9 Harding Dr · Pittsgrove, NJ 08318

$69,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 74 Days on market

Built 1975 Est $95k · 27% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3 bedroom, 2 full bathroom manufactured home situated on a corner lot in Elmer, New Jersey. This charming home boasts a spacious and bright living area that has been completely updated with new floors and appliances. The kitchen features stunning white cabinets, a huge island and plenty of counter space, making it perfect for cooking and entertaining. Enjoy the convenience of a long driveway that fits up to 3 cars, providing ample space for parking. The property also includes access to a clubhouse and pool, providing a perfect place for relaxation and entertainment. This manufactured home offers a wonderful opportunity to live in a desirable community with all the modern upgrades you desire. Don't miss the chance to make this charming property your new home! Call for a tour today!

Key facts

• Community pool
• Built 1975
• Listed 74 days

Property features AI

Finance

• Financial info: Monthly land lease payment of $789; Approximately 1 year remaining on the land lease
• HOA & community: Clubhouse; Common grounds; Outdoor pool; Picnic area; Property manager on site; Monthly land lease

Exterior

• Parking: Driveway
• Utilities: Community water; Community and private septic options
• Home design: Mobile home (pre-1976); Combination construction; Land lease community
• Construction: Combination construction materials; Above-grade additional structures
• Exterior features: Community outdoor pool; Community grounds with clubhouse and picnic area

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Natural gas heat; Electric hot water
• Interior features: Tub/shower

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Pittsgrove Township School District (rural): math 18% / reading 48% proficiency, ranked #295 of 472 in NJ (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pittsgrove Township Middle School (math 18% / reading 46%, grade F, #285 of 431 statewide, top 67%, 499 students, 31% FRL); Arthur P. Schalick High School (math 22% / reading 57%, grade F, #194 of 399 statewide, top 49%, 495 students, 29% FRL).
• Market conditions: 80 active listings in the ZIP; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Salem County population projected at -23% 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $46k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.08% ✓
• Cap rate: 17.72%
• Cash-on-cash: 40.81%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $94,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Harding Dr	0.00mi	3/2.0	1,200 (0%)	1mo	$55,000	$46	99
3 Donald Pl	0.39mi	2/2.0 (-1)	1,100 (-8%)	18mo	$87,000	$79	48

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: 37.3%
• Equity multiple: 2.59×
• Total profit: $30,687
• Equity at exit: $10,288

10-year hold

• IRR: 43.9%
• Equity multiple: 5.18×
• Total profit: $80,694
• Equity at exit: $5,966

Cash invested: $19,320 (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 08318

• Home prices YoY: -16.6%
• Active inventory: 80
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $657

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 49%

Sensitivity live

Price	-10% $705	-5% $681	+0% $657	+5% $633	+10% $609
Rent	-10% $544	-5% $600	+0% $657	+5% $714	+10% $770
Rate	-1.0pp $692	-0.5pp $675	base $657	+0.5pp $639	+1.0pp $621

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-19
   status Pending
2. 2026-05-09
   historical Active Under Contract
3. 2026-05-02
   price $69,000
4. 2026-04-17
   price $79,000
5. 2026-03-22
   price $89,000
6. 2026-03-18
   price $99,000
7. 2026-02-24
   listed $115,000 Active
8. 2026-02-14
   historical $115,000
9. 2023-03-22
   soldstatus $87,000 Closed 827-char remark

   Show marketing remark (827 chars)

   Welcome to this beautifully updated 3 bedroom, 2 full bathroom manufactured home situated on a corner lot in Elmer, New Jersey. This charming home boasts a spacious and bright living area that has been completely updated with new floors and appliances. The kitchen features stunning white cabinets, a huge island and plenty of counter space, making it perfect for cooking and entertaining. Enjoy the convenience of a long driveway that fits up to 3 cars, providing ample space for parking. The property also includes access to a clubhouse and pool, providing a perfect place for relaxation and entertainment. This manufactured home offers a wonderful opportunity to live in a desirable community with all the modern upgrades you desire. Don't miss the chance to make this charming property your new home! Call for a tour today!

10. 2023-03-21
    status Pending 827-char remark

    Show marketing remark (827 chars)

    Welcome to this beautifully updated 3 bedroom, 2 full bathroom manufactured home situated on a corner lot in Elmer, New Jersey. This charming home boasts a spacious and bright living area that has been completely updated with new floors and appliances. The kitchen features stunning white cabinets, a huge island and plenty of counter space, making it perfect for cooking and entertaining. Enjoy the convenience of a long driveway that fits up to 3 cars, providing ample space for parking. The property also includes access to a clubhouse and pool, providing a perfect place for relaxation and entertainment. This manufactured home offers a wonderful opportunity to live in a desirable community with all the modern upgrades you desire. Don't miss the chance to make this charming property your new home! Call for a tour today!

11. 2023-03-15
    historical Active Under Contract 827-char remark

    Show marketing remark (827 chars)

    Welcome to this beautifully updated 3 bedroom, 2 full bathroom manufactured home situated on a corner lot in Elmer, New Jersey. This charming home boasts a spacious and bright living area that has been completely updated with new floors and appliances. The kitchen features stunning white cabinets, a huge island and plenty of counter space, making it perfect for cooking and entertaining. Enjoy the convenience of a long driveway that fits up to 3 cars, providing ample space for parking. The property also includes access to a clubhouse and pool, providing a perfect place for relaxation and entertainment. This manufactured home offers a wonderful opportunity to live in a desirable community with all the modern upgrades you desire. Don't miss the chance to make this charming property your new home! Call for a tour today!

12. 2023-03-01
    listed $85,000 Active 827-char remark

    Show marketing remark (827 chars)

    Welcome to this beautifully updated 3 bedroom, 2 full bathroom manufactured home situated on a corner lot in Elmer, New Jersey. This charming home boasts a spacious and bright living area that has been completely updated with new floors and appliances. The kitchen features stunning white cabinets, a huge island and plenty of counter space, making it perfect for cooking and entertaining. Enjoy the convenience of a long driveway that fits up to 3 cars, providing ample space for parking. The property also includes access to a clubhouse and pool, providing a perfect place for relaxation and entertainment. This manufactured home offers a wonderful opportunity to live in a desirable community with all the modern upgrades you desire. Don't miss the chance to make this charming property your new home! Call for a tour today!

13. 2019-07-17
    soldstatus $14,500 Closed 138-char remark

    Show marketing remark (138 chars)

    Owner relocating. Home needs work but has a great layout and space to work with. Open floor plan for the living rm, kitchen and dining rm.

14. 2019-06-11
    status Pending 138-char remark

    Show marketing remark (138 chars)

    Owner relocating. Home needs work but has a great layout and space to work with. Open floor plan for the living rm, kitchen and dining rm.

15. 2019-05-03
    price $17,000 138-char remark

    Show marketing remark (138 chars)

    Owner relocating. Home needs work but has a great layout and space to work with. Open floor plan for the living rm, kitchen and dining rm.

16. 2019-04-10
    listed $21,000 Active 138-char remark

    Show marketing remark (138 chars)

    Owner relocating. Home needs work but has a great layout and space to work with. Open floor plan for the living rm, kitchen and dining rm.

ⓘ 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: $17,223
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$2,007
• Taxable income: $7,215
• Est. tax owed @ 24.0%: −$1,732
• After-tax cash flow: $6,153/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: Pittsgrove Township School District
• NCES district ID: 3413110
• Math proficiency: 18% ▼ -22.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $71,126
• Composite: 30.59/100
• National rank: #6201
• State rank: #295 of 472 in NJ

Livability — Pittsgrove

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

Census & demographics

• Population (ZIP): 12,149

Population outlook (Salem County) Hauer SSP2

• Today (2025): 59,905 people
• By 2030: 57,351 · -4.3%
• By 2040: 51,837 · -13.5%
• By 2050: 46,356 · -22.6%
• By 2075: 36,452 · -39.2%
• By 2100: 28,907 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Black 7% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Lithuanian 3% Romanian 3% Serbian 1%
• Foreign-born: 1%
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Salem

• 2024 margin: R (+19.2) · D 39.6% · R 58.8% · Other 1.6%
• 2008→2024 swing: -23.1pp toward R · 2008: 3.9pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+12.8 2016: R+15.4 2012: D+0.8 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.68%
• Current HPI: 284.9025
• 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

+228.6% since first listed

16 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-05-09 Contingent — BRIGHT MLS
• 2026-05-02 Price Changed $69,000 BRIGHT MLS
• 2026-04-17 Price Changed $79,000 BRIGHT MLS
• 2026-03-22 Price Changed $89,000 BRIGHT MLS
• 2026-03-18 Price Changed $99,000 BRIGHT MLS
• 2026-02-24 Listed $115,000 BRIGHT MLS
• 2026-02-14 Coming Soon $115,000 BRIGHT MLS
• 2023-03-22 Sold (MLS) $87,000 BRIGHT MLS
• 2023-03-21 Pending — BRIGHT MLS
• 2023-03-15 Contingent — BRIGHT MLS
• 2023-03-01 Listed $85,000 BRIGHT MLS
• 2019-07-17 Sold (MLS) $14,500 BRIGHT MLS
• 2019-06-11 Pending — BRIGHT MLS
• 2019-05-03 Price Changed $17,000 BRIGHT MLS
• 2019-04-10 Listed $21,000 BRIGHT MLS