114-C7 Cookstown New Egypt Rd · Cookstown, NJ 08562

$99,500

2 bd · 1.0 ba · 498 sqft · SingleFamily · 84 Days on market

Built 1980 Excellent condition $650/mo HOA · 48% of rent ↓ 12% since listing

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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).

• Appreciation +8.7/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Cash flow +4.1/30.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Turnkey, fully renovated, and impossible to ignore--this stunning 2-bedroom, 1-bath home in Wrightstown, NJ delivers modern living without the premium price tag. From the brand-new roof, siding, and skirting to the vinyl deck, HVAC system, flooring, and completely redesigned kitchen and bath--every inch has been thoughtfully upgraded. Step inside to bright, open living spaces finished with fresh, contemporary touches and a sleek, low-maintenance design. Perfectly positioned near Joint Base MDL, major commuter routes, shopping, and parks, this home offers the ideal blend of style, convenience, and value. Opportunities like this don't last--schedule your showing today!

Key facts

• Open living spaces
• Brand new roof
• Vinyl deck

Tags

• BRAND NEW ROOF
• REDESIGNED KITCHEN
• REDESIGNED BATH
• VINYL DECK
• HVAC SYSTEM
• OPEN LIVING SPACES

Property features AI

Finance

• Other: Fee simple ownership; Lease not considered
• HOA & community: HOA fee $650 monthly

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Manufactured home; Above-grade other structures
• Construction: Year built estimated
• Exterior features: Not in a federal flood zone; No tidal water

Interior

• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Central air conditioning; Other heating; Electric hot water
• Interior features: Not furnished; Estimated living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $60k (40.0% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $60k (40.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Northern Burlington County Regional School District (rural): math 27% / reading 57% proficiency, ranked #198 of 472 in NJ (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 33 active listings in the ZIP; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($688 loan paydown + $7k appreciation (7.3% local appreciation)).
• Burlington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.

Recommended offer $59,708 (40.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 2.98%
• Cash-on-cash: -11.84%
• DSCR: 0.47
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $45,318
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119A Brindletown Rd	0.74mi	1/1.0 (-1)	572 (+15%)	6mo	$52,000	$91	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.71×
• Total profit: $19,717
• Equity at exit: $71,149

10-year hold

• IRR: 11.0%
• Equity multiple: 3.55×
• Total profit: $71,100
• Equity at exit: $137,191

Cash invested: $27,860 (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 08562

• Home prices YoY: 2.5%
• Active inventory: 33
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$650
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-275

Break-even live

Break-even rent $1,693

Max offer price $59,708

Occupancy floor —

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $650 · $7,800/yr

Listing history 20 events

1. 2026-06-18
   days on market $99,500 Active 84 DOM
2. 2026-06-17
   days on market $99,500 Active 83 DOM
3. 2026-06-16
   days on market $99,500 Active 82 DOM
4. 2026-06-15
   days on market $99,500 Active 81 DOM
5. 2026-06-13
   days on market $99,500 Active 79 DOM
6. 2026-06-12
   days on market $99,500 Active 78 DOM
7. 2026-06-09
   days on market $99,500 Active 75 DOM
8. 2026-06-08
   days on market $99,500 Active 74 DOM
9. 2026-06-07
   days on market $99,500 Active 73 DOM
10. 2026-06-05
    days on market $99,500 Active 71 DOM
11. 2026-06-04
    days on market $99,500 Active 70 DOM
12. 2026-06-03
    days on market $99,500 Active 69 DOM
13. 2026-06-02
    days on market $99,500 Active 68 DOM
14. 2026-06-01
    days on market $99,500 Active 67 DOM
15. 2026-05-31
    days on market $99,500 Active 66 DOM
16. 2026-03-26
    listed $99,500 Active 675-char remark

    Show marketing remark (675 chars)

    Turnkey, fully renovated, and impossible to ignore--this stunning 2-bedroom, 1-bath home in Wrightstown, NJ delivers modern living without the premium price tag. From the brand-new roof, siding, and skirting to the vinyl deck, HVAC system, flooring, and completely redesigned kitchen and bath--every inch has been thoughtfully upgraded. Step inside to bright, open living spaces finished with fresh, contemporary touches and a sleek, low-maintenance design. Perfectly positioned near Joint Base MDL, major commuter routes, shopping, and parks, this home offers the ideal blend of style, convenience, and value. Opportunities like this don't last--schedule your showing today!

17. 2026-03-26
    listed $99,500 Active

    Show marketing remark (675 chars)

    Turnkey, fully renovated, and impossible to ignore--this stunning 2-bedroom, 1-bath home in Wrightstown, NJ delivers modern living without the premium price tag. From the brand-new roof, siding, and skirting to the vinyl deck, HVAC system, flooring, and completely redesigned kitchen and bath--every inch has been thoughtfully upgraded. Step inside to bright, open living spaces finished with fresh, contemporary touches and a sleek, low-maintenance design. Perfectly positioned near Joint Base MDL, major commuter routes, shopping, and parks, this home offers the ideal blend of style, convenience, and value. Opportunities like this don't last--schedule your showing today!

18. 2026-03-20
    historical
19. 2026-01-08
    listed $112,500 Active
20. 2025-11-21
    listed $112,500 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: $16,141
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − HOA: −$7,800
• − Depreciation: −$2,895
• Taxable loss: −$4,699
• Est. tax savings @ 24.0%: +$1,128
• After-tax cash flow: $-2,172/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

Excellent 95/100 None rehab

This fully renovated, move-in-ready home offers modern living with fresh updates and a sleek, low-maintenance design.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal and can add value
• Rental Landscaping improvements — Attracts tenants and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Enhances curb appeal and can add value ↑
• Rental Landscaping improvements — Attracts tenants and enhances curb appeal ↑

ⓘ 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: Northern Burlington County Regional School District
• NCES district ID: 3411700
• Math proficiency: 27% ▼ -22.00%
• Reading proficiency: 57% ▼ -10.00%
• Median HH income: $82,110
• Composite: 39.1/100
• National rank: #4042
• State rank: #198 of 472 in NJ

Livability — Cookstown

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

Census & demographics

• City population: 885
• Population (ZIP): 4,301

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 (67%)
• Race & ethnicity: White 67% Two or more races 22% Hispanic / Latino 15% Black 6%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% Russian/Polish/Slavic 2% Tagalog/Filipino 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: ▲ 7.34%
• Current HPI: 306.1085
• 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

-11.6% since first listed

5 events — show timeline

• 2026-03-26 Listed $99,500 BRIGHT MLS
• 2026-03-26 Listed $99,500 MOMLS
• 2026-03-20 Listing Removed — BRIGHT MLS
• 2026-01-08 Listed $112,500 BRIGHT MLS
• 2025-11-21 Listed $112,500 MOMLS