1 Forest Dr · Hightstown, NJ 08520

$99,500

2 bd · 1.0 ba · 820 sqft · Manufactured · 83 Days on market

Built 1987 $121/sqft · 54% below area

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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 +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1 Forest Dr, nestled in the sought-after Shady Rest 55+ community in East Windsor, NJ. This charming 2-bedroom, 1-bath home offers comfortable, low-maintenance living in a peaceful and well-managed neighborhood. Step inside to find a cozy layout designed for easy living, perfect for those looking to simplify without sacrificing comfort. The home features natural gas heating for efficiency and year-round comfort. Outside, enjoy your morning coffee or unwind in the evening on the inviting front porch. A private shed in the yard provides convenient additional storage, while dedicated parking directly in front of the home adds everyday ease. Residents of Shady Rest benefit from an active, well-maintained community with on-site management and maintenance staff, offering peace of mind and prompt service. The monthly land lease of $730 includes community services, and utilities remain affordable with a quarterly sewer charge of $94 and water charge of $23.07. Ideally located near major roadways, shopping, dining, and local amenities, this home offers both convenience and a relaxed lifestyle tailored for 55+ living. Don’t miss this opportunity to become part of a welcoming community in a prime East Windsor location!

Key facts

• Natural gas heating
• Front porch
• Convenient location

Tags

• NATURAL GAS HEATING
• FRONT PORCH
• PRIVATE SHED
• DEDICATED PARKING
• ON-SITE MANAGEMENT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 3.2% in Hightstown — 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 75/100 on livability (#158 in NJ, #4,069 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• East Windsor Regional School District (suburban): math 17% / reading 48% proficiency, ranked #287 of 472 in NJ (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 114 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mercer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $93,530 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.25% ✓
• Cap rate: 19.33%
• Cash-on-cash: 46.55%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (median comp): $215,328
• List price: $99,500
• Delta: -53.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.6%
• Equity multiple: 1.93×
• Total profit: $25,833
• Equity at exit: $14,836

10-year hold

• IRR: 30.7%
• Equity multiple: 3.78×
• Total profit: $77,341
• Equity at exit: $8,603

Cash invested: $27,860 (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 08520

• Active inventory: 114
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,238 high
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $654

Break-even live

Break-even rent $1,410

Max offer price $99,500

Occupancy floor 66%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Schindler Dr Unit 1304 East Windsor, NJ	1.0	1.0	812	$2,200	$2.71	16d	1	0.22mi
1 Schindler Dr East Windsor, NJ	1.0	1.0–2.0	923	$2,250	$2.44	1d	2	0.22mi
B23 Garden View Ter East Windsor, NJ	1.0	1.0	742	$1,834	$2.47	1d	1	0.81mi
164 One Mile Rd East Windsor, NJ	1.0–2.0	1.0–2.0	1017	$2,500	$2.46	1d	1	0.82mi
174 One Mile Rd East Windsor, NJ	2.0	2.0	1104	$2,500	$2.26	1d	1	0.89mi
49 Garden View Ter #7 East Windsor, NJ	1.0	1.0	810	$1,850	$2.28	7d	1	1.01mi

Listing history 17 events

1. 2026-06-18
   days on market $99,500 Active 83 DOM
2. 2026-06-17
   days on market $99,500 Active 82 DOM
3. 2026-06-16
   days on market $99,500 Active 81 DOM
4. 2026-06-15
   days on market $99,500 Active 80 DOM
5. 2026-06-13
   days on market $99,500 Active 78 DOM
6. 2026-06-09
   days on market $99,500 Active 74 DOM
7. 2026-06-08
   days on market $99,500 Active 73 DOM
8. 2026-06-07
   days on market $99,500 Active 72 DOM
9. 2026-06-04
   days on market $99,500 Active 69 DOM
10. 2026-06-03
    days on market $99,500 Active 68 DOM
11. 2026-06-02
    days on market $99,500 Active 67 DOM
12. 2026-06-01
    days on market $99,500 Active 66 DOM
13. 2026-05-31
    days on market $99,500 Active 65 DOM
14. 2026-03-27
    listed $99,500 Active 1244-char remark

    Show marketing remark (1244 chars)

    Welcome to 1 Forest Dr, nestled in the sought-after Shady Rest 55+ community in East Windsor, NJ. This charming 2-bedroom, 1-bath home offers comfortable, low-maintenance living in a peaceful and well-managed neighborhood. Step inside to find a cozy layout designed for easy living, perfect for those looking to simplify without sacrificing comfort. The home features natural gas heating for efficiency and year-round comfort. Outside, enjoy your morning coffee or unwind in the evening on the inviting front porch. A private shed in the yard provides convenient additional storage, while dedicated parking directly in front of the home adds everyday ease. Residents of Shady Rest benefit from an active, well-maintained community with on-site management and maintenance staff, offering peace of mind and prompt service. The monthly land lease of $730 includes community services, and utilities remain affordable with a quarterly sewer charge of $94 and water charge of $23.07. Ideally located near major roadways, shopping, dining, and local amenities, this home offers both convenience and a relaxed lifestyle tailored for 55+ living. Don’t miss this opportunity to become part of a welcoming community in a prime East Windsor location!

15. 2025-07-14
    soldstatus $95,000 Closed 876-char remark

    Show marketing remark (876 chars)

    Shady Rest is a desirable 55 and older Community Located off of Route 130 in East Windsor. This 2 bedroom 1 bath is has an open concept with a large kitchen and living area. . Newer 2 year old roof which comes with a warranty and new washer and dryer. The Covered Front porch allows for quiet mornings listening to the birds chirp while enjoying your cup of Coffee. Storage shed included in rear of property. Buyer must be approved by the Shady Rest Association to ensure they meet the age, 55+, and credit requirements. Lease includes taxes, street maintenance plus curbside trash and recycling collection. Selling As/Is. Centrally located with close access to numerous shopping centers and many restaurants. Close to the NJ Turnpike, just a 15 minute drive to Princeton Junction train station. These units don't come on the market very often. Make your appointment today!

16. 2025-05-03
    listed $98,000 Active 876-char remark

    Show marketing remark (876 chars)

    Shady Rest is a desirable 55 and older Community Located off of Route 130 in East Windsor. This 2 bedroom 1 bath is has an open concept with a large kitchen and living area. . Newer 2 year old roof which comes with a warranty and new washer and dryer. The Covered Front porch allows for quiet mornings listening to the birds chirp while enjoying your cup of Coffee. Storage shed included in rear of property. Buyer must be approved by the Shady Rest Association to ensure they meet the age, 55+, and credit requirements. Lease includes taxes, street maintenance plus curbside trash and recycling collection. Selling As/Is. Centrally located with close access to numerous shopping centers and many restaurants. Close to the NJ Turnpike, just a 15 minute drive to Princeton Junction train station. These units don't come on the market very often. Make your appointment today!

17. 2025-05-02
    historical $98,000 876-char remark

    Show marketing remark (876 chars)

    Shady Rest is a desirable 55 and older Community Located off of Route 130 in East Windsor. This 2 bedroom 1 bath is has an open concept with a large kitchen and living area. . Newer 2 year old roof which comes with a warranty and new washer and dryer. The Covered Front porch allows for quiet mornings listening to the birds chirp while enjoying your cup of Coffee. Storage shed included in rear of property. Buyer must be approved by the Shady Rest Association to ensure they meet the age, 55+, and credit requirements. Lease includes taxes, street maintenance plus curbside trash and recycling collection. Selling As/Is. Centrally located with close access to numerous shopping centers and many restaurants. Close to the NJ Turnpike, just a 15 minute drive to Princeton Junction train station. These units don't come on the market very often. Make your appointment today!

ⓘ 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 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,860
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$5,616
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − Depreciation: −$2,895
• Taxable income: $6,986
• Est. tax owed @ 24.0%: −$1,677
• After-tax cash flow: $6,173/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: East Windsor Regional School District
• NCES district ID: 3404320
• Math proficiency: 17% ▼ -26.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $80,846
• Composite: 31.1/100
• National rank: #6072
• State rank: #287 of 472 in NJ

Livability — Hightstown

• Score: 75/100
• State rank: #158
• US rank: #4069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mercer County · 327,655 people
• City population: 29,504
• Metro: Trenton-Princeton, NJ
• Population (ZIP): 29,504
• Household income: $118,010
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 473.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 381,395 people
• By 2030: 384,640 · +0.9%
• By 2040: 391,431 · +2.6%
• By 2050: 397,845 · +4.3%
• By 2075: 417,281 · +9.4%
• By 2100: 420,327 · +10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 44% Hispanic / Latino 25% Asian 19% Two or more races 11% Black 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 3% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 32% · Canada, Jamaica, China
• Languages at home: 57% English-only · Spanish 23% Other Indo-European 10% Other Asian/Pacific 5%

Political lean MEDSL · Mercer

• 2024 margin: Solid D (+33.9) · D 65.9% · R 32.0% · Other 2.1%
• 2008→2024 swing: -2.2pp toward R · 2008: 36.1pp · 2024: 33.9pp
• All cycles: 2024: D+33.9 2020: D+40.0 2016: D+36.2 2012: D+36.8 2008: D+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -380.11%
• Current HPI: 286.6652
• Rent YoY: —
• Metro: Trenton-Princeton, NJ
• 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

+1.5% since first listed

4 events — show timeline

• 2026-03-27 Listed $99,500 BRIGHT MLS
• 2025-07-14 Sold (MLS) $95,000 BRIGHT MLS
• 2025-05-03 Listed $98,000 BRIGHT MLS
• 2025-05-02 Coming Soon $98,000 BRIGHT MLS