417 Captain Smith Ln · Buena, NJ 08310

$80,000

2 bd · 1.5 ba · 980 sqft · Manufactured · 319 Days on market

Built 1984 Fair condition $82/sqft · 28% above area Est $63k · 28% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to Easy Living at 417 Captain Smith Ln. – Cranberry Run’s Hidden Gem! Nestled in the desirable 55+ Cranberry Run community in Buena, this charming 2-bedroom, 1.5-bath mobile home offers comfort, convenience, and a touch of style. Step into a bright open-concept living area perfect for relaxing or entertaining. The eat-in kitchen boasts a center island ideal for casual dining and conversation. This home also has a built-in desk for your home office needs or hobby space. Enjoy the added bonus of a laundry area with extra storage, thoughtfully located just off the kitchen for easy access. Whether you're downsizing or just looking for a low-maintenance lifestyle in a peaceful neighborhood, this home checks all the boxes! 417 Captain Smith Ln. , Buena, NJ. Don't miss your chance to call Cranberry Run home — schedule your private tour today!

Key facts

• 2 parking spots
• Built 1984
• Listed 318 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.7% in Buena — 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 58/100 on livability (#501 in NJ) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Buena Regional School District (rural): math 11% / reading 30% proficiency, ranked #425 of 472 in NJ (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 27 active listings in the ZIP; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Atlantic County population projected at -12% 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.45% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.60%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $62,633
• List price: $80,000
• Delta: 27.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Country Ln	0.04mi	2/2.0	860 (-12%)	11mo	$58,751	$68	66

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $10,351
• Equity at exit: $11,928

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $39,083
• Equity at exit: $6,917

Cash invested: $22,400 (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 08310

• Home prices YoY: -1.0%
• Active inventory: 27
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $366

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 64%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $80,000 Active 319 DOM
2. 2026-06-18
   days on market $80,000 Active 318 DOM
3. 2026-06-17
   days on market $80,000 Active 317 DOM
4. 2026-06-16
   days on market $80,000 Active 316 DOM
5. 2026-06-15
   days on market $80,000 Active 315 DOM
6. 2026-06-14
   days on market $80,000 Active 313 DOM
7. 2026-06-13
   days on market $80,000 Active 312 DOM
8. 2026-06-10
   days on market $80,000 Active 310 DOM
9. 2026-06-09
   days on market $80,000 Active 309 DOM
10. 2026-06-08
    days on market $80,000 Active 308 DOM
11. 2026-06-07
    days on market $80,000 Active 307 DOM
12. 2026-06-05
    days on market $80,000 Active 304 DOM
13. 2026-06-03
    days on market $80,000 Active 303 DOM
14. 2026-06-02
    days on market $80,000 Active 302 DOM
15. 2026-06-01
    days on market $80,000 Active 301 DOM
16. 2026-05-31
    days on market $80,000 Active 300 DOM
17. 2026-05-30
    days on market $80,000 Active 299 DOM
18. 2026-05-02
    status Active
19. 2026-05-01
    historical
20. 2026-01-22
    status Active 874-char remark

    Show marketing remark (874 chars)

    Welcome to Easy Living at 417 Captain Smith Ln. – Cranberry Run’s Hidden Gem! Nestled in the desirable 55+ Cranberry Run community in Buena, this charming 2-bedroom, 1.5-bath mobile home offers comfort, convenience, and a touch of style. Step into a bright open-concept living area perfect for relaxing or entertaining. The eat-in kitchen boasts a center island ideal for casual dining and conversation. This home also has a built-in desk for your home office needs or hobby space. Enjoy the added bonus of a laundry area with extra storage, thoughtfully located just off the kitchen for easy access. Whether you're downsizing or just looking for a low-maintenance lifestyle in a peaceful neighborhood, this home checks all the boxes! 417 Captain Smith Ln. , Buena, NJ. Don't miss your chance to call Cranberry Run home — schedule your private tour today!

21. 2026-01-21
    price $80,000 874-char remark

    Show marketing remark (874 chars)

    Welcome to Easy Living at 417 Captain Smith Ln. – Cranberry Run’s Hidden Gem! Nestled in the desirable 55+ Cranberry Run community in Buena, this charming 2-bedroom, 1.5-bath mobile home offers comfort, convenience, and a touch of style. Step into a bright open-concept living area perfect for relaxing or entertaining. The eat-in kitchen boasts a center island ideal for casual dining and conversation. This home also has a built-in desk for your home office needs or hobby space. Enjoy the added bonus of a laundry area with extra storage, thoughtfully located just off the kitchen for easy access. Whether you're downsizing or just looking for a low-maintenance lifestyle in a peaceful neighborhood, this home checks all the boxes! 417 Captain Smith Ln. , Buena, NJ. Don't miss your chance to call Cranberry Run home — schedule your private tour today!

22. 2026-01-20
    price $80,000
23. 2026-01-20
    status Active
24. 2026-01-17
    historical 874-char remark

    Show marketing remark (874 chars)

    Welcome to Easy Living at 417 Captain Smith Ln. – Cranberry Run’s Hidden Gem! Nestled in the desirable 55+ Cranberry Run community in Buena, this charming 2-bedroom, 1.5-bath mobile home offers comfort, convenience, and a touch of style. Step into a bright open-concept living area perfect for relaxing or entertaining. The eat-in kitchen boasts a center island ideal for casual dining and conversation. This home also has a built-in desk for your home office needs or hobby space. Enjoy the added bonus of a laundry area with extra storage, thoughtfully located just off the kitchen for easy access. Whether you're downsizing or just looking for a low-maintenance lifestyle in a peaceful neighborhood, this home checks all the boxes! 417 Captain Smith Ln. , Buena, NJ. Don't miss your chance to call Cranberry Run home — schedule your private tour today!

25. 2026-01-16
    historical
26. 2025-12-07
    price $85,000 874-char remark

    Show marketing remark (874 chars)

    Welcome to Easy Living at 417 Captain Smith Ln. – Cranberry Run’s Hidden Gem! Nestled in the desirable 55+ Cranberry Run community in Buena, this charming 2-bedroom, 1.5-bath mobile home offers comfort, convenience, and a touch of style. Step into a bright open-concept living area perfect for relaxing or entertaining. The eat-in kitchen boasts a center island ideal for casual dining and conversation. This home also has a built-in desk for your home office needs or hobby space. Enjoy the added bonus of a laundry area with extra storage, thoughtfully located just off the kitchen for easy access. Whether you're downsizing or just looking for a low-maintenance lifestyle in a peaceful neighborhood, this home checks all the boxes! 417 Captain Smith Ln. , Buena, NJ. Don't miss your chance to call Cranberry Run home — schedule your private tour today!

27. 2025-12-05
    price $85,000
28. 2025-07-30
    listed $90,000 Active
29. 2025-07-29
    listed $90,000 Active 874-char remark

    Show marketing remark (874 chars)

    Welcome to Easy Living at 417 Captain Smith Ln. – Cranberry Run’s Hidden Gem! Nestled in the desirable 55+ Cranberry Run community in Buena, this charming 2-bedroom, 1.5-bath mobile home offers comfort, convenience, and a touch of style. Step into a bright open-concept living area perfect for relaxing or entertaining. The eat-in kitchen boasts a center island ideal for casual dining and conversation. This home also has a built-in desk for your home office needs or hobby space. Enjoy the added bonus of a laundry area with extra storage, thoughtfully located just off the kitchen for easy access. Whether you're downsizing or just looking for a low-maintenance lifestyle in a peaceful neighborhood, this home checks all the boxes! 417 Captain Smith Ln. , Buena, NJ. Don't miss your chance to call Cranberry Run home — schedule your private tour today!

30. 2024-09-23
    soldstatus $60,000 Sold
31. 2024-09-18
    historical Under Contract
32. 2024-08-12
    listed $65,000 Active
33. 2024-02-16
    soldstatus $28,000 Sold
34. 2024-01-20
    listed $32,000 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: $13,954
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,327
• Taxable income: $3,313
• Est. tax owed @ 24.0%: −$795
• After-tax cash flow: $3,594/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 Moderate rehab

This mobile home requires moderate renovations to update the kitchen and bathroom, and improve the interior walls and paint. The home is located in a desirable community and has a good roof and foundation, making it a good investment opportunity.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Major bathroom fixtures — dated and in need of replacement
• Major interior walls/paint — dated wallpaper and peeling paint

Value-add opportunities

• Resale update kitchen cabinets and fixtures — modernizing the kitchen will attract more buyers
• Resale update bathroom fixtures and paint interior walls — modernizing the bathroom will attract more buyers
• Both landscape and improve curb appeal — improved curb appeal will attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Major	$15,000–50,000
interior walls/paint · dated wallpaper and peeling paint	Major	$15,000–50,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Resale update kitchen cabinets and fixtures — modernizing the kitchen will attract more buyers ↑
• Resale update bathroom fixtures and paint interior walls — modernizing the bathroom will attract more buyers ↑
• Both landscape and improve curb appeal — improved curb appeal will attract more buyers and 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: Buena Regional School District
• NCES district ID: 3402400
• Math proficiency: 11% ▼ -12.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $52,887
• Composite: 18.53/100
• National rank: #8915
• State rank: #425 of 472 in NJ

Livability — Buena

• Score: 58/100
• State rank: #501
• US rank: #20678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,432
• Population (ZIP): 1,236

Population outlook (Atlantic County) Hauer SSP2

• Today (2025): 268,948 people
• By 2030: 264,497 · -1.7%
• By 2040: 252,261 · -6.2%
• By 2050: 237,846 · -11.6%
• By 2075: 210,650 · -21.7%
• By 2100: 180,234 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 21% Black 4% Two or more races 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8% Cuban 2%
• Common ancestry: Subsaharan African 4% Romanian 3% Scotch-Irish 1%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 18% Russian/Polish/Slavic 3% Other Indo-European 2%

Political lean MEDSL · Atlantic

• 2024 margin: Toss-up / Even · D 47.7% · R 50.7% · Other 1.6%
• 2008→2024 swing: -18.1pp toward R · 2008: 15.1pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+6.7 2016: D+6.2 2012: D+17.2 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.13%
• Current HPI: 312.782
• 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

+150.0% since first listed

17 events — show timeline

• 2026-05-02 Relisted — BRIGHT MLS
• 2026-05-01 Listing Removed — BRIGHT MLS
• 2026-01-22 Relisted — SJSRMLS
• 2026-01-21 Price Changed $80,000 SJSRMLS
• 2026-01-20 Price Changed $80,000 BRIGHT MLS
• 2026-01-20 Relisted — BRIGHT MLS
• 2026-01-17 Listing Removed — SJSRMLS
• 2026-01-16 Listing Removed — BRIGHT MLS
• 2025-12-07 Price Changed $85,000 SJSRMLS
• 2025-12-05 Price Changed $85,000 BRIGHT MLS
• 2025-07-30 Listed $90,000 BRIGHT MLS
• 2025-07-29 Listed $90,000 SJSRMLS
• 2024-09-23 Sold (MLS) $60,000 SJSRMLS
• 2024-09-18 Contingent — SJSRMLS
• 2024-08-12 Listed $65,000 SJSRMLS
• 2024-02-16 Sold (MLS) $28,000 SJSRMLS
• 2024-01-20 Listed $32,000 SJSRMLS