47 Schalick Dr · Franklinville, NJ 08318

$55,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 2 Days on market

Built 1975 Fair condition Est $67k · 18% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

🏡 Fully Renovated Mobile Home for Sale in Harding Woods Don’t miss this opportunity to own a beautifully renovated 2-bedroom, 1-bathroom mobile home in the desirable Harding Woods community. This move-in-ready home has been updated from top to bottom and offers comfort, convenience, and affordability. Features Include: ✔ 2 spacious bedrooms ✔ 1 full bathroom ✔ Brand-new appliances ✔ New flooring throughout ✔ Fresh interior paint ✔ Natural gas heating ✔ Central air conditioning ✔ Ceiling fans in both bedrooms and the living room ✔ Large screened-in porch, perfect for relaxing or entertaining guests ✔ Laundry hookups ✔ Off-street parking This charming home provides a comfortable living

Key facts

• Built 1975

Property features AI

Finance

• Other: Annual ground rent listed in income/expense items
• Financial info: Monthly land lease of $746; Land lease paid annually noted; 99 years remaining; Ground rent exists
• HOA & community: Association covers common area maintenance, snow removal, trash, water and sewer

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Land lease ownership
• Construction: Estimated year built; Above-grade construction noted
• Exterior features: Personal pool; Above-grade other structures

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level; Rooms include: Living Room, Master Bedroom, Kitchen, Bedroom 1
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: 90% forced air heating (oil); Central air conditioning (electric); Electric hot water
• Interior features: Eat-in kitchen; Estimated living area
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 19.8% vs local median 2.5% in Franklinville — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Pittsgrove Township School District (rural): math 18% / reading 48% proficiency, ranked #295 of 472 in NJ (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $55,000

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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.30% ✓
• Cap rate: 19.83%
• Cash-on-cash: 48.34%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $67,200
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Hazelwood Dr	0.10mi	2/1.0	860 (+2%)	11mo	$69,000	$80	82
88 Hazelwood Dr	0.10mi	2/2.0	800 (-5%)	9mo	$64,000	$80	76
25 Elmwood Dr	0.06mi	2/1.0	768 (-9%)	10mo	$20,000	$26	75
4 Donald Pl	0.29mi	2/2.0	868 (+3%)	6mo	$50,000	$58	71
1 Cedarwood Dr	0.08mi	2/1.0	750 (-11%)	16mo	$60,000	$80	65
7 Elmwood Dr	0.14mi	2/2.0	784 (-7%)	18mo	$109,000	$139	64
26 Cedarwood Ave	0.09mi	2/2.0	952 (+13%)	9mo	$83,000	$87	62
5 Luann Dr	0.41mi	2/1.0	860 (+2%)	23mo	$77,500	$90	58
248 Route 40 Lot D10	0.73mi	2/1.0	800 (-5%)	1mo	$50,000	$63	57
5 Elmwood Cir	0.14mi	3/2.0 (+1)	924 (+10%)	19mo	$125,000	$135	52
248 Harding Hwy Unit E-10	0.66mi	2/1.0	800 (-5%)	24mo	$74,900	$94	42

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: 45.9%
• Equity multiple: 2.99×
• Total profit: $30,616
• Equity at exit: $8,201

10-year hold

• IRR: 51.7%
• Equity multiple: 6.04×
• Total profit: $77,612
• Equity at exit: $4,755

Cash invested: $15,400 (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 08318

• Home prices YoY: -16.6%
• Active inventory: 79
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $620

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 46%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $55,000 Active 2 DOM
2. 2026-06-17
   statusdays on market $55,000 Active 1 DOM
3. 2026-06-17
   days on market $55,000 Coming Soon 17 DOM
4. 2026-06-17
   remarks 693-char remark
5. 2026-06-17
   price $55,000 Coming Soon 16 DOM
6. 2026-06-16
   days on market $53,000 Coming Soon 16 DOM
7. 2026-06-15
   days on market $53,000 Coming Soon 15 DOM
8. 2026-06-14
   days on market $53,000 Coming Soon 13 DOM
9. 2026-06-13
   days on market $53,000 Coming Soon 12 DOM
10. 2026-06-10
    days on market $53,000 Coming Soon 10 DOM
11. 2026-06-09
    days on market $53,000 Coming Soon 9 DOM
12. 2026-06-08
    days on market $53,000 Coming Soon 8 DOM
13. 2026-06-07
    days on market $53,000 Coming Soon 7 DOM
14. 2026-06-05
    days on market $53,000 Coming Soon 4 DOM
15. 2026-06-02
    days on market $53,000 Coming Soon 2 DOM
16. 2026-06-01
    remarks 14-char remark
17. 2026-06-01
    listed $53,000 Coming Soon 1 DOM

ⓘ 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: $15,196
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$1,600
• Taxable income: $6,984
• Est. tax owed @ 24.0%: −$1,676
• After-tax cash flow: $5,768/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 · 2 photos

Fair 45/100 Cosmetic rehab

The home is a mobile home with fair exterior condition and some wear and tear. It has a need for cosmetic updates, including landscaping, painting, and fencing. These updates can significantly increase its resale and rental value.

Repairs flagged

• Minor Landscaping — The landscaping is overgrown and could benefit from trimming and planting.
• Minor Fencing — The fencing shows some wear and could be repainted or replaced.
• Minor Driveway and Sidewalk — The driveway and sidewalk appear to be in fair condition but could be cleaned and repaired if needed.
• Minor Exterior Paint — The siding shows some discoloration and could be repainted for a fresh look.

Value-add opportunities

• Both Landscaping — A well-maintained landscape can enhance curb appeal and property value.
• Both Painting — Fresh paint can improve the home's appearance and increase its value.
• Both Fencing — A new or repainted fence can enhance the home's curb appeal and property value.
• Both Driveway and Sidewalk — A clean and repaired driveway and sidewalk can improve the home's curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The landscaping is overgrown and could benefit from trimming and planting.	Minor	$500–3,000
Fencing · The fencing shows some wear and could be repainted or replaced.	Minor	$500–3,000
Driveway and Sidewalk · The driveway and sidewalk appear to be in fair condition but could be cleaned and repaired if needed.	Minor	$500–3,000
Exterior Paint · The siding shows some discoloration and could be repainted for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Landscaping — A well-maintained landscape can enhance curb appeal and property value. ↑
• Both Painting — Fresh paint can improve the home's appearance and increase its value. ↑
• Both Fencing — A new or repainted fence can enhance the home's curb appeal and property value. ↑
• Both Driveway and Sidewalk — A clean and repaired driveway and sidewalk can improve the home's 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: Pittsgrove Township School District
• NCES district ID: 3413110
• Math proficiency: 18% ▼ -22.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $71,126
• Composite: 30.59/100
• National rank: #6201
• State rank: #295 of 472 in NJ

Livability — Franklinville

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

Census & demographics

• Population (ZIP): 12,149

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Black 7% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Lithuanian 3% Romanian 3% Serbian 1%
• Foreign-born: 1%
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -56.68%
• Current HPI: 284.9025
• 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

• 2026-05-31 Coming Soon $53,000 BRIGHT MLS