NOR Cedar Grove Plan · Sewell, NJ 08051

$159,000

2 bd · 1.0 ba · 960 sqft · Manufactured · 30 Days on market

Good condition

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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 +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SALE PENDING - Welcome to Cedar Grove, a desirable 55+ community offering comfort, convenience, and easy living. This newer 2023 single-section 2 bed. 1 bath manufactured home is in meticulous condition and perfect for buyers looking for move-in-ready perfection. Step inside to a bright open floor plan filled with natural light, recessed lighting, and ceiling fans designed for everyday comfort. The beautifully maintained kitchen features stainless steel appliances including a refrigerator with ice maker, dishwasher, microwave, and gas range. Additional highlights include a step-in shower, washer and dryer, and the comfort and convenience of single-level living. Outside, enjoy the well-kept,

Key facts

• Low-maintenance yard
• Open floor plan
• 6x6 shed

Tags

• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• STEP-IN SHOWER
• SINGLE-LEVEL LIVING
• LOW-MAINTENANCE YARD
• 6X6 SHED

Property features AI

Finance

• Other: Listing status: Active; Model inventory type: Plan
• Financial info: List price $159,000

Exterior

• Utilities: Natural gas; Central air conditioning
• Home design: Single-family plan (NOR Cedar Grove); Located in Mantua, NJ
• Construction: Living area approximately 960
• Exterior features: Shake roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Plan model: NOR Cedar Grove

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.4% in Sewell — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Mantua Township School District (suburban): math 27% / reading 53% proficiency, ranked #210 of 472 in NJ (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 59 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Recommended offer $156,615 (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. 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.
3. 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.
4. 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: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 6.8

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,753
• Equity at exit: $23,707

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $39,200
• Equity at exit: $13,747

Cash invested: $44,520 (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 08051

• Home prices YoY: -23.3%
• Active inventory: 59
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,957 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $447

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 72%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
484 Harrison Ave Mantua, NJ	2.0	1.0	830	$1,750	$2.11	5d	1	0.30mi
601 Sherwood Pl Mantua, NJ	3.0	1.0	960	$2,300	$2.40	1d	1	0.88mi
1 Centre Ave West Deptford, NJ	2.0	1.0	924	$2,100	$2.27	3d	1	1.07mi
118 Ashton Ct West Deptford, NJ	2.0	2.0	812	$2,275	$2.80	1d	1	1.44mi

Listing history 14 events

1. 2026-06-18
   days on market $159,000 Active 30 DOM
2. 2026-06-17
   days on market $159,000 Active 29 DOM
3. 2026-06-16
   days on market $159,000 Active 28 DOM
4. 2026-06-15
   days on market $159,000 Active 27 DOM
5. 2026-06-13
   days on market $159,000 Active 25 DOM
6. 2026-06-13
   days on market $159,000 Active 24 DOM
7. 2026-06-09
   days on market $159,000 Active 21 DOM
8. 2026-06-08
   days on market $159,000 Active 20 DOM
9. 2026-06-07
   days on market $159,000 Active 19 DOM
10. 2026-06-04
    days on market $159,000 Active 16 DOM
11. 2026-06-03
    days on market $159,000 Active 15 DOM
12. 2026-06-02
    days on market $159,000 Active 14 DOM
13. 2026-06-01
    days on market $159,000 Active 13 DOM
14. 2026-05-31
    days on market $159,000 Active 12 DOM

ⓘ 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: $23,485
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$4,625
• Taxable income: $3,016
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $4,644/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 · 1 photo

Good 80/100 None rehab

This move-in-ready manufactured home in Cedar Grove is in excellent condition with no visible repairs needed. It offers a bright, open floor plan and is perfect for buyers looking for a comfortable and convenient living experience.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace outdoor lighting — Improves safety and enhances curb appeal
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace outdoor lighting — Improves safety and enhances curb appeal ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: Mantua Township School District
• NCES district ID: 3409600
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 53% ▼ -18.00%
• Median HH income: $81,565
• Composite: 37.41/100
• National rank: #4422
• State rank: #210 of 472 in NJ

Livability — Sewell

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 38,159
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 12,474
• Household income: $92,071
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 155.0

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 (85%)
• Race & ethnicity: White 85% Black 6% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 3% Tagalog/Filipino 2% Other Indo-European 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: ▼ -90.45%
• Current HPI: 297.7611
• 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