511 Sykesville Rd #116 · Wrightstown, NJ 08562

$115,000

2 bd · 2.0 ba · 960 sqft · Land · 116 Days on market

Built 2016 1,660 sqft lot

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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
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Buyer must be approved by park management. Monthly lot rent (see SD). Manufactured home financing or cash only. Verify all fees and park rules with management. Reach out for preferred lenders.

Key facts

• 1,660 sq ft lot
• Built 2016
• Listed 116 days

Property features AI

Finance

• Financial info: Lease considered: No
• HOA & community: Land lease: $650 monthly; Land lease years remaining: 0

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Hot water: oil
• Home design: Manufactured home; Land lease ownership
• Construction: Vinyl siding; Above-grade other structures
• Exterior features: Not in a federal flood zone; Tidal water: No; Pets allowed on a case-by-case basis

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (oil fuel); Central air conditioning (electric)
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $115k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (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 0d 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 $9k of equity ($795 loan paydown + $8k 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 $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 31y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $115k implies a 156% gain — meaningful room to come down on a strong offer.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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: 1.52% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.88%
• DSCR: 1.97
• GRM: 5.5

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: 36.1%
• Equity multiple: 3.48×
• Total profit: $79,968
• Equity at exit: $82,233

10-year hold

• IRR: 32.6%
• Equity multiple: 7.35×
• Total profit: $204,322
• Equity at exit: $158,562

Cash invested: $32,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,749 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $587

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 61%

Sensitivity live

Price	-10% $667	-5% $627	+0% $587	+5% $547	+10% $508
Rent	-10% $449	-5% $518	+0% $587	+5% $656	+10% $725
Rate	-1.0pp $645	-0.5pp $616	base $587	+0.5pp $557	+1.0pp $527

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Martha Ave Wrightstown, NJ	1.0–2.0	1.0	800	$2,250	$2.81	0d	1	0.45mi
5 E Main St Wrightstown, NJ	1.0	1.0	650	$1,075	$1.65	3d	1	0.47mi
124 E Main St Unit 5 Wrightstown, NJ	2.0	1.0	650	$1,800	$2.77	0d	1	0.56mi

Listing history 50 events

1. 2026-06-21
   days on market $115,000 Active 116 DOM
2. 2026-06-21
   pricedays on market $115,000 Active 115 DOM
3. 2026-06-18
   days on market $119,000 Active 113 DOM
4. 2026-06-17
   days on market $119,000 Active 112 DOM
5. 2026-06-16
   days on market $119,000 Active 111 DOM
6. 2026-06-15
   days on market $119,000 Active 110 DOM
7. 2026-06-13
   days on market $119,000 Active 108 DOM
8. 2026-06-12
   days on market $119,000 Active 107 DOM
9. 2026-06-09
   days on market $119,000 Active 104 DOM
10. 2026-06-08
    days on market $119,000 Active 103 DOM
11. 2026-06-07
    days on market $119,000 Active 102 DOM
12. 2026-06-05
    days on market $119,000 Active 100 DOM
13. 2026-06-04
    days on market $119,000 Active 99 DOM
14. 2026-06-03
    days on market $119,000 Active 98 DOM
15. 2026-06-02
    days on market $119,000 Active 97 DOM
16. 2026-06-01
    days on market $119,000 Active 96 DOM
17. 2026-05-31
    days on market $119,000 Active 95 DOM
18. 2026-05-02
    price $119,000
19. 2026-05-01
    price $119,000 192-char remark

    Show marketing remark (192 chars)

    Buyer must be approved by park management. Monthly lot rent (see SD). Manufactured home financing or cash only. Verify all fees and park rules with management. Reach out for preferred lenders.

20. 2026-04-28
    status Active

    Show marketing remark (192 chars)

    Buyer must be approved by park management. Monthly lot rent (see SD). Manufactured home financing or cash only. Verify all fees and park rules with management. Reach out for preferred lenders.

21. 2026-04-28
    status Active 192-char remark

    Show marketing remark (192 chars)

    Buyer must be approved by park management. Monthly lot rent (see SD). Manufactured home financing or cash only. Verify all fees and park rules with management. Reach out for preferred lenders.

22. 2026-04-23
    historical Active Under Contract 192-char remark

    Show marketing remark (192 chars)

    Buyer must be approved by park management. Monthly lot rent (see SD). Manufactured home financing or cash only. Verify all fees and park rules with management. Reach out for preferred lenders.

23. 2026-04-23
    historical Active Under Contract

    Show marketing remark (192 chars)

    Buyer must be approved by park management. Monthly lot rent (see SD). Manufactured home financing or cash only. Verify all fees and park rules with management. Reach out for preferred lenders.

24. 2026-02-21
    listed $125,000 Active 192-char remark

    Show marketing remark (192 chars)

    Buyer must be approved by park management. Monthly lot rent (see SD). Manufactured home financing or cash only. Verify all fees and park rules with management. Reach out for preferred lenders.

25. 2026-02-21
    listed $125,000 Active

    Show marketing remark (192 chars)

    Buyer must be approved by park management. Monthly lot rent (see SD). Manufactured home financing or cash only. Verify all fees and park rules with management. Reach out for preferred lenders.

26. 2026-02-19
    historical $125,000
27. 2026-02-17
    historical $125,000 192-char remark

    Show marketing remark (192 chars)

    Buyer must be approved by park management. Monthly lot rent (see SD). Manufactured home financing or cash only. Verify all fees and park rules with management. Reach out for preferred lenders.

28. 2025-05-08
    soldstatus $45,000 Closed 268-char remark

    Show marketing remark (268 chars)

    2 bedroom. 1 bath mobile home in Spartan Village. Great opportunity to own your own mobile home, great alternative to paying rent. Plenty of storage space, many closets and large outdoor shed. Fenced yard. Very well maintained community. Oil heat, propane for cooking.

29. 2025-04-01
    status Pending 268-char remark

    Show marketing remark (268 chars)

    2 bedroom. 1 bath mobile home in Spartan Village. Great opportunity to own your own mobile home, great alternative to paying rent. Plenty of storage space, many closets and large outdoor shed. Fenced yard. Very well maintained community. Oil heat, propane for cooking.

30. 2024-12-06
    listed $45,000 Active 268-char remark

    Show marketing remark (268 chars)

    2 bedroom. 1 bath mobile home in Spartan Village. Great opportunity to own your own mobile home, great alternative to paying rent. Plenty of storage space, many closets and large outdoor shed. Fenced yard. Very well maintained community. Oil heat, propane for cooking.

31. 2022-01-20
    historical
32. 2022-01-13
    listed $60,000 Active
33. 2021-11-01
    soldstatus $91,000 Closed
34. 2021-09-30
    status Pending
35. 2021-09-29
    historical Active Under Contract
36. 2021-07-20
    listed $95,000 Active
37. 2020-07-21
    soldstatus $59,900 Sold
38. 2020-07-20
    soldstatus $45,000 Closed
39. 2020-04-30
    status Pending
40. 2020-04-17
    status Pending
41. 2020-03-09
    price $59,900
42. 2020-03-03
    listed $54,500 Active
43. 2020-01-05
    listed $65,000 Active
44. 2014-01-25
    historical
45. 2013-01-25
    listed $225,000
46. 2000-07-28
    historical
47. 2000-04-28
    listed $36,000
48. 1995-07-12
    soldstatus $16,500
49. 1995-06-07
    historical
50. 1995-05-04
    listed $19,900

ⓘ 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: $20,991
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$3,345
• Taxable income: $5,545
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $5,715/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

+498.0% since first listed

33 events — show timeline

• 2026-05-02 Price Changed $119,000 BRIGHT MLS
• 2026-05-01 Price Changed $119,000 CJMLS
• 2026-04-28 Relisted — BRIGHT MLS
• 2026-04-28 Relisted — CJMLS
• 2026-04-23 Contingent — CJMLS
• 2026-04-23 Contingent — BRIGHT MLS
• 2026-02-21 Listed $125,000 CJMLS
• 2026-02-21 Listed $125,000 BRIGHT MLS
• 2026-02-19 Coming Soon $125,000 BRIGHT MLS
• 2026-02-17 Coming Soon $125,000 CJMLS
• 2025-05-08 Sold (MLS) $45,000 BRIGHT MLS
• 2025-04-01 Pending — BRIGHT MLS
• 2024-12-06 Listed $45,000 BRIGHT MLS
• 2022-01-20 Listing Removed — BRIGHT MLS
• 2022-01-13 Listed $60,000 BRIGHT MLS
• 2021-11-01 Sold (MLS) $91,000 BRIGHT MLS
• 2021-09-30 Pending — BRIGHT MLS
• 2021-09-29 Contingent — BRIGHT MLS
• 2021-07-20 Listed $95,000 BRIGHT MLS
• 2020-07-21 Sold (MLS) $59,900 MOMLS
• 2020-07-20 Sold (MLS) $45,000 BRIGHT MLS
• 2020-04-30 Pending — BRIGHT MLS
• 2020-04-17 Pending — MOMLS
• 2020-03-09 Price Changed $59,900 MOMLS
• 2020-03-03 Listed $54,500 BRIGHT MLS
• 2020-01-05 Listed $65,000 MOMLS
• 2014-01-25 Listing Removed — BRIGHT MLS
• 2013-01-25 Listed $225,000 BRIGHT MLS
• 2000-07-28 Listing Removed — BRIGHT MLS
• 2000-04-28 Listed $36,000 BRIGHT MLS
• 1995-07-12 Sold (MLS) $16,500 MOMLS
• 1995-06-07 Delisted — MOMLS
• 1995-05-04 Listed $19,900 MOMLS