqft · Manufactured · 154 Days on market

Built 2004 $670/mo HOA · 26% of rent

---

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 +27.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this mobile home in Laux Lakeview Park. With a little TLC this would be a great place to call home.

Key facts

• Built 2004
• Listed 154 days

Property features AI

Finance

• HOA & community: Land lease of $670 per month (99 years remaining); HOA/Association fee $670 monthly

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home; Pitched shingle roof; Above-grade living space
• Construction: Vinyl siding; Estimated major remodel in 2022
• Exterior features: Driveway

Interior

• Kitchen: Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Fully carpeted; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (oil); Wall unit cooling (electric); Electric hot water
• Interior features: Eat-in kitchen
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 0.8% in Richwood — 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 63/100 on livability (#434 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Kingsway Regional School District (rural): math 29% / reading 54% proficiency, ranked #175 of 472 in NJ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: South Harrison Elementary School (math 22% / reading 47%, grade F, #582 of 1,303 statewide, top 49%, 333 students, 14% FRL); Kingsway Regional Middle School (math 27% / reading 55%, grade F, #188 of 431 statewide, top 44%, 954 students, 11% FRL); Kingsway Regional High School (math 31% / reading 51%, grade F, #180 of 399 statewide, top 46%, 1,947 students, 10% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: 148 active listings in the ZIP; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $19k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $140k implies a 1172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.85% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.53%
• DSCR: 1.56
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $3,834
• Equity at exit: $20,860

10-year hold

• IRR: 12.4%
• Equity multiple: 1.99×
• Total profit: $38,717
• Equity at exit: $12,096

Cash invested: $39,172 (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 08062

• Home prices YoY: -18.7%
• Active inventory: 148
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,590 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$670
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $409

Break-even live

Break-even rent $2,072

Max offer price $139,900

Occupancy floor 79%

Sensitivity live

Price	-10% $506	-5% $457	+0% $409	+5% $361	+10% $312
Rent	-10% $204	-5% $307	+0% $409	+5% $511	+10% $614
Rate	-1.0pp $480	-0.5pp $445	base $409	+0.5pp $373	+1.0pp $336

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $670 · $8,040/yr

Listing history 17 events

1. 2026-05-14
   status Pending
2. 2026-04-12
   status Active
3. 2026-03-31
   historical
4. 2026-03-16
   price $139,900
5. 2025-12-16
   price $149,000
6. 2025-12-16
   status Active
7. 2025-11-10
   status Pending
8. 2025-11-10
   historical
9. 2025-10-25
   listed $159,000 Active
10. 2025-10-20
    historical $159,000
11. 2018-10-30
    status Pending 109-char remark

    Show marketing remark (109 chars)

    Check out this mobile home in Laux Lakeview Park. With a little TLC this would be a great place to call home.

12. 2018-10-27
    soldstatus $11,000 Closed 109-char remark

    Show marketing remark (109 chars)

    Check out this mobile home in Laux Lakeview Park. With a little TLC this would be a great place to call home.

13. 2018-10-26
    price $12,000 109-char remark

    Show marketing remark (109 chars)

    Check out this mobile home in Laux Lakeview Park. With a little TLC this would be a great place to call home.

14. 2018-10-03
    price $17,500 109-char remark

    Show marketing remark (109 chars)

    Check out this mobile home in Laux Lakeview Park. With a little TLC this would be a great place to call home.

15. 2018-08-14
    price $19,900 109-char remark

    Show marketing remark (109 chars)

    Check out this mobile home in Laux Lakeview Park. With a little TLC this would be a great place to call home.

16. 2018-06-13
    price $22,000 109-char remark

    Show marketing remark (109 chars)

    Check out this mobile home in Laux Lakeview Park. With a little TLC this would be a great place to call home.

17. 2018-05-21
    listed $30,000 Active 109-char remark

    Show marketing remark (109 chars)

    Check out this mobile home in Laux Lakeview Park. With a little TLC this would be a great place to call home.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,077
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − HOA: −$8,040
• − Depreciation: −$4,070
• Taxable income: $3,360
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $4,102/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: Kingsway Regional School District
• NCES district ID: 3407980
• Math proficiency: 29% ▼ -27.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $108,204
• Composite: 41.2/100
• National rank: #3543
• State rank: #175 of 472 in NJ

Livability — Richwood

• Score: 63/100
• State rank: #434
• US rank: #15696

Category grades

Amenities F Commute F Cost of living F 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): 17,969

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 4% Asian 4% Two or more races 4% Black 4%
• Common ancestry: Romanian 7% Lithuanian 2% Subsaharan African 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 2% Other Asian/Pacific 1%

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: ▼ -69.12%
• Current HPI: 300.2469
• 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

+366.3% since first listed

17 events — show timeline

• 2026-05-14 Pending — BRIGHT MLS
• 2026-04-12 Relisted — BRIGHT MLS
• 2026-03-31 Listing Removed — BRIGHT MLS
• 2026-03-16 Price Changed $139,900 BRIGHT MLS
• 2025-12-16 Price Changed $149,000 BRIGHT MLS
• 2025-12-16 Relisted — BRIGHT MLS
• 2025-11-10 Pending — BRIGHT MLS
• 2025-11-10 Listing Removed — BRIGHT MLS
• 2025-10-25 Listed $159,000 BRIGHT MLS
• 2025-10-20 Coming Soon $159,000 BRIGHT MLS
• 2018-10-30 Pending — BRIGHT MLS
• 2018-10-27 Sold (MLS) $11,000 BRIGHT MLS
• 2018-10-26 Price Changed $12,000 BRIGHT MLS
• 2018-10-03 Price Changed $17,500 BRIGHT MLS
• 2018-08-14 Price Changed $19,900 BRIGHT MLS
• 2018-06-13 Price Changed $22,000 BRIGHT MLS
• 2018-05-21 Listed $30,000 BRIGHT MLS