239 Pin Oak · Pennsville, NJ 08069

$49,900

2 bd · 1.0 ba · 800 sqft · SingleFamily · 121 Days on market

Built 1979 ↓ 17% 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
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious expanded 2 bedroom 1 bath home is a great place to call home. The living room and eat-in kitchen make a spacious open floor plan. There is cute dining room with custom built-ins. Bathroom is very roomy. Home is complete with wash/dryer located near the bedrooms. The attached carport is a huge convenience with plenty of room for car parking or to set up your patio furniture. Property is close to shopping, restaurants, 295, NJ Turnpike and DMB. Home is being sold in "As Is" condition. 55+ community

Key facts

• Open floor plan
• Wash dryer
• Attached carport

Tags

• OPEN FLOOR PLAN
• CUSTOM BUILT-INS
• WASH DRYER
• ATTACHED CARPORT
• CLOSE TO SHOPPING

Property features AI

Finance

• HOA & community: Senior community with 55+ age requirement

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Manufactured property; Modular/Manufactured construction; Single wide mobile home; Approximately 800 finished above-grade square feet
• Construction: Single wide mobile home measuring about 14 ft by 70 ft
• Exterior features: Located in a senior community (55+); Above-grade other structures

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Forced air heating; Natural gas heating fuel; Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.2% vs local median 3.6% in Pennsville — 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 72/100 on livability (#225 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: schools C-, amenities F, commute F.
• Pennsville Public School District (suburban): math 12% / reading 45% proficiency, ranked #356 of 472 in NJ (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 101 active listings in the ZIP; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/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 $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Salem County population projected at -23% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.71% ✓
• Cap rate: 33.16%
• Cash-on-cash: 95.95%
• DSCR: 5.27
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $120,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 Pin Oak	0.00mi	2/1.0	800 (0%)	1mo	$45,000	$56	99
59 Forest Dr	0.01mi	2/2.0	800 (0%)	0mo	$105,000	$131	95
226 Pin Oak Dr	0.07mi	2/1.0	800 (0%)	11mo	$49,000	$61	87
35 Pennington Dr	0.09mi	2/2.0	800 (0%)	19mo	$120,000	$150	76
94 White Oaks Dr	0.12mi	2/2.0	720 (-10%)	5mo	$135,000	$188	70
50 Pennington Dr	0.06mi	2/2.0	900 (+12%)	11mo	$135,500	$151	64
12 Chester Ave	0.53mi	2/1.0	750 (-6%)	6mo	$205,000	$273	60
542 N Broadway	0.51mi	2/1.0	744 (-7%)	9mo	$193,000	$259	57
71 Forest Dr	0.22mi	2/1.5	700 (-12%)	12mo	$115,000	$164	57
86 Mobile Dr	0.19mi	2/2.0	900 (+12%)	15mo	$135,000	$150	54
1 Victory Ave #27	0.45mi	2/1.5	700 (-12%)	7mo	$65,000	$93	50
579 N Broadway	0.65mi	3/1.0 (+1)	906 (+13%)	14mo	$222,000	$245	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 96.9%
• Equity multiple: 5.52×
• Total profit: $63,095
• Equity at exit: $7,440

10-year hold

• IRR: 99.5%
• Equity multiple: 11.50×
• Total profit: $146,676
• Equity at exit: $4,314

Cash invested: $13,972 (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 08069

• Home prices YoY: -18.8%
• Active inventory: 101
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,851 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $1,117

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 35%

Sensitivity live

Price	-10% $1,152	-5% $1,134	+0% $1,117	+5% $1,100	+10% $1,083
Rent	-10% $971	-5% $1,044	+0% $1,117	+5% $1,190	+10% $1,263
Rate	-1.0pp $1,142	-0.5pp $1,130	base $1,117	+0.5pp $1,104	+1.0pp $1,091

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-07
   status Pending
2. 2026-03-30
   price $49,900
3. 2026-02-23
   status Active
4. 2026-02-09
   historical Active Under Contract
5. 2026-01-25
   status Pending
6. 2025-12-08
   listed $59,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 53% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,208
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$1,452
• Taxable income: $13,410
• Est. tax owed @ 24.0%: −$3,218
• After-tax cash flow: $10,188/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: Pennsville Public School District
• NCES district ID: 3409120
• Math proficiency: 12% ▼ -26.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $58,237
• Composite: 25.61/100
• National rank: #7411
• State rank: #356 of 472 in NJ

Livability — Pennsville

• Score: 72/100
• State rank: #225
• US rank: #6134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pennsville, NJ
• County: Salem County · 24,175 people
• City population: 12,766
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,413
• Household income: $71,942
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 696.0

Population outlook (Salem County) Hauer SSP2

• Today (2025): 59,905 people
• By 2030: 57,351 · -4.3%
• By 2040: 51,837 · -13.5%
• By 2050: 46,356 · -22.6%
• By 2075: 36,452 · -39.2%
• By 2100: 28,907 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 22% Black 22% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 14%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 85% English-only · Spanish 13% Tagalog/Filipino 1%

Political lean MEDSL · Salem

• 2024 margin: R (+19.2) · D 39.6% · R 58.8% · Other 1.6%
• 2008→2024 swing: -23.1pp toward R · 2008: 3.9pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+12.8 2016: R+15.4 2012: D+0.8 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.07%
• Current HPI: 290.3853
• 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

-16.7% since first listed

6 events — show timeline

• 2026-05-07 Pending — BRIGHT MLS
• 2026-03-30 Price Changed $49,900 BRIGHT MLS
• 2026-02-23 Relisted — BRIGHT MLS
• 2026-02-09 Contingent — BRIGHT MLS
• 2026-01-25 Pending — BRIGHT MLS
• 2025-12-08 Listed $59,900 BRIGHT MLS