529 Puritan Dr · Buena, NJ 08310

$75,000

2 bd · 2.0 ba · 1,100 sqft · SingleFamily · 18 Days on market

Built 1981 Good condition Est $75k · at est. ↓ 32% since listing

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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
• ARV discount +7.4/15.0
• Condition / age +4.0/5.0
• Appreciation +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0

Listing remarks

* Senior Community in Buena * Corner Lot * Maintenance Free Living * Community Amenities 529 Puritan Drive offers comfortable, convenient living in Cranberry Run, a 55+ community in Buena. This double-wide manufactured home features 2 bedrooms, 2 full bathrooms, a sunroom, and a desirable corner lot location. With a practical layout, easy-to-manage spaces, and thoughtful features throughout, this home is well suited for those seeking comfort, convenience, and low-maintenance living. The interior includes a large eat-in kitchen with a ceiling fan, offering a pleasant space for daily meals and casual gatherings. Each bedroom also includes a ceiling fan, adding comfort throughout the ho

Key facts

• Shed
• Carport
• Sunroom

Tags

• CORNER LOT
• MAINTENANCE FREE LIVING
• SUNROOM
• CONCRETE DRIVEWAY
• CARPORT
• SHED

Property features AI

Finance

• Financial info: Monthly land lease: $1,045.15 (1 year remaining on lease)
• HOA & community: Senior community (55+)

Exterior

• Parking: Concrete driveway; Driveway parking (2 spaces); On-street parking; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Natural gas hot water and heating; Electric cooling; Cable internet and cable TV available
• Home design: Manufactured double-wide home; Pitched roof; Main entrance faces west; Above-grade structure; Located in a 55+ senior community
• Construction: Modular/manufactured construction; Shed on property
• Exterior features: Porch(es); Exterior lighting; Street lights; Corner lot; Front yard; Rear yard; Side yards; Has water view; Community pool

Interior

• Kitchen: Refrigerator; Gas oven/range; Range hood
• Bedrooms: 2 bedrooms on main level
• Flooring: Laminate plank; Carpet
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Baseboard hot water heating; Central air conditioning (electric)
• Interior features: Breakfast area; Ceiling fans; Formal separate dining room; Master bath; Paneled walls
• Laundry & utility: Washer and dryer on main floor; Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 3.7% in Buena — 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 58/100 on livability (#501 in NJ) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Buena Regional School District (rural): math 11% / reading 30% proficiency, ranked #425 of 472 in NJ (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 27 active listings in the ZIP; 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.58% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.84%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $74,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
391 Indian Way	0.13mi	2/2.0	1,100 (0%)	2mo	$75,000	$68	92
313 John Alden Dr	0.12mi	2/2.0	1,100 (0%)	5mo	$113,000	$103	90
314 John Alden Dr	0.12mi	2/2.0	1,100 (0%)	12mo	$75,000	$68	84
568 Miles Standish Ln	0.03mi	2/2.0	980 (-11%)	3mo	$50,000	$51	78
484 Pilgrim Way	0.09mi	2/2.0	1,200 (+9%)	11mo	$91,000	$76	72
572 Miles Standish Ln	0.06mi	2/1.0	950 (-14%)	1mo	$50,000	$53	70
101 Country Ln	0.26mi	2/1.5	1,000 (-9%)	2mo	$42,000	$42	69
311 John Alden Dr	0.12mi	2/2.0	1,200 (+9%)	12mo	$70,000	$58	69
419 Captain Smith Ln	0.22mi	2/2.0	1,200 (+9%)	10mo	$100,000	$83	66
267 Mayflower Dr	0.19mi	2/2.0	938 (-15%)	2mo	$43,999	$47	65
153 Country Ln	0.26mi	2/1.5	1,200 (+9%)	8mo	$61,000	$51	64
285 Mayflower Dr	0.22mi	3/2.0 (+1)	1,200 (+9%)	12mo	$140,000	$117	60

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: 17.0%
• Equity multiple: 1.69×
• Total profit: $14,433
• Equity at exit: $11,183

10-year hold

• IRR: 25.6%
• Equity multiple: 3.23×
• Total profit: $46,853
• Equity at exit: $6,485

Cash invested: $21,000 (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 08310

• Home prices YoY: -1.0%
• Active inventory: 27
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $417

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 60%

Sensitivity live

Price	-10% $469	-5% $443	+0% $417	+5% $391	+10% $365
Rent	-10% $324	-5% $370	+0% $417	+5% $464	+10% $511
Rate	-1.0pp $455	-0.5pp $436	base $417	+0.5pp $398	+1.0pp $378

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $75,000 Active 18 DOM
2. 2026-06-19
   days on market $75,000 Active 16 DOM
3. 2026-06-18
   days on market $75,000 Active 15 DOM
4. 2026-06-17
   days on market $75,000 Active 14 DOM
5. 2026-06-16
   days on market $75,000 Active 13 DOM
6. 2026-06-15
   days on market $75,000 Active 12 DOM
7. 2026-06-14
   days on market $75,000 Active 10 DOM
8. 2026-06-13
   days on market $75,000 Active 9 DOM
9. 2026-06-10
   days on market $75,000 Active 7 DOM
10. 2026-06-09
    days on market $75,000 Active 6 DOM
11. 2026-06-08
    days on market $75,000 Active 5 DOM
12. 2026-06-07
    days on market $75,000 Active 4 DOM
13. 2026-06-05
    remarks 699-char remark
14. 2026-06-05
    listed $75,000 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: $14,210
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,182
• Taxable income: $4,053
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $4,033/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 80/100 Cosmetic rehab

This single-family home in Buena, NJ, is in good condition with a good condition score of 80. It features a well-maintained exterior, good interior walls and paint, and a good roof. The home is move-in ready with minor cosmetic updates that could further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replacing ceiling fans with modern fixtures — Improves air circulation and adds a contemporary touch
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Upgrading kitchen appliances — Modernizes the space and adds value
• Both Upgrading bathroom fixtures — Enhances functionality and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replacing ceiling fans with modern fixtures — Improves air circulation and adds a contemporary touch ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Upgrading kitchen appliances — Modernizes the space and adds value ↑
• Both Upgrading bathroom fixtures — Enhances functionality 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: Buena Regional School District
• NCES district ID: 3402400
• Math proficiency: 11% ▼ -12.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $52,887
• Composite: 18.53/100
• National rank: #8915
• State rank: #425 of 472 in NJ

Livability — Buena

• Score: 58/100
• State rank: #501
• US rank: #20678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,432
• Population (ZIP): 1,236

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 21% Black 4% Two or more races 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8% Cuban 2%
• Common ancestry: Subsaharan African 4% Romanian 3% Scotch-Irish 1%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 18% Russian/Polish/Slavic 3% Other Indo-European 2%

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: ▼ -3.13%
• Current HPI: 312.782
• 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

-31.8% since first listed

4 events — show timeline

• 2026-06-03 Listed $75,000 BRIGHT MLS
• 2026-01-24 Listing Removed — BRIGHT MLS
• 2025-08-05 Price Changed $99,000 BRIGHT MLS
• 2025-07-24 Listed $110,000 BRIGHT MLS