6 Loblolly Ln · Jackson, NJ 08527

$150,000

2 bd · 1.0 ba · 1,920 sqft · SingleFamily · 119 Days on market

Built 1987 $78/sqft · 74% 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
• Schools +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to downsize or maybe your looking for a starter home; come view this lovely two (2) bedroom mobile home located in the quiet non-age restricted community of Land O Pines Mobile Home Park. This bright and open double-wide is situated on a dead end street; it offers an open concept kitchen/dining and livingroom area. Two bedrooms with large closets, one bathroom, a very bright livingroom area with a bay window that looks out to the covered deck; perfect for a rainy day and/or summer relaxation. The home has been freshly painted, new laminate flooring throughout, updated bathroom, new laminate countertops in the kitchen and recessed lighting in the livingroom. This home is a must see to truly appreciate. Note: some photos are virtually staged and enhanced. New Skirting being added

Key facts

• Covered deck
• Open concept kitchen
• Large closets

Tags

• OPEN CONCEPT KITCHEN
• LARGE CLOSETS
• BAY WINDOW
• COVERED DECK
• FRESHLY PAINTED
• NEW LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Jackson Township School District (suburban): math 26% / reading 48% proficiency, ranked #228 of 472 in NJ (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-1.7%/yr); 572 active listings in the ZIP; high-income renter base; 4,434 units permitted in Ocean County in 2024 (868 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 $4k of value loss. Plan a longer hold.
• Ocean County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $150k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.89% ✓
• Cap rate: 15.94%
• Cash-on-cash: 34.45%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $580,631
• List price: $150,000
• Delta: -74.17%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Loblolly Ln	0.00mi	2/1.0	1,920 (0%)	0mo	$140,000	$73	100
141 Docare Rd	0.17mi	3/2.0 (+1)	1,900 (-1%)	9mo	$600,000	$316	74

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.05×
• Total profit: $44,219
• Equity at exit: $22,365

10-year hold

• IRR: 32.2%
• Equity multiple: 3.51×
• Total profit: $105,425
• Equity at exit: $12,969

Cash invested: $42,000 (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 08527

• Rents YoY: -1.7%
• Active inventory: 572
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,839 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $1,206

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,310	-5% $1,258	+0% $1,206	+5% $1,154	+10% $1,102
Rent	-10% $982	-5% $1,094	+0% $1,206	+5% $1,318	+10% $1,430
Rate	-1.0pp $1,281	-0.5pp $1,244	base $1,206	+0.5pp $1,167	+1.0pp $1,127

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   status $150,000 Pending 119 DOM
2. 2026-05-13
   price $150,000 796-char remark

   Show marketing remark (799 chars)

   Looking to downsize or maybe your looking for a starter home; come view this lovely two (2) bedroom mobile home located in the quiet non-age restricted community of Land O Pines Mobile Home Park. This bright and open double-wide is situated on a dead end street; it offers an open concept kitchen/dining and livingroom area. Two bedrooms with large closets, one bathroom, a very bright livingroom area with a bay window that looks out to the covered deck; perfect for a rainy day and/or summer relaxation. The home has been freshly painted, new laminate flooring throughout, updated bathroom, new laminate countertops in the kitchen and recessed lighting in the livingroom. This home is a must see to truly appreciate. Note: some photos are virtually staged and enhanced. New Skirting being added

3. 2026-05-13
   price $150,000 799-char remark

   Show marketing remark (799 chars)

   Looking to downsize or maybe your looking for a starter home; come view this lovely two (2) bedroom mobile home located in the quiet non-age restricted community of Land O Pines Mobile Home Park. This bright and open double-wide is situated on a dead end street; it offers an open concept kitchen/dining and livingroom area. Two bedrooms with large closets, one bathroom, a very bright livingroom area with a bay window that looks out to the covered deck; perfect for a rainy day and/or summer relaxation. The home has been freshly painted, new laminate flooring throughout, updated bathroom, new laminate countertops in the kitchen and recessed lighting in the livingroom. This home is a must see to truly appreciate. Note: some photos are virtually staged and enhanced. New Skirting being added

4. 2026-04-14
   price $160,000 799-char remark

   Show marketing remark (799 chars)

   Looking to downsize or maybe your looking for a starter home; come view this lovely two (2) bedroom mobile home located in the quiet non-age restricted community of Land O Pines Mobile Home Park. This bright and open double-wide is situated on a dead end street; it offers an open concept kitchen/dining and livingroom area. Two bedrooms with large closets, one bathroom, a very bright livingroom area with a bay window that looks out to the covered deck; perfect for a rainy day and/or summer relaxation. The home has been freshly painted, new laminate flooring throughout, updated bathroom, new laminate countertops in the kitchen and recessed lighting in the livingroom. This home is a must see to truly appreciate. Note: some photos are virtually staged and enhanced. New Skirting being added

5. 2026-01-30
   listed $165,000 Active 796-char remark

   Show marketing remark (796 chars)

   Looking to downsize or maybe your looking for a starter home; come view this lovely two (2) bedroom mobile home located in the quiet non-age restricted community of Land O Pines Mobile Home Park. This bright and open double-wide is situated on a dead end street; it offers an open concept kitchen/dining and livingroom area. Two bedrooms with large closets, one bathroom, a very bright livingroom area with a bay window that looks out to the covered deck; perfect for a rainy day and/or summer relaxation. The home has been freshly painted, new laminate flooring throughout, updated bathroom, new laminate countertops in the kitchen and recessed lighting in the livingroom. This home is a must see to truly appreciate. Note: some photos are virtually staged and enhanced. New Skirting being added

6. 2026-01-28
   listed $165,000 Active 799-char remark

   Show marketing remark (799 chars)

   Looking to downsize or maybe your looking for a starter home; come view this lovely two (2) bedroom mobile home located in the quiet non-age restricted community of Land O Pines Mobile Home Park. This bright and open double-wide is situated on a dead end street; it offers an open concept kitchen/dining and livingroom area. Two bedrooms with large closets, one bathroom, a very bright livingroom area with a bay window that looks out to the covered deck; perfect for a rainy day and/or summer relaxation. The home has been freshly painted, new laminate flooring throughout, updated bathroom, new laminate countertops in the kitchen and recessed lighting in the livingroom. This home is a must see to truly appreciate. Note: some photos are virtually staged and enhanced. New Skirting being added

7. 2025-10-16
   price $94,999
8. 2025-09-21
   price $109,999
9. 2025-09-20
   price $134,999
10. 2025-08-28
    price $144,999
11. 2025-08-15
    listed $159,999 Active
12. 2020-10-20
    soldstatus $85,000 Sold
13. 2020-10-18
    status Pending
14. 2020-09-01
    price $85,000
15. 2020-05-23
    listed $92,000 Active

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,063
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,725
• − Management: −$2,725
• − Depreciation: −$4,364
• Taxable income: $12,847
• Est. tax owed @ 24.0%: −$3,083
• After-tax cash flow: $11,387/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: Jackson Township School District
• NCES district ID: 3407740
• Math proficiency: 26% ▼ -22.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $86,012
• Composite: 35.36/100
• National rank: #4956
• State rank: #228 of 472 in NJ

Livability — Jackson

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

Census & demographics

• County: Ocean County · 439,426 people
• City population: 58,991
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 58,991
• Household income: $115,487
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 1031.0

Population outlook (Ocean County) Hauer SSP2

• Today (2025): 586,991 people
• By 2030: 581,403 · -1.0%
• By 2040: 564,913 · -3.8%
• By 2050: 538,149 · -8.3%
• By 2075: 468,845 · -20.1%
• By 2100: 350,297 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 9% Scotch-Irish 2% Italian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Ocean

• 2024 margin: Solid R (+36.0) · D 31.4% · R 67.4% · Other 1.2%
• 2008→2024 swing: -17.6pp toward R · 2008: -18.4pp · 2024: -36.0pp
• All cycles: 2024: R+36.0 2020: R+28.7 2016: R+34.0 2012: R+17.7 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -349.94%
• Current HPI: 338.3328
• Rent YoY: ▼ -1.71%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+63.0% since first listed

14 events — show timeline

• 2026-05-13 Price Changed $150,000 BRIGHT MLS
• 2026-05-13 Price Changed $150,000 MOMLS
• 2026-04-14 Price Changed $160,000 MOMLS
• 2026-01-30 Listed $165,000 BRIGHT MLS
• 2026-01-28 Listed $165,000 MOMLS
• 2025-10-16 Price Changed $94,999 MOMLS
• 2025-09-21 Price Changed $109,999 MOMLS
• 2025-09-20 Price Changed $134,999 MOMLS
• 2025-08-28 Price Changed $144,999 MOMLS
• 2025-08-15 Listed $159,999 MOMLS
• 2020-10-20 Sold (MLS) $85,000 MOMLS
• 2020-10-18 Pending — MOMLS
• 2020-09-01 Price Changed $85,000 MOMLS
• 2020-05-23 Listed $92,000 MOMLS