405 Peacock St · West Deptford, NJ 08066

$60,000

2 bd · 2.0 ba · 840 sqft · SingleFamily · 5 Days on market

Built 1998 Fair condition 2,178 sqft lot $650/mo HOA · 37% of rent

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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
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom, 2-bathroom manufactured home in the desirable White Swan East community offers a perfect blend of comfort and convenience. Built in 1999, you are greeted by a large living area upon entry. There is a thoughtfully designed combination kitchen and dining area that invites gatherings. In this split bedroom design, the guest bedroom has and adjacent bathroom and laundry area. The master bedroom is complimented by its own bathroom. Enjoy the ease of pulling into your driveway at the end of the day with space for two vehicles. The community is known for its friendly atmosphere and is conveniently located near local parks, shopping and provides ample opportunities for outdoor activities and relaxation. Experience the charm of this home and the vibrant community that surrounds it, making it a wonderful place to create lasting memories. Embrace the comfort and convenience that White Swan East has to offer!

Key facts

• 2,178 sq ft lot
• 2 parking spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• West Deptford Township School District (suburban): math 24% / reading 50% proficiency, ranked #253 of 472 in NJ (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 57 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $60,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.92% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.77%
• DSCR: 2.01
• GRM: 2.9

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: 16.2%
• Equity multiple: 1.66×
• Total profit: $11,008
• Equity at exit: $8,946

10-year hold

• IRR: 25.1%
• Equity multiple: 3.23×
• Total profit: $37,462
• Equity at exit: $5,188

Cash invested: $16,800 (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 08066

• Home prices YoY: -19.0%
• Active inventory: 57
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,751 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$650
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $319

Break-even live

Break-even rent $1,348

Max offer price $60,000

Occupancy floor 77%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Higginsville Ln Mount Royal, NJ	1.0	1.0	924	$2,200	$2.38	1d	1	1.47mi

HOA detail

• Monthly dues: $650 · $7,800/yr

Listing history 3 events

1. 2026-06-01
   days on market $60,000 Active 5 DOM
2. 2026-05-31
   days on market $60,000 Active 4 DOM
3. 2026-05-27
   listed $60,000 Active 936-char remark

   Show marketing remark (936 chars)

   This charming 2-bedroom, 2-bathroom manufactured home in the desirable White Swan East community offers a perfect blend of comfort and convenience. Built in 1999, you are greeted by a large living area upon entry. There is a thoughtfully designed combination kitchen and dining area that invites gatherings. In this split bedroom design, the guest bedroom has and adjacent bathroom and laundry area. The master bedroom is complimented by its own bathroom. Enjoy the ease of pulling into your driveway at the end of the day with space for two vehicles. The community is known for its friendly atmosphere and is conveniently located near local parks, shopping and provides ample opportunities for outdoor activities and relaxation. Experience the charm of this home and the vibrant community that surrounds it, making it a wonderful place to create lasting memories. Embrace the comfort and convenience that White Swan East has to offer!

ⓘ 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: $21,015
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − HOA: −$7,800
• − Depreciation: −$1,745
• Taxable income: $3,546
• Est. tax owed @ 24.0%: −$851
• After-tax cash flow: $2,975/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 · 5 photos

Fair 45/100 Moderate rehab

This manufactured home in White Swan East community requires significant repairs and updates to improve its condition and value. The home is in fair condition with major repairs needed to the exterior, roof, flooring, interior walls, HVAC, and landscaping.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — Age and potential leaks
• Major flooring — Worn and outdated carpet
• Major interior walls/paint — Faded and outdated paint
• Major HVAC/mechanicals — Age and potential inefficiency
• Major landscaping — Overgrown lawn and lack of landscaping

Value-add opportunities

• Resale New exterior siding — Enhances curb appeal and value
• Resale New roof — Fixes potential leaks and extends home life
• Resale New flooring — Updates outdated carpet and improves aesthetics
• Resale Paint interior walls — Fresh paint enhances home's appearance
• Resale HVAC system upgrade — Improves comfort and energy efficiency
• Resale Landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · Age and potential leaks	Major	$15,000–50,000
flooring · Worn and outdated carpet	Major	$15,000–50,000
interior walls/paint · Faded and outdated paint	Major	$15,000–50,000
HVAC/mechanicals · Age and potential inefficiency	Major	$15,000–50,000
landscaping · Overgrown lawn and lack of landscaping	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale New exterior siding — Enhances curb appeal and value ↑
• Resale New roof — Fixes potential leaks and extends home life ↑
• Resale New flooring — Updates outdated carpet and improves aesthetics ↑
• Resale Paint interior walls — Fresh paint enhances home's appearance ↑
• Resale HVAC system upgrade — Improves comfort and energy efficiency ↑
• Resale Landscaping — Enhances curb appeal and property 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: West Deptford Township School District
• NCES district ID: 3417430
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $68,308
• Composite: 33.65/100
• National rank: #5396
• State rank: #253 of 472 in NJ

Livability — West Deptford

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

Census & demographics

• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 7,760
• Household income: $65,070
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 304.0

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Black 30% Hispanic / Latino 16% Two or more races 14%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10%
• Common ancestry: Romanian 6% Serbian 3% Armenian 2%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 84% English-only · Spanish 11% Arabic 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.33%
• Current HPI: 337.4363
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

• 2026-05-27 Listed $60,000 BRIGHT MLS