181 Cookstown New Egypt Rd Unit C39 · Cookstown, NJ 08562

$65,000

2 bd · 1.0 ba · 800 sqft · Manufactured · 6 Days on market

Built 1975 Fair condition

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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
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Why rent when you can own? This affordable 2-bedroom, 1-bath home features a nicely updated bathroom, open floor plan, convenient breakfast nook, and ample kitchen cabinetry. Located toward the back of the community with open space behind the home, it offers a quiet setting and added privacy. While the home could use some cosmetic updates, it is comfortably livable as-is and presents a great affordable option

Key facts

• Breakfast nook
• Open floor plan
• Added privacy

Tags

• UPDATED BATHROOM
• OPEN FLOOR PLAN
• BREAKFAST NOOK
• AMPLE KITCHEN CABINETRY
• QUIET SETTING
• ADDED PRIVACY

Property features AI

Finance

• HOA & community: Property manager present

Exterior

• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Mobile home (pre-1976); Above-grade living space (approximately 800 finished)
• Construction: Aluminum siding
• Exterior features: No tidal water

Interior

• Kitchen: Kitchen (details not provided)
• Bedrooms: 2 bedrooms on the main level; Rooms include: Living Room, Master Bedroom, Kitchen, Bedroom 1
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Propane (owned) for heat; Central air conditioning (electric)
• Interior features: Estimated living area; No basement
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).

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: 33 active listings in the ZIP; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($449 loan paydown + $5k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $65,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.31% ✓
• Cap rate: 19.91%
• Cash-on-cash: 48.64%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 59.2%
• Equity multiple: 4.90×
• Total profit: $71,053
• Equity at exit: $46,479

10-year hold

• IRR: 54.9%
• Equity multiple: 10.41×
• Total profit: $171,311
• Equity at exit: $89,622

Cash invested: $18,200 (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 08562

• Home prices YoY: 2.5%
• Active inventory: 33
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $738

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 46%

Sensitivity live

Price	-10% $783	-5% $760	+0% $738	+5% $715	+10% $693
Rent	-10% $619	-5% $678	+0% $738	+5% $797	+10% $856
Rate	-1.0pp $770	-0.5pp $754	base $738	+0.5pp $721	+1.0pp $704

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $65,000 Active 6 DOM
2. 2026-06-21
   days on market $65,000 Active 5 DOM
3. 2026-06-18
   days on market $65,000 Active 3 DOM
4. 2026-06-17
   days on market $65,000 Active 2 DOM
5. 2026-06-16
   remarks 412-char remark
6. 2026-06-16
   listed $65,000 Active 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: $18,028
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$1,891
• Taxable income: $8,312
• Est. tax owed @ 24.0%: −$1,995
• After-tax cash flow: $6,857/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 · 12 photos

Fair 45/100 Cosmetic rehab

This mobile home presents as move-in ready with minor cosmetic updates needed to enhance its curb appeal and value.

Repairs flagged

• Minor exterior siding — slight wear
• Minor interior walls — paint appears worn

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both update exterior siding — improves curb appeal and home value
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · slight wear	Minor	$500–3,000
interior walls · paint appears worn	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both update exterior siding — improves curb appeal and home value ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ 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: 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 — Cookstown

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

Census & demographics

• City population: 885
• 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

1 event — show timeline

• 2026-06-15 Listed $65,000 BRIGHT MLS