386 Indian Way · Buena, NJ 08310

$93,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 235 Days on market

Built 1987 $78/sqft · 31% above area Est $71k · 31% 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 +8.6/10.0
• Appreciation +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautiful 2-Bedroom Home in Cranberry Run, Buena, NJ Welcome to this spacious and well-maintained 2-bedroom, 2-bath home located in the desirable Cranberry Run 55+ Community. Featuring two master suites on opposite ends of the home with walk-in closets, this layout offers comfort, convenience, and privacy, perfect for relaxed, low-maintenance living. Step inside to an open floor plan with a large living room, kitchen, and dining area combo, ideal for entertaining or everyday comfort. The spacious wrap-around kitchen provides ample counter space and cabinetry, while the dining area opens to a composite back deck and cozy patio, perfect for outdoor enjoyment. The primary master suite includes a soaker tub and walk-in shower, creating a true spa-like retreat. A laundry room with washer and dryer included adds everyday convenience. UPDATES & FEATURES: Brand new heater and water heater. One brand new bathroom with all new plywood and laminate flooring, vanity, and walk-in shower. New plywood and laminate flooring in the laundry room. Partially furnished interior for easy move-in. Carport and easy-care landscaping with sprinkler system. Residents of Cranberry Run enjoy a relaxed lifestyle with a monthly lot fee that includes access to the community clubhouse, which features a kitchen for events, a workout room, library, and social gathering spaces. Additional amenities include two scenic ponds, a dog park, snow removal, water, sewer, and more, making for easy, low-maintenance living. Ideally located for convenience, the community offers easy access to Philadelphia, Atlantic City, and New York City, giving you the perfect balance of peaceful country surroundings and proximity to major destinations. This is 55+ living at its finest.

Key facts

• Wrap-around kitchen
• Open floor plan
• Composite back deck

Tags

• TWO MASTER SUITES
• WALK IN CLOSETS
• OPEN FLOOR PLAN
• WRAP-AROUND KITCHEN
• COMPOSITE BACK DECK
• SOAKER TUB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $93k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 $643 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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. 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?
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: 1.36% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.44%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $71,153
• List price: $93,000
• Delta: 30.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.5%
• Equity multiple: 1.29×
• Total profit: $7,667
• Equity at exit: $13,867

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $36,007
• Equity at exit: $8,041

Cash invested: $26,040 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$488
• Tax est. 1.5%: −$116 /mo · $1,395/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $357

Break-even live

Break-even rent $814

Max offer price $93,000

Occupancy floor 67%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $93,000 Active 235 DOM
2. 2026-06-18
   days on market $93,000 Active 234 DOM
3. 2026-06-17
   days on market $93,000 Active 233 DOM
4. 2026-06-16
   days on market $93,000 Active 232 DOM
5. 2026-06-15
   days on market $93,000 Active 231 DOM
6. 2026-06-14
   days on market $93,000 Active 229 DOM
7. 2026-06-13
   pricedays on market $93,000 Active 228 DOM
8. 2026-06-10
   days on market $100,000 Active 226 DOM
9. 2026-06-09
   days on market $100,000 Active 225 DOM
10. 2026-06-08
    days on market $100,000 Active 224 DOM
11. 2026-06-07
    days on market $100,000 Active 223 DOM
12. 2026-06-05
    days on market $100,000 Active 220 DOM
13. 2026-06-03
    days on market $100,000 Active 219 DOM
14. 2026-06-02
    days on market $100,000 Active 218 DOM
15. 2026-06-01
    days on market $100,000 Active 217 DOM
16. 2026-05-31
    days on market $100,000 Active 216 DOM
17. 2026-05-30
    days on market $100,000 Active 215 DOM
18. 2025-11-01
    price $100,000 1760-char remark

    Show marketing remark (1760 chars)

    Beautiful 2-Bedroom Home in Cranberry Run, Buena, NJ Welcome to this spacious and well-maintained 2-bedroom, 2-bath home located in the desirable Cranberry Run 55+ Community. Featuring two master suites on opposite ends of the home with walk-in closets, this layout offers comfort, convenience, and privacy, perfect for relaxed, low-maintenance living. Step inside to an open floor plan with a large living room, kitchen, and dining area combo, ideal for entertaining or everyday comfort. The spacious wrap-around kitchen provides ample counter space and cabinetry, while the dining area opens to a composite back deck and cozy patio, perfect for outdoor enjoyment. The primary master suite includes a soaker tub and walk-in shower, creating a true spa-like retreat. A laundry room with washer and dryer included adds everyday convenience. UPDATES & FEATURES: Brand new heater and water heater. One brand new bathroom with all new plywood and laminate flooring, vanity, and walk-in shower. New plywood and laminate flooring in the laundry room. Partially furnished interior for easy move-in. Carport and easy-care landscaping with sprinkler system. Residents of Cranberry Run enjoy a relaxed lifestyle with a monthly lot fee that includes access to the community clubhouse, which features a kitchen for events, a workout room, library, and social gathering spaces. Additional amenities include two scenic ponds, a dog park, snow removal, water, sewer, and more, making for easy, low-maintenance living. Ideally located for convenience, the community offers easy access to Philadelphia, Atlantic City, and New York City, giving you the perfect balance of peaceful country surroundings and proximity to major destinations. This is 55+ living at its finest.

19. 2025-10-29
    price $100,000 1881-char remark

    Show marketing remark (1881 chars)

    Beautiful 2-Bedroom Home in Cranberry Run, Buena, NJ Welcome to this spacious and well-maintained 2-bedroom, 2-bath home located in the desirable Cranberry Run 55+ Community. Featuring two master suites on opposite ends of the home with walk-in closets, this layout offers comfort, convenience, and privacy, perfect for relaxed, low-maintenance living. Step inside to an open floor plan with a large living room, kitchen, and dining area combo, ideal for entertaining or everyday comfort. The spacious wrap-around kitchen provides ample counter space and cabinetry, while the dining area opens to a composite back deck and cozy patio, perfect for outdoor enjoyment. The primary master suite includes a soaker tub and walk-in shower, creating a true spa-like retreat. A laundry room with washer and dryer included adds everyday convenience. UPDATES & FEATURES: Brand new heater, water heater, stove and roof. One brand new bathroom with all new plywood and laminate flooring, vanity, and walk-in shower. New plywood and laminate flooring in the laundry room. Partially furnished interior for easy move-in. Carport and easy-care landscaping with sprinkler system. Residents of Cranberry Run enjoy a relaxed lifestyle with a monthly lot fee that includes access to the community clubhouse, which features a kitchen for events, a workout room, library, and social gathering spaces. Additional amenities include two scenic ponds, a dog park, snow removal, water, sewer, and more, making for easy, low-maintenance living. Ideally located for convenience, the community offers easy access to Philadelphia, Atlantic City, and New York City, giving you the perfect balance of peaceful country surroundings and proximity to major destinations. This is 55+ living at its finest. Schedule your private showing today! Don’t miss the opportunity to make this beautiful home your own.

20. 2025-10-27
    listed $90,000 Active 1760-char remark

    Show marketing remark (1881 chars)

    Beautiful 2-Bedroom Home in Cranberry Run, Buena, NJ Welcome to this spacious and well-maintained 2-bedroom, 2-bath home located in the desirable Cranberry Run 55+ Community. Featuring two master suites on opposite ends of the home with walk-in closets, this layout offers comfort, convenience, and privacy, perfect for relaxed, low-maintenance living. Step inside to an open floor plan with a large living room, kitchen, and dining area combo, ideal for entertaining or everyday comfort. The spacious wrap-around kitchen provides ample counter space and cabinetry, while the dining area opens to a composite back deck and cozy patio, perfect for outdoor enjoyment. The primary master suite includes a soaker tub and walk-in shower, creating a true spa-like retreat. A laundry room with washer and dryer included adds everyday convenience. UPDATES & FEATURES: Brand new heater, water heater, stove and roof. One brand new bathroom with all new plywood and laminate flooring, vanity, and walk-in shower. New plywood and laminate flooring in the laundry room. Partially furnished interior for easy move-in. Carport and easy-care landscaping with sprinkler system. Residents of Cranberry Run enjoy a relaxed lifestyle with a monthly lot fee that includes access to the community clubhouse, which features a kitchen for events, a workout room, library, and social gathering spaces. Additional amenities include two scenic ponds, a dog park, snow removal, water, sewer, and more, making for easy, low-maintenance living. Ideally located for convenience, the community offers easy access to Philadelphia, Atlantic City, and New York City, giving you the perfect balance of peaceful country surroundings and proximity to major destinations. This is 55+ living at its finest. Schedule your private showing today! Don’t miss the opportunity to make this beautiful home your own.

21. 2025-10-27
    listed $90,000 Active 1881-char remark

    Show marketing remark (1881 chars)

    Beautiful 2-Bedroom Home in Cranberry Run, Buena, NJ Welcome to this spacious and well-maintained 2-bedroom, 2-bath home located in the desirable Cranberry Run 55+ Community. Featuring two master suites on opposite ends of the home with walk-in closets, this layout offers comfort, convenience, and privacy, perfect for relaxed, low-maintenance living. Step inside to an open floor plan with a large living room, kitchen, and dining area combo, ideal for entertaining or everyday comfort. The spacious wrap-around kitchen provides ample counter space and cabinetry, while the dining area opens to a composite back deck and cozy patio, perfect for outdoor enjoyment. The primary master suite includes a soaker tub and walk-in shower, creating a true spa-like retreat. A laundry room with washer and dryer included adds everyday convenience. UPDATES & FEATURES: Brand new heater, water heater, stove and roof. One brand new bathroom with all new plywood and laminate flooring, vanity, and walk-in shower. New plywood and laminate flooring in the laundry room. Partially furnished interior for easy move-in. Carport and easy-care landscaping with sprinkler system. Residents of Cranberry Run enjoy a relaxed lifestyle with a monthly lot fee that includes access to the community clubhouse, which features a kitchen for events, a workout room, library, and social gathering spaces. Additional amenities include two scenic ponds, a dog park, snow removal, water, sewer, and more, making for easy, low-maintenance living. Ideally located for convenience, the community offers easy access to Philadelphia, Atlantic City, and New York City, giving you the perfect balance of peaceful country surroundings and proximity to major destinations. This is 55+ living at its finest. Schedule your private showing today! Don’t miss the opportunity to make this beautiful home your own.

22. 2015-02-15
    historical
23. 2015-02-10
    price $25,500
24. 2014-08-05
    listed $27,500

ⓘ 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: $15,181
• − Mortgage interest: −$5,209
• − Property taxes: −$1,395
• − Insurance: −$465
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,705
• Taxable income: $2,977
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $3,566/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: 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

+263.6% since first listed

7 events — show timeline

• 2025-11-01 Price Changed $100,000 SJSRMLS
• 2025-10-29 Price Changed $100,000 BRIGHT MLS
• 2025-10-27 Listed $90,000 BRIGHT MLS
• 2025-10-27 Listed $90,000 SJSRMLS
• 2015-02-15 Listing Removed — BRIGHT MLS
• 2015-02-10 Price Changed $25,500 SJSRMLS
• 2014-08-05 Listed $27,500 BRIGHT MLS