19 Adult Dr Unit ADU19 · Moonachie, NJ 07074

$85,900

2 bd · 1.0 ba · 720 sqft · Manufactured · 83 Days on market

Built 2026 Good condition

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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
• Appreciation +6.0/10.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Your brand new 2 bedroom, 1 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a clubhouse, and a swimming pool. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Clubhouse
• Swimming pool
• Modern bathroom

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• CLUBHOUSE
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $86k. 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 $86k).
• Recommended offer: $81k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#327 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B+; Watch: amenities F, commute F, cost of living F.
• Moonachie School District (suburban): math 50% / reading 70% proficiency, ranked #270 of 612 in NJ (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,488 units permitted in Bergen County in 2024 (1,610 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($594 loan paydown + $2k appreciation (2.0% local appreciation)).
• Bergen County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Recommended offer $80,746 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.18% ✓
• Cap rate: 18.67%
• Cash-on-cash: 44.19%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.1%
• Equity multiple: 3.59×
• Total profit: $62,232
• Equity at exit: $33,782

10-year hold

• IRR: 48.9%
• Equity multiple: 7.17×
• Total profit: $148,445
• Equity at exit: $48,571

Cash invested: $24,052 (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 07074

• Home prices YoY: 1.2%
• Active inventory: 7
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$450
• Tax est. 1.5%: −$107 /mo · $1,288/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $886

Break-even live

Break-even rent $751

Max offer price $85,900

Occupancy floor 48%

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Terrace Ave Hasbrouck Heights, NJ	1.0	1.0	642	$1,872	$2.92	3d	3	1.23mi

Listing history 13 events

1. 2026-06-17
   days on market $85,900 Active 83 DOM
2. 2026-06-16
   days on market $85,900 Active 82 DOM
3. 2026-06-15
   days on market $85,900 Active 81 DOM
4. 2026-06-13
   days on market $85,900 Active 79 DOM
5. 2026-06-09
   days on market $85,900 Active 75 DOM
6. 2026-06-08
   days on market $85,900 Active 74 DOM
7. 2026-06-07
   days on market $85,900 Active 73 DOM
8. 2026-06-04
   days on market $85,900 Active 70 DOM
9. 2026-06-03
   days on market $85,900 Active 69 DOM
10. 2026-06-02
    days on market $85,900 Active 68 DOM
11. 2026-06-01
    pricedays on market $85,900 Active 67 DOM
12. 2026-05-31
    days on market $85,400 Active 66 DOM
13. 2026-03-26
    listed $85,400 Active 474-char remark

    Show marketing remark (474 chars)

    Your brand new 2 bedroom, 1 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a clubhouse, and a swimming pool. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ 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: $22,470
• − Mortgage interest: −$4,812
• − Property taxes: −$1,288
• − Insurance: −$430
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$2,499
• Taxable income: $9,846
• Est. tax owed @ 24.0%: −$2,363
• After-tax cash flow: $8,265/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 · 7 photos

Good 80/100 Cosmetic rehab

This move-in-ready manufactured home features new appliances, flooring, and paint, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in living areas — Improves aesthetics and adds value
• Both New lighting fixtures — Enhances interior aesthetics and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in living areas — Improves aesthetics and adds value ↑
• Both New lighting fixtures — Enhances interior aesthetics and adds value ↑

ⓘ 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: Moonachie School District
• NCES district ID: 3410680
• Math proficiency: 50% ▲ 6.00%
• Reading proficiency: 70% ▲ 4.00%
• Median HH income: $54,365
• Composite: 53.07/100
• National rank: #3235
• State rank: #270 of 612 in NJ

Livability — Moonachie

• Score: 67/100
• State rank: #327
• US rank: #10327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moonachie, NJ
• City population: 3,106
• Population (ZIP): 3,106

Population outlook (Bergen County) Hauer SSP2

• Today (2025): 1,021,896 people
• By 2030: 1,063,119 · +4.0%
• By 2040: 1,146,566 · +12.2%
• By 2050: 1,229,132 · +20.3%
• By 2075: 1,429,694 · +39.9%
• By 2100: 1,547,614 · +51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 55% White 30% Asian 14% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 2% Dominican 4% Salvadoran 6%
• Common ancestry: Romanian 2% Iranian 1%
• Foreign-born: 46% · Canada, Jamaica, Dominican Republic
• Languages at home: 38% English-only · Spanish 47% Other Indo-European 10% Tagalog/Filipino 2%

Political lean MEDSL · Bergen

• 2024 margin: Toss-up / Even · D 50.7% · R 47.3% · Other 2.0%
• 2008→2024 swing: -6.1pp toward R · 2008: 9.5pp · 2024: 3.4pp
• All cycles: 2024: D+3.4 2020: D+16.4 2016: D+12.0 2012: D+10.8 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.98%
• Current HPI: 164.1207
• 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

1 event — show timeline

• 2026-03-26 Listed $85,400 Zillow