19 Adult Dr Unit ADU19

Moonachie, NJ 07074

$85,900B+

2 bd · 1.0 ba · 720 sqft · Built 2026 · Manufactured · Active · 83 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,872/mo
• Mortgage (P&I): −$450
• Tax + insurance: −$143
• HOA: −$0
• Vac / Maint / Mgmt: −$393
• Net cashflow: $886/mo
• Annual: $10,628/yr
• Cap rate: 18.67%
• Cash-on-cash: 44.19%
• DSCR: 2.97
• 1% rule: 2.18%
• Cash to close: $24,052

Investor read

• This is a 2-bed/1.0-bath manufactured listed at $86k. Condition is rated good.
• 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).
• It's been on market 83 days — a 6% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $81k (6.0% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($594 loan paydown + $2k appreciation (2.0% local appreciation)).
• 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).
• 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.

Questions for listing agent

• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.