8 Cardinal · Egg Harbor City, NJ 08215

$157,500

2 bd · 2.0 ba · 1,104 sqft · Manufactured · 18 Days on market

Built 1987 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy luxury, leisure & tax free living in Desirable Mullica Woods a 55+ community! Absolutely no stone was left unturned in the stunning 2024 renovation of this beautiful 2-bedroom, 2-bathroom home! Forget the stress of moving—this thoughtfully renovated and furnished residence is move-in ready. Enjoy peace of mind with a new roof, mechanicals, and water heater. Step inside and be impressed by the bright, open space featuring high ceilings, professionally installed custom blinds, and all-new luxury vinyl plank flooring (including the subfloor) throughout. The heart of the home is a beautiful kitchen boasting white shaker cabinets, quartz countertops, and brand-new stainless steel appliances, including a gas range with an air fryer. The spa-like bathrooms feature meticulous tile work, with the primary suite offering a walk-in shower and a standalone soaking bathtub for ultimate relaxation. Storage is abundant with walk-in closets, a pantry, and an exterior shed. Additional upgrades include new window casings, trim, modern light fixtures, and completed electrical and plumbing updates. A separate laundry/mudroom houses a new washer and dryer. Outside, enjoy your morning coffee on the front porch. The Mullica Woods community provides fantastic amenities, including a clubhouse with a pool table and a refreshing inground pool. This opportunity for turnkey luxury does not come around often! Comes furnished with minor exclusions. You do not want to miss this!

Key facts

• 2024 renovation
• New water heater
• High ceilings

Tags

• 2024 RENOVATION
• NEW ROOF
• NEW MECHANICALS
• NEW WATER HEATER
• BRIGHT OPEN SPACE
• HIGH CEILINGS

Property features AI

Finance

• Other: Not located in a federal flood zone; Pets allowed (dogs and cats OK)
• HOA & community: Monthly HOA that covers all ground fee, common area maintenance, pool(s), recreation facility, road maintenance, sewer, water, trash, and taxes; Community amenities include club house, community center, billiard room, outdoor pool and retirement community features

Exterior

• Parking: Concrete driveway with 2 driveway spaces (2 total garage/parking spaces)
• Utilities: Community water; Community septic tank; Natural gas available (heating and hot water); Electric available; Cable TV available
• Home design: Manufactured double-wide home; Estimated built/major remodel in 2024; Listed in a 55+ senior community
• Construction: Vinyl siding; Shingle roof; Above-grade structure
• Exterior features: Porch(es); Secure storage; Community pool (fenced, in-ground)

Interior

• Kitchen: Built-in range; Gas oven/range; Self-cleaning oven; Range hood; Microwave; Stainless steel appliances; Refrigerator; Gourmet kitchen with island; Pantry
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Luxury vinyl plank
• Bathrooms: 2 full bathrooms (including main level full baths)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Open floor plan; Cathedral ceilings; Soaking tub; Stall shower / Walk-in shower; Breakfast area; Combination kitchen/dining and kitchen/living spaces; Dining area; Family room off kitchen; Gourmet kitchen with island; Pantry; Master bath(s); Upgraded countertops; Walk-in closet(s); Window treatments; Storm door(s)
• Laundry & utility: Washer and dryer in unit; Water heater included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $158k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $155k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 5.7% in Egg Harbor City — 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 66/100 on livability (#353 in NJ) — a middle-class / working-renter tenant base. Strengths: health & safety A, housing B+, crime B; Watch: employment D, schools F, amenities F.
• Greater Egg Harbor Regional High School District (suburban): math 16% / reading 49% proficiency, ranked #319 of 472 in NJ (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 78 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• This rent runs 34% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Atlantic County population projected at -12% 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 $44k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 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 $155,137 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.46% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.89%
• DSCR: 1.88
• GRM: 5.7

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: 12.0%
• Equity multiple: 1.48×
• Total profit: $21,062
• Equity at exit: $23,484

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $78,421
• Equity at exit: $13,618

Cash invested: $44,100 (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 08215

• Home prices YoY: -22.4%
• Active inventory: 78
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,303 medium
• Mortgage (P&I): −$826
• Tax est. 1.5%: −$197 /mo · $2,362/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $731

Break-even live

Break-even rent $1,378

Max offer price $157,500

Occupancy floor 63%

Sensitivity live

Price	-10% $840	-5% $785	+0% $731	+5% $676	+10% $622
Rent	-10% $549	-5% $640	+0% $731	+5% $822	+10% $913
Rate	-1.0pp $810	-0.5pp $771	base $731	+0.5pp $690	+1.0pp $649

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
541 Philadelphia Ave Egg Harbor City, NJ	2.0	1.0	750	$1,700	$2.27	13d	1	1.13mi
340 Chicago Ave Egg Harbor City, NJ	3.0	1.0	1176	$2,200	$1.87	14d	1	1.49mi

Listing history 24 events

1. 2026-06-19
   days on market $157,500 Active 18 DOM
2. 2026-06-18
   days on market $157,500 Active 17 DOM
3. 2026-06-17
   days on market $157,500 Active 16 DOM
4. 2026-06-16
   days on market $157,500 Active 15 DOM
5. 2026-06-15
   days on market $157,500 Active 14 DOM
6. 2026-06-14
   days on market $157,500 Active 12 DOM
7. 2026-06-13
   days on market $157,500 Active 11 DOM
8. 2026-06-10
   days on market $157,500 Active 9 DOM
9. 2026-06-09
   days on market $157,500 Active 8 DOM
10. 2026-06-08
    days on market $157,500 Active 7 DOM
11. 2026-06-07
    days on market $157,500 Active 6 DOM
12. 2026-06-05
    days on market $157,500 Active 3 DOM
13. 2026-06-03
    days on market $157,500 Active 2 DOM
14. 2026-06-02
    pricedays on marketlisting id $157,500 Active 1 DOM
15. 2026-06-01
    days on market $160,000 Active 94 DOM

    Show marketing remark (1488 chars)

    Enjoy luxury, leisure & tax free living in Desirable Mullica Woods a 55+ community! Absolutely no stone was left unturned in the stunning 2024 renovation of this beautiful 2-bedroom, 2-bathroom home! Forget the stress of moving—this thoughtfully renovated and furnished residence is move-in ready. Enjoy peace of mind with a new roof, mechanicals, and water heater. Step inside and be impressed by the bright, open space featuring high ceilings, professionally installed custom blinds, and all-new luxury vinyl plank flooring (including the subfloor) throughout. The heart of the home is a beautiful kitchen boasting white shaker cabinets, quartz countertops, and brand-new stainless steel appliances, including a gas range with an air fryer. The spa-like bathrooms feature meticulous tile work, with the primary suite offering a walk-in shower and a standalone soaking bathtub for ultimate relaxation. Storage is abundant with walk-in closets, a pantry, and an exterior shed. Additional upgrades include new window casings, trim, modern light fixtures, and completed electrical and plumbing updates. A separate laundry/mudroom houses a new washer and dryer. Outside, enjoy your morning coffee on the front porch. The Mullica Woods community provides fantastic amenities, including a clubhouse with a pool table and a refreshing inground pool. This opportunity for turnkey luxury does not come around often! Comes furnished with minor exclusions. You do not want to miss this!

16. 2026-05-31
    days on market $160,000 Active 93 DOM
17. 2026-05-30
    days on market $160,000 Active 92 DOM
18. 2026-03-20
    price $160,000 1488-char remark

    Show marketing remark (1488 chars)

    Enjoy luxury, leisure & tax free living in Desirable Mullica Woods a 55+ community! Absolutely no stone was left unturned in the stunning 2024 renovation of this beautiful 2-bedroom, 2-bathroom home! Forget the stress of moving—this thoughtfully renovated and furnished residence is move-in ready. Enjoy peace of mind with a new roof, mechanicals, and water heater. Step inside and be impressed by the bright, open space featuring high ceilings, professionally installed custom blinds, and all-new luxury vinyl plank flooring (including the subfloor) throughout. The heart of the home is a beautiful kitchen boasting white shaker cabinets, quartz countertops, and brand-new stainless steel appliances, including a gas range with an air fryer. The spa-like bathrooms feature meticulous tile work, with the primary suite offering a walk-in shower and a standalone soaking bathtub for ultimate relaxation. Storage is abundant with walk-in closets, a pantry, and an exterior shed. Additional upgrades include new window casings, trim, modern light fixtures, and completed electrical and plumbing updates. A separate laundry/mudroom houses a new washer and dryer. Outside, enjoy your morning coffee on the front porch. The Mullica Woods community provides fantastic amenities, including a clubhouse with a pool table and a refreshing inground pool. This opportunity for turnkey luxury does not come around often! Comes furnished with minor exclusions. You do not want to miss this!

19. 2026-03-20
    price $160,000 1488-char remark

    Show marketing remark (1488 chars)

    Enjoy luxury, leisure & tax free living in Desirable Mullica Woods a 55+ community! Absolutely no stone was left unturned in the stunning 2024 renovation of this beautiful 2-bedroom, 2-bathroom home! Forget the stress of moving—this thoughtfully renovated and furnished residence is move-in ready. Enjoy peace of mind with a new roof, mechanicals, and water heater. Step inside and be impressed by the bright, open space featuring high ceilings, professionally installed custom blinds, and all-new luxury vinyl plank flooring (including the subfloor) throughout. The heart of the home is a beautiful kitchen boasting white shaker cabinets, quartz countertops, and brand-new stainless steel appliances, including a gas range with an air fryer. The spa-like bathrooms feature meticulous tile work, with the primary suite offering a walk-in shower and a standalone soaking bathtub for ultimate relaxation. Storage is abundant with walk-in closets, a pantry, and an exterior shed. Additional upgrades include new window casings, trim, modern light fixtures, and completed electrical and plumbing updates. A separate laundry/mudroom houses a new washer and dryer. Outside, enjoy your morning coffee on the front porch. The Mullica Woods community provides fantastic amenities, including a clubhouse with a pool table and a refreshing inground pool. This opportunity for turnkey luxury does not come around often! Comes furnished with minor exclusions. You do not want to miss this!

20. 2026-02-27
    listed $165,000 Active 1488-char remark

    Show marketing remark (1488 chars)

    Enjoy luxury, leisure & tax free living in Desirable Mullica Woods a 55+ community! Absolutely no stone was left unturned in the stunning 2024 renovation of this beautiful 2-bedroom, 2-bathroom home! Forget the stress of moving—this thoughtfully renovated and furnished residence is move-in ready. Enjoy peace of mind with a new roof, mechanicals, and water heater. Step inside and be impressed by the bright, open space featuring high ceilings, professionally installed custom blinds, and all-new luxury vinyl plank flooring (including the subfloor) throughout. The heart of the home is a beautiful kitchen boasting white shaker cabinets, quartz countertops, and brand-new stainless steel appliances, including a gas range with an air fryer. The spa-like bathrooms feature meticulous tile work, with the primary suite offering a walk-in shower and a standalone soaking bathtub for ultimate relaxation. Storage is abundant with walk-in closets, a pantry, and an exterior shed. Additional upgrades include new window casings, trim, modern light fixtures, and completed electrical and plumbing updates. A separate laundry/mudroom houses a new washer and dryer. Outside, enjoy your morning coffee on the front porch. The Mullica Woods community provides fantastic amenities, including a clubhouse with a pool table and a refreshing inground pool. This opportunity for turnkey luxury does not come around often! Comes furnished with minor exclusions. You do not want to miss this!

21. 2026-02-27
    listed $165,000 Active 1488-char remark

    Show marketing remark (1488 chars)

    Enjoy luxury, leisure & tax free living in Desirable Mullica Woods a 55+ community! Absolutely no stone was left unturned in the stunning 2024 renovation of this beautiful 2-bedroom, 2-bathroom home! Forget the stress of moving—this thoughtfully renovated and furnished residence is move-in ready. Enjoy peace of mind with a new roof, mechanicals, and water heater. Step inside and be impressed by the bright, open space featuring high ceilings, professionally installed custom blinds, and all-new luxury vinyl plank flooring (including the subfloor) throughout. The heart of the home is a beautiful kitchen boasting white shaker cabinets, quartz countertops, and brand-new stainless steel appliances, including a gas range with an air fryer. The spa-like bathrooms feature meticulous tile work, with the primary suite offering a walk-in shower and a standalone soaking bathtub for ultimate relaxation. Storage is abundant with walk-in closets, a pantry, and an exterior shed. Additional upgrades include new window casings, trim, modern light fixtures, and completed electrical and plumbing updates. A separate laundry/mudroom houses a new washer and dryer. Outside, enjoy your morning coffee on the front porch. The Mullica Woods community provides fantastic amenities, including a clubhouse with a pool table and a refreshing inground pool. This opportunity for turnkey luxury does not come around often! Comes furnished with minor exclusions. You do not want to miss this!

22. 2025-11-10
    soldstatus $160,000 Sold
23. 2025-08-14
    historical Under Contract
24. 2025-06-05
    listed $149,000 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: $27,635
• − Mortgage interest: −$8,822
• − Property taxes: −$2,362
• − Insurance: −$788
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − Depreciation: −$4,582
• Taxable income: $6,659
• Est. tax owed @ 24.0%: −$1,598
• After-tax cash flow: $7,172/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 move-in ready manufactured home in Mullica Woods features a stunning 2024 renovation with new kitchen, bath, roof, siding, flooring, and systems. It's in excellent condition and ready for immediate occupancy.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both painting — refreshes the home's appearance
• Both landscaping — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both painting — refreshes the home's appearance ↑
• Both landscaping — improves curb appeal and adds 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: Greater Egg Harbor Regional High School District
• NCES district ID: 3406060
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $58,324
• Composite: 28.94/100
• National rank: #6629
• State rank: #319 of 472 in NJ

Livability — Egg Harbor City

• Score: 66/100
• State rank: #353
• US rank: #11600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Atlantic County · 143,611 people
• City population: 13,545
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 13,545
• Household income: $80,893
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 484.0

Population outlook (Atlantic County) Hauer SSP2

• Today (2025): 268,948 people
• By 2030: 264,497 · -1.7%
• By 2040: 252,261 · -6.2%
• By 2050: 237,846 · -11.6%
• By 2075: 210,650 · -21.7%
• By 2100: 180,234 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 19% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 6% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Atlantic

• 2024 margin: Toss-up / Even · D 47.7% · R 50.7% · Other 1.6%
• 2008→2024 swing: -18.1pp toward R · 2008: 15.1pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+6.7 2016: D+6.2 2012: D+17.2 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.92%
• Current HPI: 267.2078
• Rent YoY: —
• Metro: Atlantic City-Hammonton, NJ
• 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

+5.7% since first listed

11 events — show timeline

• 2026-06-01 Listing Removed — BRIGHT MLS
• 2026-06-01 Listed $157,500 BRIGHT MLS
• 2026-06-01 Listed $157,500 SJSRMLS
• 2026-06-01 Listing Removed — SJSRMLS
• 2026-03-20 Price Changed $160,000 SJSRMLS
• 2026-03-20 Price Changed $160,000 BRIGHT MLS
• 2026-02-27 Listed $165,000 BRIGHT MLS
• 2026-02-27 Listed $165,000 SJSRMLS
• 2025-11-10 Sold (MLS) $160,000 SJSRMLS
• 2025-08-14 Contingent — SJSRMLS
• 2025-06-05 Listed $149,000 SJSRMLS