STN Maplewood Village Plan · Sewell, NJ 08051

$180,000

2 bd · 2.0 ba · 1,568 sqft · Manufactured · 15 Days on market

Fair condition

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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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Sale Pending - Welcome to Maplewood Village! Spacious and well-maintained 2-bedroom, 2-bath manufactured home built in 1999, featuring a versatile den with elegant French doors perfect for a home office, hobby room, or guest space. The large eat-in kitchen offers plenty of room for cooking and gathering and comes complete with a gas range, microwave, dishwasher, refrigerator, and washer/dryer. Enjoy year-round comfort with gas heat and central air conditioning. The primary bedroom offers a walk-in closet and an attached oversized bathroom with a step-in shower and convenient grab bars. A skylight brightens the hall bathroom, adding natural light and charm. Additional highlights include dura

Key facts

• Large eat-in kitchen
• Versatile den
• Walk-in closet

Tags

• VERSATILE DEN
• LARGE EAT-IN KITCHEN
• GAS RANGE
• CENTRAL AIR CONDITIONING
• WALK-IN CLOSET
• OVERSIZED BATHROOM

Property features AI

Finance

• Financial info: List price: $180,000

Exterior

• Utilities: Natural gas; Central air conditioning
• Home design: Single-family plan in Mantua, NJ (BRE Maplewood Village)
• Construction: New construction plan (BRE Maplewood Village)
• Exterior features: Shake roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Plan-based new construction (BRE Maplewood Village Plan)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.4% in Sewell — 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Mantua Township School District (suburban): math 27% / reading 53% proficiency, ranked #210 of 472 in NJ (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 59 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 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 $5k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Recommended offer $177,300 (1.5% below list)

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. 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: 1.06% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 7.9

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-12,591
• Equity at exit: $26,839

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $10,462
• Equity at exit: $15,563

Cash invested: $50,400 (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 08051

• Home prices YoY: -23.3%
• Active inventory: 59
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,904 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $260

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 81%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Main St Mantua, NJ	2.0	1.0	2224	$1,900	$0.85	1d	1	0.81mi
272 Elm Ave Unit A Mantua Township, NJ	2.0	1.0	2176	$1,900	$0.87	1d	1	0.91mi

Listing history 11 events

1. 2026-06-18
   days on market $180,000 Active 15 DOM
2. 2026-06-17
   days on market $180,000 Active 14 DOM
3. 2026-06-16
   days on market $180,000 Active 13 DOM
4. 2026-06-15
   days on market $180,000 Active 12 DOM
5. 2026-06-13
   days on market $180,000 Active 10 DOM
6. 2026-06-13
   days on market $180,000 Active 9 DOM
7. 2026-06-09
   days on market $180,000 Active 6 DOM
8. 2026-06-08
   days on market $180,000 Active 5 DOM
9. 2026-06-07
   days on market $180,000 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $180,000 Active 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: $22,842
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$5,236
• Taxable income: $268
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $3,054/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 Moderate rehab

The home is in fair condition with average exterior and interior features. It requires minor repairs and maintenance to improve its curb appeal and rental value.

Repairs flagged

• Minor Paint — Exterior siding appears slightly faded

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal and property value
• Rental Replace gutters — Clean gutters improve drainage and reduce maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Exterior siding appears slightly faded	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint enhances curb appeal and property value ↑
• Rental Replace gutters — Clean gutters improve drainage and reduce maintenance costs ↑

ⓘ 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: Mantua Township School District
• NCES district ID: 3409600
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 53% ▼ -18.00%
• Median HH income: $81,565
• Composite: 37.41/100
• National rank: #4422
• State rank: #210 of 472 in NJ

Livability — Sewell

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

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 38,159
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 12,474
• Household income: $92,071
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 155.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Black 6% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 3% Tagalog/Filipino 2% Other Indo-European 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: ▼ -90.45%
• Current HPI: 297.7611
• 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