1-A Ashwood Ave · Gloucester City, NJ 08030

$119,900

3 bd · 2.0 ba · 1,180 sqft · SingleFamily · 98 Days on market

Built 1985 3,485 sqft lot ↓ 20% since listing

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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 +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious and beautifully updated manufactured home at 1-A Ashwood Avenue! Built in 1985 and thoughtfully upgraded, this home offers comfort, functionality, and modern appeal. Featuring 3 bedrooms, 2 full bathrooms, plus a den/office, there’s plenty of room for living, working, and entertaining. Enjoy the open-concept living room and kitchen, creating a bright and inviting space perfect for everyday living and gatherings. With approximately 1,108 square feet, the layout feels open, airy, and practical. Major improvements have been completed in recent years, including a roof replaced just 4 years ago, providing peace of mind for the next owner. This property is situated

Key facts

• Major improvements
• Roof replaced
• 3,485 sq ft lot

Tags

• UPDATED MANUFACTURED HOME
• OPEN CONCEPT LIVING ROOM
• MAJOR IMPROVEMENTS
• ROOF REPLACED

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Land lease: $775 monthly; Approximately 1 year of land lease remaining; Property manager present

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Propane service; Electric service
• Home design: Manufactured home; Modular/Manufactured construction; Above-grade living space (estimated 1,180 finished square feet); Land lease community
• Construction: Manufactured/modular construction; Above grade structure
• Exterior features: Located in Crescent Mobile Home Park; Not in a federal flood zone; Pets allowed (dogs OK; number and size/weight restrictions apply)

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (owned) for heating; Electric hot water; Wall unit cooling (electric)
• Interior features: Estimated living area; No basement
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 5.5% in Gloucester 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 72/100 on livability (#215 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+; Watch: amenities F, commute F.
• Gloucester City Public School District (suburban): math 11% / reading 34% proficiency, ranked #413 of 472 in NJ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 90 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 38% of the median local income ($63k/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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Camden County population projected to shrink 8% 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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: 1.68% ✓
• Cap rate: 13.89%
• Cash-on-cash: 27.14%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $316,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 5th St	0.37mi	3/1.0	1,228 (+4%)	2mo	$260,000	$212	70
132 Hickman Ave	0.48mi	2/2.0 (-1)	1,226 (+4%)	2mo	$295,000	$241	65
334 Rosalind Ave	0.35mi	3/1.5	1,304 (+10%)	3mo	$349,900	$268	62
205 Union Ave	0.75mi	3/2.0	1,152 (-2%)	1mo	$335,000	$291	61
51 Warren Ave	0.64mi	2/1.0 (-1)	1,150 (-2%)	6mo	$265,000	$230	52
1152 Jefferson Ave	0.48mi	3/1.0	1,038 (-12%)	4mo	$290,000	$279	51
850 Market St	0.74mi	4/1.0 (+1)	1,160 (-2%)	5mo	$325,000	$280	50
918 Highland Blvd	0.57mi	3/1.0	1,054 (-11%)	2mo	$331,275	$314	50
909 Highland Blvd	0.60mi	2/1.0 (-1)	1,274 (+8%)	1mo	$315,000	$247	49
122 N Wilson Ave	0.64mi	3/1.5	1,062 (-10%)	4mo	$250,000	$235	48
940 Carter Ave	0.58mi	3/1.0	1,008 (-15%)	3mo	$325,000	$322	42
62 Warren Ave	0.63mi	3/1.0	1,008 (-15%)	3mo	$192,500	$191	40

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: 21.1%
• Equity multiple: 1.86×
• Total profit: $28,967
• Equity at exit: $17,877

10-year hold

• IRR: 29.3%
• Equity multiple: 3.61×
• Total profit: $87,625
• Equity at exit: $10,367

Cash invested: $33,572 (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 08030

• Home prices YoY: -27.9%
• Active inventory: 90
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $759

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 57%

Sensitivity live

Price	-10% $842	-5% $801	+0% $759	+5% $718	+10% $677
Rent	-10% $601	-5% $680	+0% $759	+5% $839	+10% $918
Rate	-1.0pp $820	-0.5pp $790	base $759	+0.5pp $728	+1.0pp $697

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 Howard Ave Unit A Bellmawr, NJ	2.0	1.0	1425	$1,800	$1.26	18d	1	0.62mi
917 Koehler St Gloucester City, NJ	3.0	1.0	916	$1,800	$1.97	19d	1	0.65mi
5 Meadow Ln Gloucester City, NJ	1.0–2.0	1.0–2.0	833	$2,385	$2.86	24d	8	0.67mi
50 Princeton Ave Bellmawr, NJ	2.0	1.0	720	$2,000	$2.78	1d	1	0.69mi
108 New Broadway Unit 120 Brooklawn, NJ	2.0	1.0	800	$1,800	$2.25	24d	1	0.71mi
227 S Broadway Gloucester City, NJ	3.0	1.0	1123	$1,775	$1.58	24d	1	0.83mi
604 Hunter St Gloucester City, NJ	3.0	1.0	1066	$1,900	$1.78	5d	1	0.98mi
602 Powell St Gloucester City, NJ	3.0	1.0	1170	$1,850	$1.58	24d	1	0.98mi
534 Bergen St Gloucester City, NJ	3.0	1.0	1246	$2,000	$1.61	19d	1	1.04mi
928 Creek Rd Bellmawr, NJ	2.0	1.0	1100	$1,550	$1.41	4d	1	1.14mi
430 W Browning Rd Bellmawr, NJ	1.0–2.0	1.0	773	$1,970	$2.55	1d	17	1.22mi
231 3rd St Gloucester City, NJ	3.0	2.0	1376	$2,150	$1.56	24d	1	1.22mi
13 Pine St Westville, NJ	3.0	1.0	1300	$2,000	$1.54	1d	1	1.23mi
334 Middlesex St Gloucester City, NJ	3.0	1.0	896	$1,800	$2.01	24d	1	1.27mi
1063 S Merrimac Rd Camden, NJ	4.0	1.0	1024	$1,900	$1.86	24d	1	1.34mi
13 S Black Horse Pike Unit 1B Haddon Heights, NJ	2.0	1.0	1000	$1,795	$1.79	18d	1	1.35mi
3136 Tuckahoe Rd Camden, NJ	2.0	1.0	800	$1,350	$1.69	24d	1	1.42mi
1021 Monitor Rd Camden, NJ	3.0	1.0	1012	$1,710	$1.69	24d	1	1.43mi
408 Broadway Westville, NJ	2.0	1.0	750	$1,375	$1.83	1d	1	1.44mi
289 James St Unit 2 Mt Ephraim, NJ	2.0	1.0	1150	$2,350	$2.04	3d	1	1.44mi
107 E Kings Hwy Unit 2ND FLOOR Mt Ephraim, NJ	2.0	1.0	900	$1,800	$2.00	24d	1	1.49mi

Listing history 9 events

1. 2026-05-22
   status Pending
2. 2026-05-18
   status Active
3. 2026-05-11
   status Pending
4. 2026-04-23
   price $119,900
5. 2026-04-14
   status Active
6. 2026-04-03
   historical Active Under Contract
7. 2026-03-17
   price $129,900
8. 2026-02-22
   price $139,900
9. 2026-01-25
   listed $150,000 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: $24,121
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$3,488
• Taxable income: $7,660
• Est. tax owed @ 24.0%: −$1,838
• After-tax cash flow: $7,274/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: Gloucester City Public School District
• NCES district ID: 3406000
• Math proficiency: 11% ▼ -21.00%
• Reading proficiency: 34% ▼ -15.00%
• Median HH income: $51,231
• Composite: 20.01/100
• National rank: #8664
• State rank: #413 of 472 in NJ

Livability — Gloucester City

• Score: 72/100
• State rank: #215
• US rank: #5984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gloucester City, NJ
• County: Camden County · 407,624 people
• City population: 13,217
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,217
• Household income: $63,384
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 431.0

Population outlook (Camden County) Hauer SSP2

• Today (2025): 507,964 people
• By 2030: 502,182 · -1.1%
• By 2040: 485,602 · -4.4%
• By 2050: 465,630 · -8.3%
• By 2075: 419,986 · -17.3%
• By 2100: 369,492 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Black 7% Asian 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10%
• Common ancestry: Romanian 4% Lithuanian 3% Hispanic 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 13% Other Indo-European 4% Arabic 1%

Political lean MEDSL · Camden

• 2024 margin: Strong D (+27.4) · D 63.0% · R 35.5% · Other 1.5%
• 2008→2024 swing: -8.8pp toward R · 2008: 36.2pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+33.5 2016: D+32.4 2012: D+36.6 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.59%
• Current HPI: 298.9139
• 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

-20.1% since first listed

9 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2026-05-18 Relisted — BRIGHT MLS
• 2026-05-11 Pending — BRIGHT MLS
• 2026-04-23 Price Changed $119,900 BRIGHT MLS
• 2026-04-14 Relisted — BRIGHT MLS
• 2026-04-03 Contingent — BRIGHT MLS
• 2026-03-17 Price Changed $129,900 BRIGHT MLS
• 2026-02-22 Price Changed $139,900 BRIGHT MLS
• 2026-01-25 Listed $150,000 BRIGHT MLS