511 Wrightstown Sykesville Rd #116 · North Hanover, NJ 08562

$95,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 214 Days on market

Manufactured home Built 2016 Good condition 960 sqft lot $99/sqft · 63% below area ↓ 5% 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Manufactured-home adj. -6.1

Listing remarks

Welcome to this well-maintained 2016 Skyline mobile home located in an peaceful community in Wrightstown. This 2-bedroom, 2 full bathroom home offers a comfortable open-concept layout with a spacious living area flowing into the kitchen and dining space. The kitchen features ample cabinetry, full appliance package, and great natural light. The primary bedroom includes a private full bathroom, while the second bedroom and full hall bath provide flexibility for guests, home office, or additional living space. Built in 2016 and very well kept, this home offers modern systems and low-maintenance living. Conveniently located near major roadways, shopping, and dining.

Key facts

• Built 2016
• Listed 214 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 2.5% in North Hanover — 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Northern Burlington County Regional School District (rural): math 27% / reading 57% proficiency, ranked #198 of 472 in NJ (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Clarence B. Lamb Elementary School (math 22% / reading 42%, grade F, #661 of 1,303 statewide, top 54%, 294 students, 32% FRL); Northern Burlington County Regional Middle School (math 27% / reading 56%, grade F, #182 of 431 statewide, top 43%, 703 students, 13% FRL); Northern Burlington County Regional High School (math 27% / reading 58%, grade F, #166 of 399 statewide, top 42%, 1,427 students, 13% FRL).
• Market conditions: 48 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($657 loan paydown + $7k appreciation (7.3% local appreciation)).
• Burlington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.45% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.34%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $259,195
• List price: $95,000
• Delta: -59.49%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Wrightstown Sykesville Rd Unit 71	0.03mi	2/2.0	980 (+2%)	13mo	$97,500	$99	84
12 Mcguire St	0.25mi	3/1.0 (+1)	960 (0%)	3mo	$315,000	$328	77
511 Wrightstown Sykesville Rd #94	0.36mi	2/2.0	960 (0%)	29mo	$103,000	$107	63
511 Wrightstown Sykesville Lot 164	0.16mi	2/1.0	1,000 (+4%)	26mo	$65,500	$66	62
16 Mcguire St	0.22mi	3/1.0 (+1)	960 (0%)	26mo	$325,000	$339	61
46 Jones Mill Rd #104	0.95mi	2/1.0	950 (-1%)	17mo	$50,000	$53	45
245 Platt Ave	0.32mi	3/1.5 (+1)	1,040 (+8%)	23mo	$185,000	$178	45
15 Saylors Pond Rd	0.76mi	2/1.5	1,040 (+8%)	7mo	$300,000	$288	43
511 Wrightstown Sykesville Rd #158	0.36mi	2/1.0	850 (-12%)	23mo	$89,000	$105	41
10 Francis St	0.27mi	3/1.0 (+1)	1,104 (+15%)	17mo	$139,900	$127	39
225 Platt Ave	0.23mi	3/1.5 (+1)	1,196 (+25%)	26mo	$285,000	$238	37
45 W Main St	0.54mi	3/1.0 (+1)	1,104 (+15%)	5mo	$319,000	$289	37

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

Projected returns pro-forma

7.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 3.35×
• Total profit: $62,468
• Equity at exit: $67,931

10-year hold

• IRR: 30.7%
• Equity multiple: 7.05×
• Total profit: $161,031
• Equity at exit: $130,986

Cash invested: $26,600 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $102,500 ($105/sqft)
• Median days on market: 29 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +158.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08562

• Home prices YoY: 2.5%
• Active inventory: 48
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $429

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 64%

Sensitivity live

Price	-10% $494	-5% $461	+0% $429	+5% $396	+10% $363
Rent	-10% $320	-5% $374	+0% $429	+5% $483	+10% $537
Rate	-1.0pp $476	-0.5pp $453	base $429	+0.5pp $404	+1.0pp $379

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 E Main St Unit 5 Wrightstown, NJ	2.0	1.0	650	$1,800	$2.77	75d	1	0.36mi
124 E Main St Unit D Wrightstown, NJ	2.0	1.0	600	$1,810	$3.02	0d	1	0.37mi
1 Martha Ave Wrightstown, NJ	1.0–2.0	1.0	800	$2,250	$2.81	0d	1	0.41mi
5 E Main St Wrightstown, NJ	1.0	1.0	650	$1,075	$1.65	97d	1	0.47mi

Property features AI

Finance

• HOA & community: Association: Spartan Village

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Manufactured home, model: SkylineSingle-story (1, layout implied by living area and model)
• Construction: Living area approximately 960Model name: Skyline
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil above-ground heatingCentral air conditioning
• Interior features: No fireplacesNo basementLiving roomKitchenTwo bathrooms

Listing history 50 events

1. 2026-09-23
   price $95,000 Active 214 DOM
2. 2026-09-23
   days on market $105,000 Active 214 DOM
3. 2026-09-22
   days on market $105,000 Active 213 DOM
4. 2026-09-21
   days on market $105,000 Active 212 DOM
5. 2026-09-20
   days on market $105,000 Active 211 DOM
6. 2026-09-19
   days on market $105,000 Active 210 DOM
7. 2026-09-18
   days on market $105,000 Active 209 DOM
8. 2026-09-17
   days on market $105,000 Active 208 DOM
9. 2026-09-16
   days on market $105,000 Active 207 DOM
10. 2026-09-15
    days on market $105,000 Active 206 DOM
11. 2026-09-14
    days on market $105,000 Active 205 DOM
12. 2026-09-13
    days on market $105,000 Active 204 DOM
13. 2026-09-12
    days on market $105,000 Active 203 DOM
14. 2026-09-11
    days on market $105,000 Active 202 DOM
15. 2026-09-05
    days on market $105,000 Active 196 DOM
16. 2026-09-04
    days on market $105,000 Active 195 DOM
17. 2026-09-03
    days on market $105,000 Active 194 DOM
18. 2026-09-02
    days on market $105,000 Active 193 DOM
19. 2026-08-31
    days on market $105,000 Active 191 DOM
20. 2026-08-30
    days on market $105,000 Active 190 DOM
21. 2026-08-29
    days on market $105,000 Active 189 DOM
22. 2026-08-28
    days on market $105,000 Active 188 DOM
23. 2026-08-27
    days on market $105,000 Active 187 DOM
24. 2026-08-26
    days on market $105,000 Active 186 DOM
25. 2026-08-25
    days on market $105,000 Active 185 DOM
26. 2026-08-24
    days on market $105,000 Active 184 DOM
27. 2026-08-23
    days on market $105,000 Active 183 DOM
28. 2026-08-22
    days on market $105,000 Active 182 DOM
29. 2026-08-21
    days on market $105,000 Active 181 DOM
30. 2026-08-20
    days on market $105,000 Active 180 DOM
31. 2026-08-19
    days on market $105,000 Active 179 DOM
32. 2026-08-18
    days on market $105,000 Active 178 DOM
33. 2026-08-17
    days on market $105,000 Active 177 DOM
34. 2026-08-16
    days on market $105,000 Active 176 DOM
35. 2026-08-15
    days on market $105,000 Active 175 DOM
36. 2026-08-14
    days on market $105,000 Active 174 DOM
37. 2026-08-13
    days on market $105,000 Active 173 DOM
38. 2026-08-12
    days on market $105,000 Active 172 DOM
39. 2026-08-11
    days on market $105,000 Active 171 DOM
40. 2026-08-10
    days on market $105,000 Active 170 DOM
41. 2026-08-09
    days on market $105,000 Active 169 DOM
42. 2026-08-08
    days on market $105,000 Active 168 DOM
43. 2026-08-07
    days on market $105,000 Active 167 DOM
44. 2026-08-06
    days on market $105,000 Active 166 DOM
45. 2026-08-05
    days on market $105,000 Active 165 DOM
46. 2026-08-04
    days on market $105,000 Active 164 DOM
47. 2026-08-03
    days on market $105,000 Active 163 DOM
48. 2026-07-31
    days on market $105,000 Active 160 DOM
49. 2026-07-29
    days on market $105,000 Active 158 DOM
50. 2026-07-28
    days on market $105,000 Active 157 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: $16,484
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$2,764
• Taxable income: $3,861
• Est. tax owed @ 24.0%: −$927
• After-tax cash flow: $4,217/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 · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $4,800–$14,400 screening

This 2016 mobile home is well-maintained and in good condition, with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more tenants. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract more tenants and reduce maintenance costs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Clarence B. Lamb Elementary School F NJ #661/1,303 Nat'l #24,950/41,679 Middle Northern Burlington County Regional Middle School F NJ #182/431 Nat'l #5,602/14,009 High Northern Burlington County Regional High School F NJ #166/399 Nat'l #7,501/17,239

Schools (NCES district)

• District: Northern Burlington County Regional School District
• NCES district ID: 3411700
• Math proficiency: 27% ▼ -22.00%
• Reading proficiency: 57% ▼ -10.00%
• Median HH income: $82,110
• Composite: 39.1/100
• National rank: #4042
• State rank: #198 of 472 in NJ

Livability — North Hanover

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

Census & demographics

• County: Burlington · 453,425 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 4,301
• Household income: $89,766
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 32% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 22% Hispanic / Latino 15% Black 6%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% Russian/Polish/Slavic 2% Tagalog/Filipino 1%

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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: ▲ 7.34%
• Current HPI: 306.1085
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

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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

Property features AI

Finance

• HOA & community: Association: Spartan Village

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Manufactured home, model: SkylineSingle-story (1, layout implied by living area and model)
• Construction: Living area approximately 960Model name: Skyline
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil above-ground heatingCentral air conditioning
• Interior features: No fireplacesNo basementLiving roomKitchenTwo bathrooms

Price history

-4.8% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $119,000 MOMLS
• 2026-02-21 Listed $125,000 MOMLS
• 2026-02-17 Coming Soon $125,000 MOMLS