116 Swainton-Goshen Rd. 050 Plan · Cape May Court House, NJ 08210

$94,995

2 bd · 1.0 ba · 574 sqft · Manufactured · 852 Days on market

Good condition ↓ 10% since listing

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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
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open House special price reduction. Two bedroom park models are HERE! This custom Shore Park by Skyline model includes a queen bed in the main bedroom and a full/twin bunk combination for the second bedroom! Love an outdoor porch? Enjoy your propane fireplace right from your covered porch - A 55 inch outdoor television and weatherproof cover has been installed above the fireplace! Your site will be finished off with a shed and stone fire pit to enjoy.

Key facts

• Listed 852 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $886 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 2.6% in Cape May Court House — 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 67/100 on livability (#323 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A-, housing B+, health & safety B+; Watch: amenities F, commute F, cost of living F.
• Middle Township Public School District (suburban): math 15% / reading 38% proficiency, ranked #372 of 472 in NJ (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 148 active listings in the ZIP; 877 units permitted in Cape May County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cape May County population projected at -24% 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 852 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,595 (12.0% below list)

Questions for the listing agent

1. It's been on market 852 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.06% ✓
• Cap rate: 17.49%
• Cash-on-cash: 39.99%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.4%
• Equity multiple: 2.54×
• Total profit: $41,087
• Equity at exit: $14,164

10-year hold

• IRR: 43.0%
• Equity multiple: 5.08×
• Total profit: $108,586
• Equity at exit: $8,213

Cash invested: $26,599 (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 08210

• Home prices YoY: -22.3%
• Active inventory: 148
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,953 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $886

Break-even live

Break-even rent $831

Max offer price $94,995

Occupancy floor 50%

Sensitivity live

Price	-10% $952	-5% $919	+0% $886	+5% $854	+10% $821
Rent	-10% $732	-5% $809	+0% $886	+5% $963	+10% $1,041
Rate	-1.0pp $934	-0.5pp $910	base $886	+0.5pp $862	+1.0pp $837

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: $23,749
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $94,995 Active 852 DOM
2. 2026-06-18
   days on market $94,995 Active 850 DOM
3. 2026-06-17
   days on market $94,995 Active 849 DOM
4. 2026-06-16
   days on market $94,995 Active 848 DOM
5. 2026-06-15
   days on market $94,995 Active 847 DOM
6. 2026-06-13
   days on market $94,995 Active 845 DOM
7. 2026-06-12
   days on market $94,995 Active 844 DOM
8. 2026-06-09
   days on market $94,995 Active 841 DOM
9. 2026-06-08
   days on market $94,995 Active 840 DOM
10. 2026-06-07
    days on market $94,995 Active 839 DOM
11. 2026-06-07
    days on market $94,995 Active 838 DOM
12. 2026-06-04
    days on market $94,995 Active 835 DOM
13. 2026-06-02
    days on market $94,995 Active 834 DOM
14. 2026-06-01
    days on market $94,995 Active 833 DOM
15. 2026-05-31
    days on market $94,995 Active 832 DOM
16. 2024-05-17
    price $94,995 455-char remark

    Show marketing remark (455 chars)

    Open House special price reduction. Two bedroom park models are HERE! This custom Shore Park by Skyline model includes a queen bed in the main bedroom and a full/twin bunk combination for the second bedroom! Love an outdoor porch? Enjoy your propane fireplace right from your covered porch - A 55 inch outdoor television and weatherproof cover has been installed above the fireplace! Your site will be finished off with a shed and stone fire pit to enjoy.

17. 2024-02-19
    listed $105,495 Active 455-char remark

    Show marketing remark (455 chars)

    Open House special price reduction. Two bedroom park models are HERE! This custom Shore Park by Skyline model includes a queen bed in the main bedroom and a full/twin bunk combination for the second bedroom! Love an outdoor porch? Enjoy your propane fireplace right from your covered porch - A 55 inch outdoor television and weatherproof cover has been installed above the fireplace! Your site will be finished off with a shed and stone fire pit to enjoy.

ⓘ 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: $23,435
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$2,763
• Taxable income: $9,701
• Est. tax owed @ 24.0%: −$2,328
• After-tax cash flow: $8,308/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 · 6 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with modern appliances and a well-maintained interior. It offers a good balance of curb appeal and functionality, making it a solid investment.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Aesthetic enhancements can boost both resale and rental appeal.
• Both Upgrading the air conditioning unit — Improves comfort and energy efficiency, attracting more buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Aesthetic enhancements can boost both resale and rental appeal. ↑
• Both Upgrading the air conditioning unit — Improves comfort and energy efficiency, attracting more buyers/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: Middle Township Public School District
• NCES district ID: 3410020
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 38% ▼ -7.00%
• Median HH income: $59,228
• Composite: 24.09/100
• National rank: #7754
• State rank: #372 of 472 in NJ

Livability — Cape May Court House

• Score: 67/100
• State rank: #323
• US rank: #10157

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,278

Population outlook (Cape May County) Hauer SSP2

• Today (2025): 88,234 people
• By 2030: 84,144 · -4.6%
• By 2040: 75,146 · -14.8%
• By 2050: 67,389 · -23.6%
• By 2075: 55,732 · -36.8%
• By 2100: 44,972 · -49.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 8% Black 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Subsaharan African 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Cape May

• 2024 margin: R (+19.2) · D 39.7% · R 58.9% · Other 1.4%
• 2008→2024 swing: -10.6pp toward R · 2008: -8.7pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+15.9 2016: R+19.9 2012: R+8.9 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.23%
• Current HPI: 349.1624
• 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

-10.0% since first listed

2 events — show timeline

• 2024-05-17 Price Changed $94,995 Zillow
• 2024-02-19 Listed $105,495 Zillow