303 John Alden Dr · Buena, NJ 08310

$157,751

2 bd · 2.0 ba · 1,458 sqft · SingleFamily · 3 Days on market

Built 1989 Good condition 435 sqft lot Est $125k · 26% over

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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 +12.7/30.0
• DSCR +3.8/10.0
• Condition / age +3.8/5.0
• 1% rule +3.6/10.0
• Appreciation +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks

Coming Soon in the highly sought-after Cranberry Run Development! Located on one of the neighborhood’s most desirable streets, John Alden Drive, this beautifully maintained home offers a feature rarely found in the community—an attached garage! Inside, you'll find 2 spacious bedrooms and 2 full bathrooms, along with a rear enclosed, climate-controlled patio perfect for year-round enjoyment. Step outside to a private backyard retreat that creates the perfect space to relax, entertain, and unwind. More details and professional photos will be available soon—stay tuned for this exciting new listing!

Key facts

• Attached garage
• Garage
• Built 1989

Tags

• ATTACHED GARAGE
• CLIMATE-CONTROLLED PATIO
• PRIVATE BACKYARD RETREAT

Property features AI

Finance

• Financial info: Property manager present
• HOA & community: Senior community with a 55+ age requirement; Ground rent paid annually (land lease details); Land lease payment approximately $1,045 monthly (99 years remaining)

Exterior

• Parking: Attached garage (front and rear entry); One attached garage space plus one driveway space; Concrete driveway
• Utilities: Private/community water; Private sewer; Electric cooling fuel; Natural gas for heating and hot water
• Home design: Manufactured / modular home; Above-grade living space (estimated 1,458 finished); Land lease ownership (land lease monthly)
• Construction: Modular/manufactured construction; Building not winterized
• Exterior features: Located in a senior community (55+); Two or more access exits

Interior

• Kitchen: Dishwasher; Refrigerator; Gas oven/range
• Bedrooms: Two bedrooms on the main level
• Flooring: Wood floors
• Bathrooms: Two full bathrooms (including two full baths on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Crown moldings; Dining area; Soaking tub; Walk-in closet(s); Wood floors; One gas/propane fireplace
• Laundry & utility: Washer and dryer; Main-floor laundry with hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $158k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-17 ($-206/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (13.9% below list).
• Recommended offer: $136k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.7% in Buena — 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 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: 27 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 $5k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $135,823 (13.9% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $125,388
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 John Alden Dr	0.04mi	3/2.0 (+1)	1,456 (-0%)	7mo	$120,000	$82	87
577 Miles Standish Ln	0.11mi	3/2.0 (+1)	1,450 (-0%)	7mo	$82,500	$57	83
293 Mayflower Ave	0.19mi	3/2.0 (+1)	1,456 (-0%)	13mo	$132,000	$91	75
19 Powhatan Dr	0.23mi	3/2.0 (+1)	1,550 (+6%)	2mo	$127,000	$82	72
460 Priscilla Ln S	0.18mi	2/2.0	1,440 (-1%)	23mo	$64,500	$45	71
491 N Pilgrim Way	0.12mi	3/2.0 (+1)	1,400 (-4%)	15mo	$120,000	$86	70
330 John Alden Dr	0.06mi	3/2.0 (+1)	1,568 (+8%)	13mo	$135,000	$86	69
532 Puritan Dr	0.10mi	3/2.0 (+1)	1,296 (-11%)	18mo	$130,000	$100	57
121 Catherine Ave	0.75mi	3/2.0 (+1)	1,578 (+8%)	13mo	$307,500	$195	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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-26,636
• Equity at exit: $23,521

10-year hold

• IRR: -8.9%
• Equity multiple: 0.44×
• Total profit: $-24,520
• Equity at exit: $13,639

Cash invested: $44,170 (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 08310

• Home prices YoY: -1.0%
• Active inventory: 27
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$827
• Tax est. 1.5%: −$197 /mo · $2,366/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-17

Break-even live

Break-even rent $1,380

Max offer price $155,265

Occupancy floor 96%

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: $39,438
• Closing costs: $4,733
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $157,751 Active 3 DOM
2. 2026-06-18
   days on market $157,751 Active 2 DOM
3. 2026-06-17
   status $157,751 Active 1 DOM
4. 2026-06-15
   remarks 602-char remark
5. 2026-06-15
   listed $157,751 Coming Soon 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: $16,299
• − Mortgage interest: −$8,837
• − Property taxes: −$2,366
• − Insurance: −$789
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$4,589
• Taxable loss: −$2,890
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $487/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 · 1 photo

Good 75/100 Cosmetic rehab

This single-family home in Buena Vista, NJ, is in good condition with minimal maintenance required. It offers a private backyard and an attached garage, making it a desirable property in the community.

Value-add opportunities

• Resale Paint exterior walls — Fresh paint can enhance curb appeal and home value.
• Rental Clean and maintain gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior walls — Fresh paint can enhance curb appeal and home value. ↑
• Rental Clean and maintain gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ 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: 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

• City population: 3,432
• Population (ZIP): 1,236

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 21% Black 4% Two or more races 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8% Cuban 2%
• Common ancestry: Subsaharan African 4% Romanian 3% Scotch-Irish 1%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 18% Russian/Polish/Slavic 3% Other Indo-European 2%

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: ▼ -3.13%
• Current HPI: 312.782
• 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

1 event — show timeline

• 2026-06-15 Coming Soon $157,751 BRIGHT MLS