443 S 6th Ave #48 · Absecon, NJ 08205

$34,500

1 bd · 1.0 ba · 900 sqft · SingleFamily · 26 Days on market

Built 2001 $960/mo HOA · 55% of rent

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Shady Pines MH & RV Resort. This place is Year round living!!! And with No age restrictions. Fully furnished with Queen bedroom, pull out sleeper in living room. Front deck off living room. 2 small pets are o. k. Monthly park fee 781.00. Which includes water, sewer, trash, Come take a dip in our beautiful swimming pool. Pets? No problem! Pet owners appreciate our fenced-in, 3,000 square-foot dog. (No aggressivebreeds), a Laundry facility, gym and club house. Come play some billiards in our spacious clubhouse, the perfect place to meet our friendly staffand fellow campers. Get active! Start some friendly competition over a game of horseshoes, shuffleboard, and more! Stay social! Their vibrantcommunity’s social calendar is packed with bingo, potlucks, holiday barbecues and pancake breakfasts. The sale contingent upon parksapproved application. There is a $50 dollars application fee! A verification of assets will be required to purchase. You also have the option to useseasonally at a reduced seasonal lot fee ($5,310) April 1st - October 31st. A quick commute to Atlantic City. About 15-20 minutes to the sandybeaches. Located in the heart of Downtown Galloway. easy access to the Garden State Parkway and Expressway. This home will be ready tomove right in! Easy to show, schedule your appointment today !! Seller is looking for closing date of October for $29,000

Key facts

• Parking
• Community pool
• Built 2001

Property features AI

Finance

• Other: Pets allowed with no pet restrictions
• Financial info: Land lease amount $960 per month; Ground rent paid annually
• HOA & community: Monthly association/land-lease payment of $960

Exterior

• Parking: Private stone driveway; Driveway parking (1 space); Total of 1 garage/parking space
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Located in a senior community
• Construction: Aluminum siding; Above grade and below grade structures; Year built: estimated
• Exterior features: Community pool; Ground rent exists (paid annually)

Interior

• Kitchen: Oven/Range - Gas; Refrigerator; Range hood
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Propane (owned) heating fuel; Central air conditioning; Ceiling fan(s)
• Interior features: Open floor plan; Estimated living area: 900 finished square feet
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $34k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 5.5% in Absecon — 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 73/100 on livability (#187 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, employment B+; Watch: schools D, cost of living D, amenities F.
• Greater Egg Harbor Regional High School District (suburban): math 16% / reading 49% proficiency, ranked #319 of 472 in NJ (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 240 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $239 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 55% of rent.

Recommended offer $33,982 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.03% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.57%
• DSCR: 1.96
• GRM: 1.7

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: 15.5%
• Equity multiple: 1.63×
• Total profit: $6,087
• Equity at exit: $5,144

10-year hold

• IRR: 24.9%
• Equity multiple: 3.28×
• Total profit: $22,047
• Equity at exit: $2,983

Cash invested: $9,660 (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 08205

• Home prices YoY: -12.3%
• Active inventory: 240
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$181
• Tax est. 1.5%: −$43 /mo · $518/yr
• Insurance: −$14
• HOA: −$960
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $174

Break-even live

Break-even rent $1,517

Max offer price $34,500

Occupancy floor 85%

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: $8,625
• Closing costs: $1,035
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Mattix Run Galloway, NJ	2.0	1.0	1007	$1,800	$1.79	21d	1	0.82mi
180 Walden Way Galloway, NJ	1.0–3.0	1.0–2.5	1037	$1,793	$1.73	1d	1	1.39mi

HOA detail

• Monthly dues: $960 · $11,520/yr
• Likely covers: watersewertrashpoolgym

Listing history 20 events

1. 2026-06-19
   days on market $34,500 Active 26 DOM
2. 2026-06-18
   days on market $34,500 Active 25 DOM
3. 2026-06-17
   days on market $34,500 Active 24 DOM
4. 2026-06-16
   days on market $34,500 Active 23 DOM
5. 2026-06-15
   days on market $34,500 Active 22 DOM
6. 2026-06-14
   days on market $34,500 Active 20 DOM
7. 2026-06-13
   days on market $34,500 Active 19 DOM
8. 2026-06-10
   days on market $34,500 Active 17 DOM
9. 2026-06-09
   days on market $34,500 Active 16 DOM
10. 2026-06-08
    days on market $34,500 Active 15 DOM
11. 2026-06-07
    days on market $34,500 Active 14 DOM
12. 2026-06-03
    days on market $34,500 Active 10 DOM
13. 2026-06-02
    days on market $34,500 Active 9 DOM
14. 2026-06-01
    days on market $34,500 Active 8 DOM
15. 2026-05-31
    days on market $34,500 Active 7 DOM
16. 2026-05-30
    days on market $34,500 Active 6 DOM
17. 2026-05-24
    listed $34,500 Active
18. 2026-05-24
    historical $34,500
19. 2022-07-07
    soldstatus $32,000 Closed 1400-char remark

    Show marketing remark (1400 chars)

    Welcome to Shady Pines MH & RV Resort. This place is Year round living!!! And with No age restrictions. Fully furnished with Queen bedroom, pull out sleeper in living room. Front deck off living room. 2 small pets are o. k. Monthly park fee 781.00. Which includes water, sewer, trash, Come take a dip in our beautiful swimming pool. Pets? No problem! Pet owners appreciate our fenced-in, 3,000 square-foot dog. (No aggressivebreeds), a Laundry facility, gym and club house. Come play some billiards in our spacious clubhouse, the perfect place to meet our friendly staffand fellow campers. Get active! Start some friendly competition over a game of horseshoes, shuffleboard, and more! Stay social! Their vibrantcommunity’s social calendar is packed with bingo, potlucks, holiday barbecues and pancake breakfasts. The sale contingent upon parksapproved application. There is a $50 dollars application fee! A verification of assets will be required to purchase. You also have the option to useseasonally at a reduced seasonal lot fee ($5,310) April 1st - October 31st. A quick commute to Atlantic City. About 15-20 minutes to the sandybeaches. Located in the heart of Downtown Galloway. easy access to the Garden State Parkway and Expressway. This home will be ready tomove right in! Easy to show, schedule your appointment today !! Seller is looking for closing date of October for $29,000

20. 2022-06-08
    listed $29,000 Active 1400-char remark

    Show marketing remark (1400 chars)

    Welcome to Shady Pines MH & RV Resort. This place is Year round living!!! And with No age restrictions. Fully furnished with Queen bedroom, pull out sleeper in living room. Front deck off living room. 2 small pets are o. k. Monthly park fee 781.00. Which includes water, sewer, trash, Come take a dip in our beautiful swimming pool. Pets? No problem! Pet owners appreciate our fenced-in, 3,000 square-foot dog. (No aggressivebreeds), a Laundry facility, gym and club house. Come play some billiards in our spacious clubhouse, the perfect place to meet our friendly staffand fellow campers. Get active! Start some friendly competition over a game of horseshoes, shuffleboard, and more! Stay social! Their vibrantcommunity’s social calendar is packed with bingo, potlucks, holiday barbecues and pancake breakfasts. The sale contingent upon parksapproved application. There is a $50 dollars application fee! A verification of assets will be required to purchase. You also have the option to useseasonally at a reduced seasonal lot fee ($5,310) April 1st - October 31st. A quick commute to Atlantic City. About 15-20 minutes to the sandybeaches. Located in the heart of Downtown Galloway. easy access to the Garden State Parkway and Expressway. This home will be ready tomove right in! Easy to show, schedule your appointment today !! Seller is looking for closing date of October for $29,000

ⓘ 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: $20,842
• − Mortgage interest: −$1,933
• − Property taxes: −$518
• − Insurance: −$172
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − HOA: −$11,520
• − Depreciation: −$1,004
• Taxable income: $2,361
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $1,517/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: Greater Egg Harbor Regional High School District
• NCES district ID: 3406060
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $58,324
• Composite: 28.94/100
• National rank: #6629
• State rank: #319 of 472 in NJ

Livability — Absecon

• Score: 73/100
• State rank: #187
• US rank: #5222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Atlantic County · 143,611 people
• City population: 10,412
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 28,877
• Household income: $93,370
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 732.0

Population outlook (Atlantic County) Hauer SSP2

• Today (2025): 268,948 people
• By 2030: 264,497 · -1.7%
• By 2040: 252,261 · -6.2%
• By 2050: 237,846 · -11.6%
• By 2075: 210,650 · -21.7%
• By 2100: 180,234 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 62% Hispanic / Latino 14% Two or more races 12% Asian 9% Black 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Romanian 7% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 75% English-only · Spanish 11% Other Indo-European 7% Russian/Polish/Slavic 3%

Political lean MEDSL · Atlantic

• 2024 margin: Toss-up / Even · D 47.7% · R 50.7% · Other 1.6%
• 2008→2024 swing: -18.1pp toward R · 2008: 15.1pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+6.7 2016: D+6.2 2012: D+17.2 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.12%
• Current HPI: 315.4814
• Rent YoY: —
• Metro: Atlantic City-Hammonton, NJ
• 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

+19.0% since first listed

4 events — show timeline

• 2026-05-24 Listed $34,500 BRIGHT MLS
• 2026-05-24 Coming Soon $34,500 BRIGHT MLS
• 2022-07-07 Sold (MLS) $32,000 BRIGHT MLS
• 2022-06-08 Listed $29,000 BRIGHT MLS