The Minotola Plan · Buena, NJ 08326

$267,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 948 Days on market

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.9/10.0
• DSCR +1.7/10.0

Listing remarks MLS

1500 square foot home which has 3 bedrooms, two full baths (one off master), open floor plan connecting living room, kitchen, and dining area leading to your patio thru the slider out back

Key facts

• Listed 947 days

🏗️ New construction. The $267,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $291,508.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $267k.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (21.3% below list).
• Recommended offer: $210k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.7% in Buena — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 58/100 on livability (#501 in NJ) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Buena Regional School District (rural): math 11% / reading 30% proficiency, ranked #425 of 472 in NJ (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $536 appreciation (0.2% local appreciation)).
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 948 days — a 12% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,000 (21.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 948 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.23%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $291,508
• List price: $267,000
• Delta: -8.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Fiocchi St	0.03mi	3/2.5	1,392 (-7%)	2mo	$360,000	$259	82
104 N West Ave	0.41mi	3/2.0	1,480 (-1%)	1mo	$345,000	$233	78
108 N Franklin St	0.25mi	3/2.5	1,428 (-5%)	3mo	$402,000	$282	76
605 W Summer Ave	0.24mi	3/1.0	1,512 (+1%)	18mo	$325,000	$215	68
112 W Pacific Ave	0.43mi	3/1.0	1,596 (+6%)	0mo	$304,900	$191	65
302 W Arbor Ave	0.30mi	3/1.0	1,381 (-8%)	8mo	$309,000	$224	62
1404 S Central	0.65mi	3/2.5	1,427 (-5%)	2mo	$383,000	$268	58
208 W Arctic Ave	0.56mi	3/2.0	1,593 (+6%)	10mo	$374,000	$235	55
109 Melini Ave	0.48mi	3/2.0	1,600 (+7%)	14mo	$365,000	$228	55
105 S East Boulevard Ext	0.70mi	3/1.0	1,504 (+0%)	10mo	$280,000	$186	54
543 Forest Grove Rd	0.67mi	4/2.0 (+1)	1,488 (-1%)	19mo	$355,000	$239	46
201 W Arctic Ave	0.54mi	2/1.5 (-1)	1,316 (-12%)	13mo	$320,000	$243	36

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

Projected returns pro-forma

0.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.65×
• Total profit: $-28,609
• Equity at exit: $87,338

10-year hold

• IRR: -1.4%
• Equity multiple: 0.84×
• Total profit: $-12,817
• Equity at exit: $107,158

Cash invested: $81,622 (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 08326

• Home prices YoY: 0.1%
• Active inventory: 15
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,529
• Tax est. 1.5%: −$364 /mo · $4,373/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-356

Break-even live

Break-even rent $2,550

Max offer price $240,060

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-255	+0% $-356	+5% $-456	+10% $-557
Rent	-10% $-521	-5% $-438	+0% $-356	+5% $-273	+10% $-190
Rate	-1.0pp $-209	-0.5pp $-281	base $-356	+0.5pp $-431	+1.0pp $-508

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: $72,877
• Closing costs: $8,745
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 E Pacific Ave Unit 1 Minotola, NJ	3.0	1.0	2114	$2,100	$0.99	19d	1	0.32mi

Listing history 19 events

1. 2026-06-19
   days on market $267,000 Active 948 DOM
2. 2026-06-18
   days on market $267,000 Active 947 DOM
3. 2026-06-17
   days on market $267,000 Active 946 DOM
4. 2026-06-16
   days on market $267,000 Active 945 DOM
5. 2026-06-15
   days on market $267,000 Active 944 DOM
6. 2026-06-14
   days on market $267,000 Active 942 DOM
7. 2026-06-13
   days on market $267,000 Active 941 DOM
8. 2026-06-10
   days on market $267,000 Active 939 DOM
9. 2026-06-09
   days on market $267,000 Active 938 DOM
10. 2026-06-08
    days on market $267,000 Active 937 DOM
11. 2026-06-07
    days on market $267,000 Active 936 DOM
12. 2026-06-05
    days on market $267,000 Active 933 DOM
13. 2026-06-03
    days on market $267,000 Active 932 DOM
14. 2026-06-02
    days on market $267,000 Active 931 DOM
15. 2026-06-01
    days on market $267,000 Active 930 DOM
16. 2026-05-31
    days on market $267,000 Active 929 DOM
17. 2026-05-30
    days on market $267,000 Active 928 DOM
18. 2026-05-06
    price $267,000 188-char remark

    Show marketing remark (188 chars)

    1500 square foot home which has 3 bedrooms, two full baths (one off master), open floor plan connecting living room, kitchen, and dining area leading to your patio thru the slider out back

19. 2023-11-14
    listed $1 Active 188-char remark

    Show marketing remark (188 chars)

    1500 square foot home which has 3 bedrooms, two full baths (one off master), open floor plan connecting living room, kitchen, and dining area leading to your patio thru the slider out back

ⓘ 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: $25,200
• − Mortgage interest: −$16,329
• − Property taxes: −$4,373
• − Insurance: −$1,458
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$8,480
• Taxable loss: −$9,471
• Est. tax savings @ 24.0%: +$2,273
• After-tax cash flow: $-1,993/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: Buena Regional School District
• NCES district ID: 3402400
• Math proficiency: 11% ▼ -12.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $52,887
• Composite: 18.53/100
• National rank: #8915
• State rank: #425 of 472 in NJ

Livability — Buena

• Score: 58/100
• State rank: #501
• US rank: #20678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buena, NJ
• City population: 3,432
• Population (ZIP): 1,430

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 24% Two or more races 6%
• Hispanic origin (detail): Mexican 12% Puerto Rican 8%
• Common ancestry: Romanian 2% Scotch-Irish 2% Portuguese 1%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 73% English-only · Spanish 22% Other Indo-European 3% Russian/Polish/Slavic 1%

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: ▲ 0.18%
• Current HPI: 313.1679
• 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

2 events — show timeline

• 2026-05-06 Price Changed $267,000 Zillow
• 2023-11-14 Listed $1 Zillow