22 Pineview · Country Lake Estates, NJ 08015

$115,000

3 bd · 1.5 ba · 1,205 sqft · SingleFamily · 37 Days on market

Built 1987 Good condition $95/sqft · 65% below area ↓ 8% since listing

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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
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 22 Pineview Drive, a beautifully maintained home nestled in the peaceful 55+ community of Pineview Terrace in Browns Mills, New Jersey. This spacious and inviting residence offers 3 bedrooms and 1.5 baths, including a versatile third bedroom perfect for guests, a home office, or hobby space. Step inside to find a warm and welcoming layout featuring a large eat-in kitchen open to the living area, creating the perfect flow for everyday living and entertaining. The bright sunroom adds additional living space and overlooks the serene surroundings, while warm neutral tones and rich wood accents throughout make the home feel both cozy and stylish. Recent updates include a newer roof (2

Key facts

• Large eat-in kitchen
• Newer roof
• Rebuilt hvac system

Tags

• LARGE EAT-IN KITCHEN
• BRIGHT SUNROOM
• NEWER ROOF
• REBUILT HVAC SYSTEM
• UPDATED FLOORING
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: Land lease community with monthly land lease; Land lease approximately $650 per month; Approximately 100 years of land lease remaining

Exterior

• Parking: Driveway parking; Two driveway spaces (total of 2 garage/parking spaces)
• Utilities: 100 amp electric service; Public sewer; Well water
• Home design: Manufactured single-wide home; Located in a senior community (55+)
• Construction: Estimated year built; Above-grade construction
• Exterior features: Community pool; Above-grade other structures; Pets allowed (cats and dogs)

Interior

• Kitchen: Built-in range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom on the main level; One half bathroom on the main level
• Heating & cooling: Forced air heating; Natural gas heat; Central air conditioning; Electric hot water
• Interior features: No basement; Excellent condition; Estimated living area
• Laundry & utility: Washer and dryer located on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k. Condition is rated good.

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 ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#475 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Pemberton Township School District (rural): math 12% / reading 38% proficiency, ranked #382 of 472 in NJ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 117 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Burlington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. 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?
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: 2.14% ✓
• Cap rate: 18.27%
• Cash-on-cash: 42.77%
• DSCR: 2.90
• GRM: 3.9

CMA / ARV

• ARV (median comp): $330,726
• List price: $115,000
• Delta: -65.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Wildgeese Cir	0.33mi	3/1.0	1,200 (-0%)	9mo	$330,000	$275	75
2 Coosa Trl	0.44mi	3/1.0	1,256 (+4%)	2mo	$303,888	$242	68
13 Cherokee Dr	0.55mi	3/1.0	1,248 (+4%)	14mo	$334,900	$268	55
26 Cherokee Dr	0.62mi	3/2.0	1,330 (+10%)	1mo	$355,000	$267	51
22 Tensaw Dr	0.53mi	3/2.0	1,156 (-4%)	19mo	$365,000	$316	51
310 Piute Trl	0.74mi	3/1.0	1,120 (-7%)	5mo	$317,500	$283	47
208 Shoshoni Trl	0.66mi	3/2.0	1,170 (-3%)	20mo	$335,000	$286	46
208 Wichita	0.66mi	3/1.0	1,255 (+4%)	19mo	$217,875	$174	45
3 Sommers Ln	0.71mi	3/2.0	1,120 (-7%)	12mo	$435,000	$388	42
2 Topeka Ln	0.65mi	4/2.0 (+1)	1,376 (+14%)	1mo	$417,105	$303	38
50 Sepulga Dr	0.64mi	3/1.0	1,092 (-9%)	19mo	$330,000	$302	37
130 Chippewa Trl	0.74mi	3/1.0	1,092 (-9%)	14mo	$315,000	$288	36

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: 39.5%
• Equity multiple: 2.69×
• Total profit: $54,491
• Equity at exit: $17,147

10-year hold

• IRR: 45.9%
• Equity multiple: 5.40×
• Total profit: $141,714
• Equity at exit: $9,943

Cash invested: $32,200 (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 08015

• Home prices YoY: -23.1%
• Active inventory: 117
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,459 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $1,148

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,227	-5% $1,187	+0% $1,148	+5% $1,108	+10% $1,068
Rent	-10% $953	-5% $1,050	+0% $1,148	+5% $1,245	+10% $1,342
Rate	-1.0pp $1,205	-0.5pp $1,177	base $1,148	+0.5pp $1,118	+1.0pp $1,087

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Coosa Trl Browns Mills, NJ	3.0	1.0	1256	$2,375	$1.89	11d	1	0.45mi
307 Algonquin Trl Browns Mills, NJ	3.0	2.0	1062	$2,300	$2.17	0d	1	0.75mi
204 Cheyenne Trl Browns Mills, NJ	3.0	1.0	1176	$2,675	$2.27	17d	1	0.76mi
9 Piegan Ln Browns Mills, NJ	3.0	1.0	1460	$2,550	$1.75	2d	1	0.85mi

Listing history 16 events

1. 2026-06-21
   days on market $115,000 Active 37 DOM
2. 2026-06-18
   days on market $115,000 Active 34 DOM
3. 2026-06-17
   days on market $115,000 Active 33 DOM
4. 2026-06-16
   days on market $115,000 Active 32 DOM
5. 2026-06-15
   days on market $115,000 Active 31 DOM
6. 2026-06-13
   days on market $115,000 Active 29 DOM
7. 2026-06-13
   pricedays on market $115,000 Active 28 DOM
8. 2026-06-09
   days on market $125,000 Active 25 DOM
9. 2026-06-08
   days on market $125,000 Active 24 DOM
10. 2026-06-07
    days on market $125,000 Active 23 DOM
11. 2026-06-04
    days on market $125,000 Active 20 DOM
12. 2026-06-03
    days on market $125,000 Active 19 DOM
13. 2026-06-02
    days on market $125,000 Active 18 DOM
14. 2026-06-01
    days on market $125,000 Active 17 DOM
15. 2026-05-31
    days on market $125,000 Active 16 DOM
16. 2026-05-15
    listed $125,000 Active 1409-char remark

ⓘ 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: $29,503
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − Depreciation: −$3,345
• Taxable income: $12,696
• Est. tax owed @ 24.0%: −$3,047
• After-tax cash flow: $10,724/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 · 30 photos

Good 80/100 Cosmetic rehab

This home is in good condition with recent updates and a well-maintained appearance. It offers a good investment opportunity with potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
• Resale Updating the kitchen backsplash — A fresh backsplash can improve the kitchen's appearance and functionality.
• Resale Upgrading the flooring in the living areas — New flooring can enhance the home's overall appearance and value.
• Resale Installing new windows or window treatments — New windows can improve energy efficiency and enhance the home's curb appeal.
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can improve the kitchen's appearance and functionality. ↑
• Resale Upgrading the flooring in the living areas — New flooring can enhance the home's overall appearance and value. ↑
• Resale Installing new windows or window treatments — New windows can improve energy efficiency and enhance the home's curb appeal. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

ⓘ 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: Pemberton Township School District
• NCES district ID: 3412810
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $60,951
• Composite: 23.0/100
• National rank: #7979
• State rank: #382 of 472 in NJ

Livability — Country Lake Estates

• Score: 61/100
• State rank: #475
• US rank: #18403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,143

Population outlook (Burlington County) Hauer SSP2

• Today (2025): 453,425 people
• By 2030: 452,359 · -0.2%
• By 2040: 445,033 · -1.9%
• By 2050: 431,760 · -4.8%
• By 2075: 406,277 · -10.4%
• By 2100: 364,732 · -19.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 14% Black 13% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 3% Slovak 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica, South Korea
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 3% Tagalog/Filipino 1%

Political lean MEDSL · Burlington

• 2024 margin: D (+16.6) · D 57.6% · R 41.0% · Other 1.3%
• 2008→2024 swing: -2.0pp toward R · 2008: 18.6pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+19.5 2016: D+14.8 2012: D+18.7 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.84%
• Current HPI: 329.1731
• 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

-8.0% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $115,000 BRIGHT MLS
• 2026-05-15 Listed $125,000 BRIGHT MLS