301 Jetty Dr · Egg Harbor, NJ 08234

$199,000

3 bd · 2.0 ba · 1,300 sqft · Manufactured · 33 Days on market

$153/sqft · at area comps Est $199k · at est.

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Why this score? — see what drove the C+ 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous Move-in ready double wide mobile home in desirable 55+ community of Oak Forest. This beautiful 3 bedroom, 2 bath corner property has an open layout and cathedral ceilings and has been freshly upgraded with new wood flooring throughout, new kitchen cabinets and counters, new stainless steel appliances, new bathrooms and so much more! The best part about this home is it's affordability. The lot rent is only $550 a month and taxes, trash, sewer and water are included. Enjoy the wooded view from your front porch or relax in the sun drenched 3 season room. Pets are welcome in this friendly community and it's conveniently located close to shopping, doctors, golf courses, Atlantic City and beaches!

Key facts

• Completely remodeled
• Cathedral ceilings
• Open layout

Tags

• CORNER PROPERTY
• OPEN LAYOUT
• CATHEDRAL CEILINGS
• COMPLETELY REMODELED
• NEW ROOF
• NEW KITCHEN CABINETS

Property features AI

Finance

• HOA & community: Adult community (55+)

Exterior

• Parking: Two exterior parking spaces; No garage
• Utilities: Private water; Private sewer
• Home design: Mobile home; Property listed for sale
• Exterior features: Enclosed porch; Screened porch; Shed

Interior

• Kitchen: Gas stove; Microwave; Dishwasher; Refrigerator
• Bedrooms: All bedrooms on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Cathedral ceiling; Dining area; Pantry
• Laundry & utility: Washer; Dryer; Main-level laundry/utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Egg Harbor Township School District (suburban): math 18% / reading 46% proficiency, ranked #311 of 472 in NJ (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 357 active listings in the ZIP; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Atlantic County population projected at -12% 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 $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago 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.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $199,000
• List price: $199,000
• Delta: —
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Jetty Dr	0.00mi	3/2.0	1,300 (0%)	1mo	$199,000	$153	99
1917 Ventnor Ave	0.35mi	2/2.0 (-1)	1,240 (-5%)	5mo	$275,000	$222	66

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $5,047
• Equity at exit: $29,672

10-year hold

• IRR: 12.0%
• Equity multiple: 1.94×
• Total profit: $52,520
• Equity at exit: $17,206

Cash invested: $55,720 (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 08234

• Home prices YoY: -6.7%
• Active inventory: 357
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,481 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $585

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 71%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-31
   days on market $199,000 Under Contract 33 DOM
2. 2026-05-30
   days on market $199,000 Under Contract 32 DOM
3. 2026-05-16
   historical Under Contract 667-char remark
4. 2026-04-28
   listed $199,000 Active 667-char remark
5. 2024-09-18
   soldstatus $172,500 Sold 710-char remark

   Show marketing remark (710 chars)

   Gorgeous Move-in ready double wide mobile home in desirable 55+ community of Oak Forest. This beautiful 3 bedroom, 2 bath corner property has an open layout and cathedral ceilings and has been freshly upgraded with new wood flooring throughout, new kitchen cabinets and counters, new stainless steel appliances, new bathrooms and so much more! The best part about this home is it's affordability. The lot rent is only $550 a month and taxes, trash, sewer and water are included. Enjoy the wooded view from your front porch or relax in the sun drenched 3 season room. Pets are welcome in this friendly community and it's conveniently located close to shopping, doctors, golf courses, Atlantic City and beaches!

6. 2024-08-26
   price $185,000 710-char remark

   Show marketing remark (710 chars)

   Gorgeous Move-in ready double wide mobile home in desirable 55+ community of Oak Forest. This beautiful 3 bedroom, 2 bath corner property has an open layout and cathedral ceilings and has been freshly upgraded with new wood flooring throughout, new kitchen cabinets and counters, new stainless steel appliances, new bathrooms and so much more! The best part about this home is it's affordability. The lot rent is only $550 a month and taxes, trash, sewer and water are included. Enjoy the wooded view from your front porch or relax in the sun drenched 3 season room. Pets are welcome in this friendly community and it's conveniently located close to shopping, doctors, golf courses, Atlantic City and beaches!

7. 2024-08-18
   historical Under Contract 710-char remark

   Show marketing remark (710 chars)

   Gorgeous Move-in ready double wide mobile home in desirable 55+ community of Oak Forest. This beautiful 3 bedroom, 2 bath corner property has an open layout and cathedral ceilings and has been freshly upgraded with new wood flooring throughout, new kitchen cabinets and counters, new stainless steel appliances, new bathrooms and so much more! The best part about this home is it's affordability. The lot rent is only $550 a month and taxes, trash, sewer and water are included. Enjoy the wooded view from your front porch or relax in the sun drenched 3 season room. Pets are welcome in this friendly community and it's conveniently located close to shopping, doctors, golf courses, Atlantic City and beaches!

8. 2024-08-09
   price $179,000 710-char remark

   Show marketing remark (710 chars)

   Gorgeous Move-in ready double wide mobile home in desirable 55+ community of Oak Forest. This beautiful 3 bedroom, 2 bath corner property has an open layout and cathedral ceilings and has been freshly upgraded with new wood flooring throughout, new kitchen cabinets and counters, new stainless steel appliances, new bathrooms and so much more! The best part about this home is it's affordability. The lot rent is only $550 a month and taxes, trash, sewer and water are included. Enjoy the wooded view from your front porch or relax in the sun drenched 3 season room. Pets are welcome in this friendly community and it's conveniently located close to shopping, doctors, golf courses, Atlantic City and beaches!

9. 2024-07-28
   listed $185,000 Active 710-char remark

   Show marketing remark (710 chars)

   Gorgeous Move-in ready double wide mobile home in desirable 55+ community of Oak Forest. This beautiful 3 bedroom, 2 bath corner property has an open layout and cathedral ceilings and has been freshly upgraded with new wood flooring throughout, new kitchen cabinets and counters, new stainless steel appliances, new bathrooms and so much more! The best part about this home is it's affordability. The lot rent is only $550 a month and taxes, trash, sewer and water are included. Enjoy the wooded view from your front porch or relax in the sun drenched 3 season room. Pets are welcome in this friendly community and it's conveniently located close to shopping, doctors, golf courses, Atlantic City and beaches!

10. 2024-01-16
    soldstatus $30,000 Sold

    Show marketing remark (195 chars)

    Double wide, 3 bedroom, 2 bath mobile home in need of total rehab. Unit is located on a large corner lot in the desirable community of Oak Forest. No showings until January 8th. Cash buyers only.

11. 2024-01-08
    historical Under Contract

    Show marketing remark (195 chars)

    Double wide, 3 bedroom, 2 bath mobile home in need of total rehab. Unit is located on a large corner lot in the desirable community of Oak Forest. No showings until January 8th. Cash buyers only.

12. 2023-12-29
    listed $50,000 Active

    Show marketing remark (195 chars)

    Double wide, 3 bedroom, 2 bath mobile home in need of total rehab. Unit is located on a large corner lot in the desirable community of Oak Forest. No showings until January 8th. Cash buyers only.

13. 2012-08-15
    soldstatus $48,750
14. 2012-07-31
    historical
15. 2012-03-09
    listed $65,000

ⓘ 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: $29,775
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − Depreciation: −$5,789
• Taxable income: $4,095
• Est. tax owed @ 24.0%: −$983
• After-tax cash flow: $6,037/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: Egg Harbor Township School District
• NCES district ID: 3404560
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $71,612
• Composite: 29.81/100
• National rank: #6421
• State rank: #311 of 472 in NJ

Livability — Egg Harbor

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

Census & demographics

• Census place: English Creek, NJ
• Population (ZIP): 46,856

Population outlook (Atlantic County) Hauer SSP2

• Today (2025): 268,948 people
• By 2030: 264,497 · -1.7%
• By 2040: 252,261 · -6.2%
• By 2050: 237,846 · -11.6%
• By 2075: 210,650 · -21.7%
• By 2100: 180,234 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 16% Asian 13% Black 9% Two or more races 9%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 3% Italian 1% Slovak 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 12% Other Indo-European 4% Tagalog/Filipino 3%

Political lean MEDSL · Atlantic

• 2024 margin: Toss-up / Even · D 47.7% · R 50.7% · Other 1.6%
• 2008→2024 swing: -18.1pp toward R · 2008: 15.1pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+6.7 2016: D+6.2 2012: D+17.2 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.76%
• Current HPI: 319.2948
• 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

+206.2% since first listed

14 events — show timeline

• 2026-05-29 Sold (MLS) $199,000 SJSRMLS
• 2026-05-16 Contingent — SJSRMLS
• 2026-04-28 Listed $199,000 SJSRMLS
• 2024-09-18 Sold (MLS) $172,500 SJSRMLS
• 2024-08-26 Price Changed $185,000 SJSRMLS
• 2024-08-18 Contingent — SJSRMLS
• 2024-08-09 Price Changed $179,000 SJSRMLS
• 2024-07-28 Listed $185,000 SJSRMLS
• 2024-01-16 Sold (MLS) $30,000 SJSRMLS
• 2024-01-08 Contingent — SJSRMLS
• 2023-12-29 Listed $50,000 SJSRMLS
• 2012-08-15 Sold (MLS) $48,750 SJSRMLS
• 2012-07-31 Listing Removed — SJSRMLS
• 2012-03-09 Listed $65,000 SJSRMLS