305 Barwood Ave · Gloucester City, NJ 08030

$35,000

2 bd · 1.0 ba · 700 sqft · Manufactured · 41 Days on market

Built 1968 Fair condition Est $34k · at est.

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +6.6/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

🏡 Affordable Living in Cedarcrest Mobile Home Park! Welcome to this move-in ready 2-bedroom, 1-bathroom mobile home located in the desirable Cedarcrest Village in Gloucester City! This well-maintained home offers a great opportunity for affordable homeownership. Featuring a comfortable layout, this property is perfect for anyone looking to downsize, invest, or enjoy low-cost living. ✨ Home Features: * 2 Bedrooms / 1 Full Bathroom * Move-in ready condition * Window A/C unit included * Refrigerator included * All appliances in working condition but are as is. 💲 Priced to sell at just $35,000! ⚠️ Important: Buyer must be park-approved prior to purchase. Don’t miss your chance t

Key facts

• Built 1968
• Listed 41 days

Property features AI

Finance

• HOA & community: Land lease of $760 per month; 99 years remaining on land lease

Exterior

• Parking: On-street parking
• Utilities: Public water; Private sewer; Electric hot water
• Home design: Mobile home (pre-1976); Estimated year built
• Construction: Estimated above-grade finished area: 700 finished square feet
• Exterior features: Above-grade other structures

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: 90% forced air heating; Propane (owned) heating fuel; Window air conditioning units (electric)
• Interior features: Two or more access exits

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 50.9% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 40% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1968 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 5.58% ✓
• Cap rate: 50.89%
• Cash-on-cash: 159.27%
• DSCR: 8.09
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $34,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Richwood Ave	0.03mi	1/1.0 (-1)	600 (-14%)	21mo	$29,500	$49	53

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: —
• Equity multiple: 8.88×
• Total profit: $77,201
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 18.76×
• Total profit: $174,019
• Equity at exit: $3,026

Cash invested: $9,800 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,301

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 28%

Sensitivity live

Price	-10% $1,325	-5% $1,313	+0% $1,301	+5% $1,289	+10% $1,277
Rent	-10% $1,146	-5% $1,224	+0% $1,301	+5% $1,378	+10% $1,455
Rate	-1.0pp $1,318	-0.5pp $1,310	base $1,301	+0.5pp $1,292	+1.0pp $1,282

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Meadow Ln Gloucester City, NJ	1.0–2.0	1.0–2.0	833	$2,385	$2.86	25d	8	0.62mi
50 Princeton Ave Bellmawr, NJ	2.0	1.0	720	$2,000	$2.78	2d	1	0.68mi
36 Jefferson Ave Unit A Mt Ephraim, NJ	2.0	1.0	644	$1,975	$3.07	25d	1	0.69mi
430 W Browning Rd Bellmawr, NJ	1.0–2.0	1.0	773	$1,970	$2.55	2d	17	1.16mi
279 S Black Horse Pike Mount Ephraim, NJ	1.0	1.0	625	$1,350	$2.16	6d	1	1.38mi
1612 Independence Rd Camden, NJ	1.0–2.0	1.0	637	$1,350	$2.12	25d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $35,000 Active 41 DOM
2. 2026-06-17
   days on market $35,000 Active 40 DOM
3. 2026-06-16
   days on market $35,000 Active 39 DOM
4. 2026-06-15
   days on market $35,000 Active 38 DOM
5. 2026-06-13
   days on market $35,000 Active 36 DOM
6. 2026-06-09
   days on market $35,000 Active 32 DOM
7. 2026-06-08
   days on market $35,000 Active 31 DOM
8. 2026-06-07
   days on market $35,000 Active 30 DOM
9. 2026-06-04
   days on market $35,000 Active 27 DOM
10. 2026-06-03
    days on market $35,000 Active 26 DOM
11. 2026-06-02
    days on market $35,000 Active 25 DOM
12. 2026-06-01
    days on market $35,000 Active 24 DOM
13. 2026-05-31
    days on market $35,000 Active 23 DOM
14. 2026-05-08
    listed $35,000 Active
15. 2026-05-02
    historical $35,000

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,432
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$1,018
• Taxable income: $16,004
• Est. tax owed @ 24.0%: −$3,841
• After-tax cash flow: $11,768/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 · 12 photos

Fair 45/100 Cosmetic rehab

This move-in ready mobile home in Cedarcrest Village is in fair condition with minor repairs and maintenance needed. It offers a great opportunity for affordable homeownership and can be improved with some cosmetic updates to increase its value.

Repairs flagged

• Minor Electrical panel — Panel shows signs of wear and tear.
• Minor Water heater — Water heater appears old and may need replacement.
• Minor Exterior siding — Siding shows some wear and tear, but not severe enough to require immediate attention.
• Minor Interior walls — Paint is chipping in some areas, indicating wear and tear.
• Minor Roof — Roof appears to be in fair condition, but may need a visual inspection for any potential issues.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make the interior look new and improve curb appeal.
• Both Replace water heater — A new water heater can improve comfort and reduce maintenance costs.
• Both Replace exterior siding — New siding can improve the home's curb appeal and increase its value.
• Both Replace electrical panel — A new electrical panel can improve the home's safety and functionality.
• Both Replace window A/C unit — A new window A/C unit can improve comfort and reduce energy costs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Electrical panel · Panel shows signs of wear and tear.	Minor	$500–3,000
Water heater · Water heater appears old and may need replacement.	Minor	$500–3,000
Exterior siding · Siding shows some wear and tear, but not severe enough to require immediate attention.	Minor	$500–3,000
Interior walls · Paint is chipping in some areas, indicating wear and tear.	Minor	$500–3,000
Roof · Roof appears to be in fair condition, but may need a visual inspection for any potential issues.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make the interior look new and improve curb appeal. ↑
• Both Replace water heater — A new water heater can improve comfort and reduce maintenance costs. ↑
• Both Replace exterior siding — New siding can improve the home's curb appeal and increase its value. ↑
• Both Replace electrical panel — A new electrical panel can improve the home's safety and functionality. ↑
• Both Replace window A/C unit — A new window A/C unit can improve comfort and reduce energy costs. ↑

ⓘ 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: 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

+0.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $35,000 BRIGHT MLS
• 2026-05-02 Coming Soon $35,000 BRIGHT MLS