277 Andrew Ave · Sewell, NJ 08051

$180,000

2 bd · 2.0 ba · 1,568 sqft · Manufactured · 15 Days on market

Built 2026 Fair condition

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Sale Pending - Welcome to Maplewood Village! Spacious and well-maintained 2-bedroom, 2-bath manufactured home built in 1999, featuring a versatile den with elegant French doors perfect for a home office, hobby room, or guest space. The large eat-in kitchen offers plenty of room for cooking and gathering and comes complete with a gas range, microwave, dishwasher, refrigerator, and washer/dryer. Enjoy year-round comfort with gas heat and central air conditioning. The primary bedroom offers a walk-in closet and an attached oversized bathroom with a step-in shower and convenient grab bars. A skylight brightens the hall bathroom, adding natural light and charm. Additional highlights include dura

Key facts

• Large eat-in kitchen
• Versatile den
• Walk-in closet

Tags

• VERSATILE DEN
• LARGE EAT-IN KITCHEN
• GAS RANGE
• CENTRAL AIR CONDITIONING
• WALK-IN CLOSET
• OVERSIZED BATHROOM

Property features AI

Finance

• Financial info: List price $180,000

Exterior

• Utilities: Natural gas; Central air conditioning; Electric service (standard)
• Home design: Spec home — BRE Maplewood Village plan; Located at 277 Andrew Ave, Mantua Township, NJ 08051
• Exterior features: Shake roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fan(s)
• Interior features: Dishwasher; Microwave; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.4% 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: 59 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 15 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Recommended offer $177,300 (1.5% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.98%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-7,786
• Equity at exit: $26,839

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $20,837
• Equity at exit: $15,563

Cash invested: $50,400 (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: 59
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $335

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 78%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Main St Mantua, NJ	2.0	1.0	2224	$1,900	$0.85	1d	1	0.77mi
272 Elm Ave Unit A Mantua Township, NJ	2.0	1.0	2176	$1,900	$0.87	1d	1	0.86mi
752 Howard Ave Unit 1 Wenonah, NJ	3.0	1.0	1150	$2,525	$2.20	3d	1	1.47mi

Listing history 11 events

1. 2026-06-18
   days on market $180,000 Active 15 DOM
2. 2026-06-17
   days on market $180,000 Active 14 DOM
3. 2026-06-16
   days on market $180,000 Active 13 DOM
4. 2026-06-15
   days on market $180,000 Active 12 DOM
5. 2026-06-13
   days on market $180,000 Active 10 DOM
6. 2026-06-13
   days on market $180,000 Active 9 DOM
7. 2026-06-09
   days on market $180,000 Active 6 DOM
8. 2026-06-08
   days on market $180,000 Active 5 DOM
9. 2026-06-07
   days on market $180,000 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $180,000 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: $23,988
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$5,236
• Taxable income: $1,230
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $3,728/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 · 2 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with potential for significant value increase through cosmetic updates and improvements to curb appeal.

Repairs flagged

• Minor Paint touch-ups — Paint appears intact but may need touch-ups.
• Minor Landscaping improvements — Landscaping appears maintained but could be improved.

Value-add opportunities

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and property value.
• Both HVAC maintenance — Improves comfort and energy efficiency, attracting buyers/renters.
• Both Interior cleaning — Enhances cleanliness and appeal, attracting buyers/renters.
• Both Roof inspection — Ensures structural integrity and prevents future costly repairs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint touch-ups · Paint appears intact but may need touch-ups.	Minor	$500–3,000
Landscaping improvements · Landscaping appears maintained but could be improved.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and property value. ↑
• Both HVAC maintenance — Improves comfort and energy efficiency, attracting buyers/renters. ↑
• Both Interior cleaning — Enhances cleanliness and appeal, attracting buyers/renters. ↑
• Both Roof inspection — Ensures structural integrity and prevents future costly repairs. ↑

ⓘ 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