1530 N Tuckahoe Rd · Williamstown, NJ 08094

$140,000

2 bd · 1.0 ba · 584 sqft · Manufactured public records · 102 Days on market

Built 1967 0.46 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors or a home for yourself. FOR YOU-If this one is for YOU to reside in, then here is your chance for some inexpensive living with a little arm room from neighbors. This 2 bedroom 1 bath mobile home has some recent upgrades to the kitchen and bath. Is roomy enough for you spread out and relax without the high costs of lot rent. Sits on a nice size lot directly across from the Cross Keys Airport. Have your coffee in the morning and watch the planes take off and land. In the afternoon enjoy the sight of sky divers floating from the sky. INVESTOR- If you are an INVESTOR, then here is your chance to have an low cost rental unit. Home and land are being conveyed AS/IS, home has a Cesspool, and it is the buyers responsibility for all inspections and repairs.

Key facts

• Updated electrical
• Newer roof
• Mini-split systems

Tags

• NEWER ROOF
• INSTANT HOT WATER HEATER
• MINI-SPLIT SYSTEMS
• UPDATED ELECTRICAL
• WASHER DRYER HOOKUPS

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Driveway
• Utilities: Well water; Cesspool sewer
• Home design: Mobile home (pre-1976)
• Construction: Metal siding; Building not winterized
• Exterior features: Not in a federal flood zone; Shed on the property; No tidal water

Interior

• Kitchen: Instant hot water
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating (electric); Ductless / mini-split cooling (electric)
• Interior features: Estimated living area; Two or more access exits; Electric fireplace (1)
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 4.9% in Williamstown — 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 69/100 on livability (#289 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Williamstown High School (math 21% / reading 50%, grade F, #234 of 399 statewide, top 59%, 1,782 students, 26% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 268 active listings in the ZIP; solid renter incomes; 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 $968 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago 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.
• Current owner paid $42k; list at $140k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.54% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $35,624
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Maryland Ave	0.46mi	2/1.0	624 (+7%)	9mo	$38,000	$61	60

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: 13.9%
• Equity multiple: 1.56×
• Total profit: $21,772
• Equity at exit: $20,874

10-year hold

• IRR: 22.7%
• Equity multiple: 2.95×
• Total profit: $76,362
• Equity at exit: $12,105

Cash invested: $39,200 (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 08094

• Active inventory: 268
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$214 /mo · $2,570/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $697

Break-even live

Break-even rent $1,274

Max offer price $140,000

Occupancy floor 63%

Sensitivity live

Price	-10% $776	-5% $737	+0% $697	+5% $658	+10% $618
Rent	-10% $527	-5% $612	+0% $697	+5% $782	+10% $868
Rate	-1.0pp $768	-0.5pp $733	base $697	+0.5pp $661	+1.0pp $624

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $140,000 Active 102 DOM
2. 2026-06-17
   days on market $140,000 Active 101 DOM
3. 2026-06-16
   days on market $140,000 Active 100 DOM
4. 2026-06-15
   days on market $140,000 Active 99 DOM
5. 2026-06-13
   days on market $140,000 Active 97 DOM
6. 2026-06-09
   days on market $140,000 Active 93 DOM
7. 2026-06-08
   days on market $140,000 Active 92 DOM
8. 2026-06-07
   days on market $140,000 Active 91 DOM
9. 2026-06-04
   days on market $140,000 Active 88 DOM
10. 2026-06-03
    days on market $140,000 Active 87 DOM
11. 2026-06-02
    days on market $140,000 Active 86 DOM
12. 2026-06-01
    days on market $140,000 Active 85 DOM
13. 2026-05-31
    days on market $140,000 Active 84 DOM
14. 2026-03-08
    listed $140,000 Active
15. 2021-11-11
    soldstatus $42,500 Closed 769-char remark

    Show marketing remark (769 chars)

    Investors or a home for yourself. FOR YOU-If this one is for YOU to reside in, then here is your chance for some inexpensive living with a little arm room from neighbors. This 2 bedroom 1 bath mobile home has some recent upgrades to the kitchen and bath. Is roomy enough for you spread out and relax without the high costs of lot rent. Sits on a nice size lot directly across from the Cross Keys Airport. Have your coffee in the morning and watch the planes take off and land. In the afternoon enjoy the sight of sky divers floating from the sky. INVESTOR- If you are an INVESTOR, then here is your chance to have an low cost rental unit. Home and land are being conveyed AS/IS, home has a Cesspool, and it is the buyers responsibility for all inspections and repairs.

16. 2021-10-16
    status Pending 769-char remark

    Show marketing remark (769 chars)

    Investors or a home for yourself. FOR YOU-If this one is for YOU to reside in, then here is your chance for some inexpensive living with a little arm room from neighbors. This 2 bedroom 1 bath mobile home has some recent upgrades to the kitchen and bath. Is roomy enough for you spread out and relax without the high costs of lot rent. Sits on a nice size lot directly across from the Cross Keys Airport. Have your coffee in the morning and watch the planes take off and land. In the afternoon enjoy the sight of sky divers floating from the sky. INVESTOR- If you are an INVESTOR, then here is your chance to have an low cost rental unit. Home and land are being conveyed AS/IS, home has a Cesspool, and it is the buyers responsibility for all inspections and repairs.

17. 2021-10-05
    price $40,000 769-char remark

    Show marketing remark (769 chars)

    Investors or a home for yourself. FOR YOU-If this one is for YOU to reside in, then here is your chance for some inexpensive living with a little arm room from neighbors. This 2 bedroom 1 bath mobile home has some recent upgrades to the kitchen and bath. Is roomy enough for you spread out and relax without the high costs of lot rent. Sits on a nice size lot directly across from the Cross Keys Airport. Have your coffee in the morning and watch the planes take off and land. In the afternoon enjoy the sight of sky divers floating from the sky. INVESTOR- If you are an INVESTOR, then here is your chance to have an low cost rental unit. Home and land are being conveyed AS/IS, home has a Cesspool, and it is the buyers responsibility for all inspections and repairs.

18. 2021-10-05
    status Active 769-char remark

    Show marketing remark (769 chars)

    Investors or a home for yourself. FOR YOU-If this one is for YOU to reside in, then here is your chance for some inexpensive living with a little arm room from neighbors. This 2 bedroom 1 bath mobile home has some recent upgrades to the kitchen and bath. Is roomy enough for you spread out and relax without the high costs of lot rent. Sits on a nice size lot directly across from the Cross Keys Airport. Have your coffee in the morning and watch the planes take off and land. In the afternoon enjoy the sight of sky divers floating from the sky. INVESTOR- If you are an INVESTOR, then here is your chance to have an low cost rental unit. Home and land are being conveyed AS/IS, home has a Cesspool, and it is the buyers responsibility for all inspections and repairs.

19. 2021-09-30
    historical 769-char remark

    Show marketing remark (769 chars)

    Investors or a home for yourself. FOR YOU-If this one is for YOU to reside in, then here is your chance for some inexpensive living with a little arm room from neighbors. This 2 bedroom 1 bath mobile home has some recent upgrades to the kitchen and bath. Is roomy enough for you spread out and relax without the high costs of lot rent. Sits on a nice size lot directly across from the Cross Keys Airport. Have your coffee in the morning and watch the planes take off and land. In the afternoon enjoy the sight of sky divers floating from the sky. INVESTOR- If you are an INVESTOR, then here is your chance to have an low cost rental unit. Home and land are being conveyed AS/IS, home has a Cesspool, and it is the buyers responsibility for all inspections and repairs.

20. 2021-08-26
    price $50,000 769-char remark

    Show marketing remark (769 chars)

    Investors or a home for yourself. FOR YOU-If this one is for YOU to reside in, then here is your chance for some inexpensive living with a little arm room from neighbors. This 2 bedroom 1 bath mobile home has some recent upgrades to the kitchen and bath. Is roomy enough for you spread out and relax without the high costs of lot rent. Sits on a nice size lot directly across from the Cross Keys Airport. Have your coffee in the morning and watch the planes take off and land. In the afternoon enjoy the sight of sky divers floating from the sky. INVESTOR- If you are an INVESTOR, then here is your chance to have an low cost rental unit. Home and land are being conveyed AS/IS, home has a Cesspool, and it is the buyers responsibility for all inspections and repairs.

21. 2020-10-04
    listed $70,000 Active 769-char remark

    Show marketing remark (769 chars)

    Investors or a home for yourself. FOR YOU-If this one is for YOU to reside in, then here is your chance for some inexpensive living with a little arm room from neighbors. This 2 bedroom 1 bath mobile home has some recent upgrades to the kitchen and bath. Is roomy enough for you spread out and relax without the high costs of lot rent. Sits on a nice size lot directly across from the Cross Keys Airport. Have your coffee in the morning and watch the planes take off and land. In the afternoon enjoy the sight of sky divers floating from the sky. INVESTOR- If you are an INVESTOR, then here is your chance to have an low cost rental unit. Home and land are being conveyed AS/IS, home has a Cesspool, and it is the buyers responsibility for all inspections and repairs.

22. 2005-04-15
    historical
23. 2004-11-15
    listed $59,900

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

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $2,570 · $214/mo
• Projected year-2 tax: $3,028 · $252/mo
• Expected delta: +$458/yr (+$38/mo · 17.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,881
• − Mortgage interest: −$7,842
• − Property taxes: −$2,570
• − Insurance: −$700
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$4,073
• Taxable income: $6,555
• Est. tax owed @ 24.0%: −$1,573
• After-tax cash flow: $6,792/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Williamstown

• Score: 69/100
• State rank: #289
• US rank: #8603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 41,595
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 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: ▼ -213.12%
• Current HPI: 278.3849
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+133.7% since first listed

10 events — show timeline

• 2026-03-08 Listed $140,000 BRIGHT MLS
• 2021-11-11 Sold (MLS) $42,500 BRIGHT MLS
• 2021-10-16 Pending — BRIGHT MLS
• 2021-10-05 Price Changed $40,000 BRIGHT MLS
• 2021-10-05 Relisted — BRIGHT MLS
• 2021-09-30 Listing Removed — BRIGHT MLS
• 2021-08-26 Price Changed $50,000 BRIGHT MLS
• 2020-10-04 Listed $70,000 BRIGHT MLS
• 2005-04-15 Listing Removed — BRIGHT MLS
• 2004-11-15 Listed $59,900 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2025): $2,570 · +2.9% YoY. Source: county tax records.