511 Wrightstown Sykesville Rd #116 · Wrightstown, NJ 08562

$119,000

2 bd · 2.0 ba · 960 sqft · SingleFamily · 117 Days on market

Built 2016 960 sqft lot Est $171k · 30% under ↓ 5% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +8.7/10.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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. Affordable living in a great

Key facts

• Built 2016
• Listed 117 days

Property features AI

Finance

• HOA & community: Association: Spartan Village

Exterior

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

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil above-ground heating; Central air conditioning
• Interior features: No fireplaces; No basement; Living room; Kitchen; Two bathrooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#503 in NJ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools D+, employment D+.
• 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.
• Market conditions: 33 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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

• In year one you build about $10k of equity ($823 loan paydown + $9k 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 117 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.49% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.90%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $170,880
• Comps found: 6

Show comp detail 6 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%)	10mo	$97,500	$99	86
16 Mcguire St	0.22mi	3/1.0 (+1)	960 (0%)	23mo	$325,000	$339	62
245 Platt Ave	0.32mi	3/1.5 (+1)	1,040 (+8%)	20mo	$185,000	$178	48
511 Wrightstown Sykesville Rd #158	0.36mi	2/1.0	850 (-12%)	20mo	$89,000	$105	44
10 Francis St	0.27mi	3/1.0 (+1)	1,104 (+15%)	14mo	$139,900	$127	42
45 W Main St	0.54mi	3/1.0 (+1)	1,104 (+15%)	2mo	$319,000	$289	40

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: 35.3%
• Equity multiple: 3.43×
• Total profit: $81,017
• Equity at exit: $85,093

10-year hold

• IRR: 31.9%
• Equity multiple: 7.23×
• Total profit: $207,689
• Equity at exit: $164,078

Cash invested: $33,320 (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 08562

• Home prices YoY: 2.5%
• Active inventory: 33
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $580

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 62%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1d	1	0.36mi
1 Martha Ave Wrightstown, NJ	1.0–2.0	1.0	800	$2,250	$2.81	1d	1	0.41mi
5 E Main St Wrightstown, NJ	1.0	1.0	650	$1,075	$1.65	2d	1	0.47mi

Listing history 18 events

1. 2026-06-18
   days on market $119,000 Active 117 DOM
2. 2026-06-17
   days on market $119,000 Active 116 DOM
3. 2026-06-16
   days on market $119,000 Active 115 DOM
4. 2026-06-15
   days on market $119,000 Active 114 DOM
5. 2026-06-13
   days on market $119,000 Active 112 DOM
6. 2026-06-12
   days on market $119,000 Active 111 DOM
7. 2026-06-09
   days on market $119,000 Active 108 DOM
8. 2026-06-08
   days on market $119,000 Active 107 DOM
9. 2026-06-07
   days on market $119,000 Active 106 DOM
10. 2026-06-05
    days on market $119,000 Active 104 DOM
11. 2026-06-04
    days on market $119,000 Active 103 DOM
12. 2026-06-03
    days on market $119,000 Active 102 DOM
13. 2026-06-02
    days on market $119,000 Active 101 DOM
14. 2026-06-01
    days on market $119,000 Active 100 DOM
15. 2026-05-31
    days on market $119,000 Active 99 DOM
16. 2026-05-01
    price $119,000
17. 2026-02-21
    listed $125,000 Active
18. 2026-02-17
    historical $125,000

ⓘ 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: $21,308
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$3,462
• Taxable income: $5,391
• Est. tax owed @ 24.0%: −$1,294
• After-tax cash flow: $5,671/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: 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 — Wrightstown

• Score: 58/100
• State rank: #503
• US rank: #21127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,301

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: 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%

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

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

-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