156 Mockingbird Ln · Sewell, NJ 08051

$74,900

2 bd · 1.0 ba · 650 sqft · SingleFamily · 43 Days on market

Built 1992 Good condition Est $73k · at est. $750/mo HOA · 42% of rent

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Why this score? — see what drove the C+ 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 +23.7/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +6.2/15.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MANTUA MANUFACTURED HOME! This great manufactured home in Cedar Grove Park (55+ community) shows 2 BR/1 BA. This home has an open floor plan with cathedral ceilings, providing a spacious feel. Enter into a nice sized LR with a ceiling fan, providing year round comfort for you. Notice a pretty chair rail accent on the LR wall. Cable hook-up is available in your LR. Your adjacent KIT shows NEW machine hardwood flooring, with a gas stove, dual corner sink and the functional breakfast bar for meals on the go! The Laundry facility is just off of your KIT. Your full BA boasts a convenient walk-in shower and NEW machine hardwood flooring; storage available in the cabinet sink. Two nice sized BRs w

Key facts

• Parking
• Built 1992
• Listed 42 days

Property features AI

Finance

• Other: Property manager present
• Financial info: Land lease has 99 years remaining
• HOA & community: Monthly land lease / HOA fee: $750

Exterior

• Parking: Concrete driveway with parking for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Manufactured single-wide home; Pitched shingle roof; Entry level on main floor; Located in a 55+ senior community (senior age requirement: 55); Land lease community
• Construction: Vinyl siding; Block foundation; Single-wide manufactured construction
• Exterior features: Corner lot; Cleared lot; Front yard; Shed; Above-grade structure

Interior

• Kitchen: Eat-in kitchen; Gas range/oven; Refrigerator; Exhaust fan
• Bedrooms: Two bedrooms on the main level
• Flooring: Engineered wood
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s); Electric hot water
• Interior features: Traditional floor plan; Chair railings; Stall shower; Ceiling fan(s); Entry-level bedroom
• Laundry & utility: Washer in unit (main floor)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.3% in Sewell — 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Mantua Township School District (suburban): math 27% / reading 53% proficiency, ranked #210 of 472 in NJ (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 64 active listings in the ZIP; solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.38% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $72,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
465 Berkley Rd	0.37mi	1/1.0 (-1)	672 (+3%)	6mo	$75,000	$112	67

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-2,538
• Equity at exit: $11,168

10-year hold

• IRR: 7.1%
• Equity multiple: 1.55×
• Total profit: $11,503
• Equity at exit: $6,476

Cash invested: $20,972 (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 08051

• Home prices YoY: -23.3%
• Active inventory: 64
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$750
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $143

Break-even live

Break-even rent $1,605

Max offer price $74,900

Occupancy floor 87%

Sensitivity live

Price	-10% $195	-5% $169	+0% $143	+5% $117	+10% $91
Rent	-10% $2	-5% $73	+0% $143	+5% $214	+10% $284
Rate	-1.0pp $181	-0.5pp $162	base $143	+0.5pp $124	+1.0pp $104

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $750 · $9,000/yr
• Likely covers: gascable

Listing history 17 events

1. 2026-06-21
   days on market $74,900 Active 43 DOM
2. 2026-06-18
   days on market $74,900 Active 40 DOM
3. 2026-06-17
   days on market $74,900 Active 39 DOM
4. 2026-06-16
   days on market $74,900 Active 38 DOM
5. 2026-06-15
   days on market $74,900 Active 37 DOM
6. 2026-06-13
   days on market $74,900 Active 35 DOM
7. 2026-06-13
   days on market $74,900 Active 34 DOM
8. 2026-06-09
   days on market $74,900 Active 31 DOM
9. 2026-06-08
   days on market $74,900 Active 30 DOM
10. 2026-06-07
    days on market $74,900 Active 29 DOM
11. 2026-06-04
    days on market $74,900 Active 26 DOM
12. 2026-06-03
    days on market $74,900 Active 25 DOM
13. 2026-06-02
    days on market $74,900 Active 24 DOM
14. 2026-06-01
    days on market $74,900 Active 23 DOM
15. 2026-05-31
    days on market $74,900 Active 22 DOM
16. 2026-05-10
    listed $74,900 Active
17. 2026-05-03
    historical $74,900

ⓘ 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: $21,428
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − HOA: −$9,000
• − Depreciation: −$2,179
• Taxable income: $1,127
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $1,446/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

Good 75/100 Cosmetic rehab

This well-maintained manufactured home in a 55+ community offers a good condition with minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting interior walls and ceiling — Fresh paint enhances curb appeal and interior aesthetics
• Both Upgrading kitchen appliances — Modern appliances improve functionality and appeal
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in living room — Fresh flooring improves aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls and ceiling — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Upgrading kitchen appliances — Modern appliances improve functionality and appeal ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in living room — Fresh flooring improves aesthetics and functionality ↑

ⓘ 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: Mantua Township School District
• NCES district ID: 3409600
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 53% ▼ -18.00%
• Median HH income: $81,565
• Composite: 37.41/100
• National rank: #4422
• State rank: #210 of 472 in NJ

Livability — Sewell

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

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 38,159
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 12,474
• Household income: $92,071
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 155.0

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 6% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 3% Tagalog/Filipino 2% Other Indo-European 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.45%
• Current HPI: 297.7611
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-10 Listed $74,900 BRIGHT MLS
• 2026-05-03 Coming Soon $74,900 BRIGHT MLS