23 C Oakview Ct · Atco, NJ 08088

$69,900

2 bd · 1.0 ba · 848 sqft · SingleFamily · 42 Days on market

Built 1979 Fair 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1-bath mobile home featuring several valuable upgrades and plenty of outdoor space. The home was converted to an efficient natural gas heating system approximately 12 years ago and includes central A/C for year-round comfort. Inside, you’ll find beautiful 3/4" Oak Tavern hardwood flooring, an electric stove, and a cozy wood-burning stove that adds warmth and character. Must be approved for tenancy by park management. The property also features a pitched shingle roof and sits on a large perimeter lot (lot rented), offering added privacy and outdoor potential. Conveniently located approximately 1 hour from Philadelphia and about 1.5 hours from the Jersey Shore,

Key facts

• Hardwood flooring
• Pitched shingle roof
• Wood-burning stove

Tags

• NATURAL GAS HEATING SYSTEM
• CENTRAL A/C
• HARDWOOD FLOORING
• WOOD-BURNING STOVE
• PITCHED SHINGLE ROOF
• LARGE PERIMETER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.4% vs local median 4.0% in Atco — 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Lenape Regional High School District (suburban): math 34% / reading 60% proficiency, ranked #136 of 472 in NJ (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Indian Mills Elementary School (math 32% / reading 47%, grade F, #471 of 1,303 statewide, top 39%, 368 students, 8% FRL); Indian Mills Memorial School (math 31% / reading 50%, grade F, #193 of 431 statewide, top 45%, 322 students, 10% FRL); Seneca High School (math 34% / reading 57%, grade D-, #138 of 399 statewide, top 36%, 1,018 students, 12% FRL).
• Market conditions: 161 active listings in the ZIP; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Burlington 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.00% ✓
• Cap rate: 26.42%
• Cash-on-cash: 71.90%
• DSCR: 4.20
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $37,312
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4A Oakview Dr	0.18mi	2/1.5	800 (-6%)	21mo	$35,000	$44	62

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: 71.6%
• Equity multiple: 4.24×
• Total profit: $63,392
• Equity at exit: $10,422

10-year hold

• IRR: 75.5%
• Equity multiple: 8.74×
• Total profit: $151,500
• Equity at exit: $6,044

Cash invested: $19,572 (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 08088

• Active inventory: 161
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,096 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $1,173

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 39%

Sensitivity live

Price	-10% $1,221	-5% $1,197	+0% $1,173	+5% $1,148	+10% $1,124
Rent	-10% $1,007	-5% $1,090	+0% $1,173	+5% $1,255	+10% $1,338
Rate	-1.0pp $1,208	-0.5pp $1,190	base $1,173	+0.5pp $1,155	+1.0pp $1,136

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $69,900 Active 42 DOM
2. 2026-06-19
   days on market $69,900 Active 40 DOM
3. 2026-06-18
   days on market $69,900 Active 39 DOM
4. 2026-06-17
   days on market $69,900 Active 38 DOM
5. 2026-06-16
   days on market $69,900 Active 37 DOM
6. 2026-06-15
   days on market $69,900 Active 36 DOM
7. 2026-06-13
   days on market $69,900 Active 34 DOM
8. 2026-06-13
   days on market $69,900 Active 33 DOM
9. 2026-06-10
   days on market $69,900 Active 31 DOM
10. 2026-06-09
    days on market $69,900 Active 30 DOM
11. 2026-06-08
    days on market $69,900 Active 29 DOM
12. 2026-06-07
    days on market $69,900 Active 28 DOM
13. 2026-06-04
    days on market $69,900 Active 25 DOM
14. 2026-06-03
    days on market $69,900 Active 24 DOM
15. 2026-06-02
    days on market $69,900 Active 23 DOM
16. 2026-06-01
    days on market $69,900 Active 22 DOM
17. 2026-05-31
    remarks 688-char remark
18. 2026-05-31
    pricedays on marketlisting id $69,900 Active 21 DOM
19. 2026-05-26
    listed $62,700 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: $25,150
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − Depreciation: −$2,033
• Taxable income: $13,779
• Est. tax owed @ 24.0%: −$3,307
• After-tax cash flow: $10,765/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 · 2 photos

Fair 45/100 Cosmetic rehab

The home has fair exterior condition with peeling paint and weathered siding. Repainting and repairing the siding would significantly improve its appearance and value.

Repairs flagged

• Major siding — The siding is weathered and the paint is peeling.
• Major paint — The paint is peeling and the siding is weathered, indicating a need for repainting and possibly replacing the siding.

Value-add opportunities

• Both paint and siding repair — Repainting and repairing the siding will improve the home's curb appeal and increase its value for both resale and rental.
• Both landscaping — Landscaping can enhance the curb appeal and add value to the property, making it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · The siding is weathered and the paint is peeling.	Major	$15,000–50,000
paint · The paint is peeling and the siding is weathered, indicating a need for repainting and possibly replacing the siding.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint and siding repair — Repainting and repairing the siding will improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both landscaping — Landscaping can enhance the curb appeal and add value to the property, making it more attractive to potential buyers or renters. ↑

ⓘ 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: Lenape Regional High School District
• NCES district ID: 3408490
• Math proficiency: 34% ▼ -2.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $98,739
• Composite: 44.86/100
• National rank: #2724
• State rank: #136 of 472 in NJ

Livability — Atco

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

Census & demographics

• City population: 10,946
• Population (ZIP): 24,153

Population outlook (Burlington County) Hauer SSP2

• Today (2025): 453,425 people
• By 2030: 452,359 · -0.2%
• By 2040: 445,033 · -1.9%
• By 2050: 431,760 · -4.8%
• By 2075: 406,277 · -10.4%
• By 2100: 364,732 · -19.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Asian 2% Black 1%
• Common ancestry: Romanian 8% Slovak 2% Iranian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Burlington

• 2024 margin: D (+16.6) · D 57.6% · R 41.0% · Other 1.3%
• 2008→2024 swing: -2.0pp toward R · 2008: 18.6pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+19.5 2016: D+14.8 2012: D+18.7 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -214.45%
• Current HPI: 302.9094
• 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

1 event — show timeline

• 2026-05-26 Listed $62,700 FSBO.com