443 Priscilla Ln · Buena, NJ 08310

$130,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 209 Days on market

Built 1987 $93/sqft · 42% above area Est $91k · 42% over

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• Appreciation +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Seller Concession for upgrades/repairs. Buyer Agent Bonus. Welcome to Cranberry Run, a desirable 55+ community! This well-kept doublewide home offers 3 bedrooms, each with walk-in closets, and 2 full baths, providing comfort and convenience throughout. You’ll find abundant storage thoughtfully placed across the home. Step through the front door into an open-concept living room that flows into the dining room, complete with a charming built-in hutch. To the right is the spacious kitchen. One bedroom and a full bath are located on this side of the home, along with the laundry room, which offers direct access to the carport. Moving down the hall, you’ll find a versatile second bedroom or office, a second full bathroom, a large hall closet, and the private third bedroom. This home offers plenty of space to downsize comfortably without sacrificing room to live and still host Bonus Features: Brand-new central A/C and hot water system, 5 years remaining on the roof warranty. Residents of Cranberry Run enjoy a relaxed lifestyle with a monthly lot fee that includes access to the community clubhouse, which features a kitchen for events, a workout room, library, and social gathering spaces. Additional amenities include two scenic ponds, a dog park, snow removal, water, sewer, and more, making for easy, low-maintenance living. Ideally located for convenience, the community offers easy access to Philadelphia, Atlantic City, and New York City, giving you the perfect balance of peaceful country surroundings and proximity to major destinations. A wonderful opportunity in a truly welcoming 55+ community!

Key facts

• Spacious kitchen
• Walk-in closets
• Built-in hutch

Tags

• WALK-IN CLOSETS
• OPEN-CONCEPT LIVING ROOM
• BUILT-IN HUTCH
• SPACIOUS KITCHEN
• DIRECT ACCESS TO CARPORT
• VERSATILE SECOND BEDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.7% in Buena — 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 58/100 on livability (#501 in NJ) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Buena Regional School District (rural): math 11% / reading 30% proficiency, ranked #425 of 472 in NJ (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 27 active listings in the ZIP; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $50k; list at $130k implies a 160% gain — meaningful room to come down on a strong offer.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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: 1.23% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $91,321
• List price: $130,000
• Delta: 42.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Country Ln	0.13mi	2/2.0 (-1)	1,400 (0%)	21mo	$129,000	$92	71

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,062
• Equity at exit: $19,383

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $31,642
• Equity at exit: $11,240

Cash invested: $36,400 (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 08310

• Home prices YoY: -1.0%
• Active inventory: 27
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $363

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 72%

Sensitivity live

Price	-10% $453	-5% $408	+0% $363	+5% $318	+10% $273
Rent	-10% $237	-5% $300	+0% $363	+5% $426	+10% $489
Rate	-1.0pp $428	-0.5pp $396	base $363	+0.5pp $329	+1.0pp $295

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $130,000 Active 209 DOM
2. 2026-06-19
   days on market $130,000 Active 207 DOM
3. 2026-06-18
   days on market $130,000 Active 206 DOM
4. 2026-06-17
   days on market $130,000 Active 205 DOM
5. 2026-06-16
   days on market $130,000 Active 204 DOM
6. 2026-06-15
   days on market $130,000 Active 203 DOM
7. 2026-06-14
   days on market $130,000 Active 201 DOM
8. 2026-06-13
   days on market $130,000 Active 200 DOM
9. 2026-06-10
   days on market $130,000 Active 198 DOM
10. 2026-06-09
    days on market $130,000 Active 197 DOM
11. 2026-06-08
    days on market $130,000 Active 196 DOM
12. 2026-06-07
    days on market $130,000 Active 195 DOM
13. 2026-06-05
    days on market $130,000 Active 192 DOM
14. 2026-06-03
    days on market $130,000 Active 191 DOM
15. 2026-06-02
    days on market $130,000 Active 190 DOM
16. 2026-06-01
    days on market $130,000 Active 189 DOM
17. 2026-05-31
    days on market $130,000 Active 188 DOM
18. 2026-05-30
    days on market $130,000 Active 187 DOM
19. 2026-04-16
    price $130,000 1626-char remark

    Show marketing remark (1582 chars)

    Seller Concession for upgrades/repairs. Buyer Agent Bonus. Welcome to Cranberry Run, a desirable 55+ community! This well-kept doublewide home offers 3 bedrooms, each with walk-in closets, and 2 full baths, providing comfort and convenience throughout. You’ll find abundant storage thoughtfully placed across the home. Step through the front door into an open-concept living room that flows into the dining room, complete with a charming built-in hutch. To the right is the spacious kitchen. One bedroom and a full bath are located on this side of the home, along with the laundry room, which offers direct access to the carport. Moving down the hall, you’ll find a versatile second bedroom or office, a second full bathroom, a large hall closet, and the private third bedroom. This home offers plenty of space to downsize comfortably without sacrificing room to live and still host Bonus Features: Brand-new central A/C and hot water system. Community Amenities: Residents of Cranberry Run enjoy a relaxed lifestyle with a monthly lot fee that includes access to the community clubhouse, which features a kitchen for events, a workout room, library, and social gathering spaces. Additional amenities include two scenic ponds, a dog park, snow removal, water, sewer, and more, making for easy, low-maintenance living. Ideally located for convenience, the community offers easy access to Philadelphia, Atlantic City, and New York City, giving you the perfect balance of peaceful country surroundings and proximity to major destinations. This is 55+ living at its finest.

20. 2026-04-16
    price $130,000 1582-char remark

    Show marketing remark (1582 chars)

    Seller Concession for upgrades/repairs. Buyer Agent Bonus. Welcome to Cranberry Run, a desirable 55+ community! This well-kept doublewide home offers 3 bedrooms, each with walk-in closets, and 2 full baths, providing comfort and convenience throughout. You’ll find abundant storage thoughtfully placed across the home. Step through the front door into an open-concept living room that flows into the dining room, complete with a charming built-in hutch. To the right is the spacious kitchen. One bedroom and a full bath are located on this side of the home, along with the laundry room, which offers direct access to the carport. Moving down the hall, you’ll find a versatile second bedroom or office, a second full bathroom, a large hall closet, and the private third bedroom. This home offers plenty of space to downsize comfortably without sacrificing room to live and still host Bonus Features: Brand-new central A/C and hot water system. Community Amenities: Residents of Cranberry Run enjoy a relaxed lifestyle with a monthly lot fee that includes access to the community clubhouse, which features a kitchen for events, a workout room, library, and social gathering spaces. Additional amenities include two scenic ponds, a dog park, snow removal, water, sewer, and more, making for easy, low-maintenance living. Ideally located for convenience, the community offers easy access to Philadelphia, Atlantic City, and New York City, giving you the perfect balance of peaceful country surroundings and proximity to major destinations. This is 55+ living at its finest.

21. 2026-01-18
    status Active 1582-char remark

    Show marketing remark (1582 chars)

    Seller Concession for upgrades/repairs. Buyer Agent Bonus. Welcome to Cranberry Run, a desirable 55+ community! This well-kept doublewide home offers 3 bedrooms, each with walk-in closets, and 2 full baths, providing comfort and convenience throughout. You’ll find abundant storage thoughtfully placed across the home. Step through the front door into an open-concept living room that flows into the dining room, complete with a charming built-in hutch. To the right is the spacious kitchen. One bedroom and a full bath are located on this side of the home, along with the laundry room, which offers direct access to the carport. Moving down the hall, you’ll find a versatile second bedroom or office, a second full bathroom, a large hall closet, and the private third bedroom. This home offers plenty of space to downsize comfortably without sacrificing room to live and still host Bonus Features: Brand-new central A/C and hot water system. Community Amenities: Residents of Cranberry Run enjoy a relaxed lifestyle with a monthly lot fee that includes access to the community clubhouse, which features a kitchen for events, a workout room, library, and social gathering spaces. Additional amenities include two scenic ponds, a dog park, snow removal, water, sewer, and more, making for easy, low-maintenance living. Ideally located for convenience, the community offers easy access to Philadelphia, Atlantic City, and New York City, giving you the perfect balance of peaceful country surroundings and proximity to major destinations. This is 55+ living at its finest.

22. 2026-01-08
    historical Active Under Contract 1582-char remark

    Show marketing remark (1582 chars)

    Seller Concession for upgrades/repairs. Buyer Agent Bonus. Welcome to Cranberry Run, a desirable 55+ community! This well-kept doublewide home offers 3 bedrooms, each with walk-in closets, and 2 full baths, providing comfort and convenience throughout. You’ll find abundant storage thoughtfully placed across the home. Step through the front door into an open-concept living room that flows into the dining room, complete with a charming built-in hutch. To the right is the spacious kitchen. One bedroom and a full bath are located on this side of the home, along with the laundry room, which offers direct access to the carport. Moving down the hall, you’ll find a versatile second bedroom or office, a second full bathroom, a large hall closet, and the private third bedroom. This home offers plenty of space to downsize comfortably without sacrificing room to live and still host Bonus Features: Brand-new central A/C and hot water system. Community Amenities: Residents of Cranberry Run enjoy a relaxed lifestyle with a monthly lot fee that includes access to the community clubhouse, which features a kitchen for events, a workout room, library, and social gathering spaces. Additional amenities include two scenic ponds, a dog park, snow removal, water, sewer, and more, making for easy, low-maintenance living. Ideally located for convenience, the community offers easy access to Philadelphia, Atlantic City, and New York City, giving you the perfect balance of peaceful country surroundings and proximity to major destinations. This is 55+ living at its finest.

23. 2025-11-15
    listed $132,000 Active 1626-char remark

    Show marketing remark (1582 chars)

    Seller Concession for upgrades/repairs. Buyer Agent Bonus. Welcome to Cranberry Run, a desirable 55+ community! This well-kept doublewide home offers 3 bedrooms, each with walk-in closets, and 2 full baths, providing comfort and convenience throughout. You’ll find abundant storage thoughtfully placed across the home. Step through the front door into an open-concept living room that flows into the dining room, complete with a charming built-in hutch. To the right is the spacious kitchen. One bedroom and a full bath are located on this side of the home, along with the laundry room, which offers direct access to the carport. Moving down the hall, you’ll find a versatile second bedroom or office, a second full bathroom, a large hall closet, and the private third bedroom. This home offers plenty of space to downsize comfortably without sacrificing room to live and still host Bonus Features: Brand-new central A/C and hot water system. Community Amenities: Residents of Cranberry Run enjoy a relaxed lifestyle with a monthly lot fee that includes access to the community clubhouse, which features a kitchen for events, a workout room, library, and social gathering spaces. Additional amenities include two scenic ponds, a dog park, snow removal, water, sewer, and more, making for easy, low-maintenance living. Ideally located for convenience, the community offers easy access to Philadelphia, Atlantic City, and New York City, giving you the perfect balance of peaceful country surroundings and proximity to major destinations. This is 55+ living at its finest.

24. 2025-11-15
    listed $132,000 Active 1582-char remark

    Show marketing remark (1582 chars)

    Seller Concession for upgrades/repairs. Buyer Agent Bonus. Welcome to Cranberry Run, a desirable 55+ community! This well-kept doublewide home offers 3 bedrooms, each with walk-in closets, and 2 full baths, providing comfort and convenience throughout. You’ll find abundant storage thoughtfully placed across the home. Step through the front door into an open-concept living room that flows into the dining room, complete with a charming built-in hutch. To the right is the spacious kitchen. One bedroom and a full bath are located on this side of the home, along with the laundry room, which offers direct access to the carport. Moving down the hall, you’ll find a versatile second bedroom or office, a second full bathroom, a large hall closet, and the private third bedroom. This home offers plenty of space to downsize comfortably without sacrificing room to live and still host Bonus Features: Brand-new central A/C and hot water system. Community Amenities: Residents of Cranberry Run enjoy a relaxed lifestyle with a monthly lot fee that includes access to the community clubhouse, which features a kitchen for events, a workout room, library, and social gathering spaces. Additional amenities include two scenic ponds, a dog park, snow removal, water, sewer, and more, making for easy, low-maintenance living. Ideally located for convenience, the community offers easy access to Philadelphia, Atlantic City, and New York City, giving you the perfect balance of peaceful country surroundings and proximity to major destinations. This is 55+ living at its finest.

25. 2003-01-31
    soldstatus $50,000
26. 2003-01-28
    historical
27. 2002-08-20
    listed $55,000

ⓘ 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: $19,157
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$3,782
• Taxable income: $2,428
• Est. tax owed @ 24.0%: −$583
• After-tax cash flow: $3,770/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: Buena Regional School District
• NCES district ID: 3402400
• Math proficiency: 11% ▼ -12.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $52,887
• Composite: 18.53/100
• National rank: #8915
• State rank: #425 of 472 in NJ

Livability — Buena

• Score: 58/100
• State rank: #501
• US rank: #20678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,432
• Population (ZIP): 1,236

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 21% Black 4% Two or more races 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8% Cuban 2%
• Common ancestry: Subsaharan African 4% Romanian 3% Scotch-Irish 1%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 18% Russian/Polish/Slavic 3% Other Indo-European 2%

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: ▼ -3.13%
• Current HPI: 312.782
• 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

+136.4% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $130,000 SJSRMLS
• 2026-04-16 Price Changed $130,000 BRIGHT MLS
• 2026-01-18 Relisted — BRIGHT MLS
• 2026-01-08 Contingent — BRIGHT MLS
• 2025-11-15 Listed $132,000 BRIGHT MLS
• 2025-11-15 Listed $132,000 SJSRMLS
• 2003-01-31 Sold (MLS) $50,000 SJSRMLS
• 2003-01-28 Listing Removed — SJSRMLS
• 2002-08-20 Listed $55,000 SJSRMLS