450 Clarks Pond Rd #58 · Fairton, NJ 08302

$84,500

3 bd · 2.0 ba · 924 sqft · SingleFamily · 10 Days on market

Built 2024 Good condition Est $75k · 13% over $720/mo HOA · 42% 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 +15.7/30.0
• 1% rule +10.0/10.0
• DSCR +4.9/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• ARV discount +1.7/15.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your 2024 new manufactured home, where modern design and convenience come together to create the perfect living space. This thoughtfully designed home features 3 bedrooms and 2 full bathrooms offering plenty of room for you and your loved ones. From the moment you arrive, you’ll appreciate the practicality of your private driveway, ensuring parking is always a breeze. Step inside to discover the contemporary charm of luxury vinyl plank flooring, providing durability and style throughout the home. The open-concept layout invites you to relax and make the space your own, whether you’re lounging, dining, or entertaining. The modern kitchen is a chef’s delight, complete with brand-new appliances, sleek cabinetry, and stylish countertops, making meal preparation a breeze. Experience the ease of smart living with a Nest thermostat, allowing you to effortlessly adjust your home’s climate for maximum comfort and energy efficiency, whether you’re home or on the go. Built with attention to detail, this brand-new home ensures peace of mind and low-maintenance living. Conveniently located near shopping, dining and recreational opportunities, you’ll have everything you need just moments away. Welcome to your new manufactured home – a perfect blend of comfort, style, and convenience, ready to provide you and your family with the ideal living environment. NOTE: Buyer needs to apply with park prior to seller accepting an offer. Contact agent for link.

Key facts

• Bright kitchen
• Parking
• Built 2024

Tags

• OPEN-CONCEPT FLOOR PLAN
• ENERGY-EFFICIENT CONSTRUCTION
• LOW-MAINTENANCE LIVING
• PRIVATE PRIMARY SUITE
• BRIGHT KITCHEN
• WELL-MAINTAINED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $84k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $38 ($454/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).

Location & tenants

• Location reads 58/100 on livability (#506 in NJ) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment D+, schools F, amenities F.
• Cumberland Regional School District (town): math 10% / reading 28% proficiency, ranked #436 of 472 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 202 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $584 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cumberland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $84,500

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 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?
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: 2.01% ✓
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $74,844
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 Clarks Pond & Skyline Dr #36	0.00mi	2/1.0 (-1)	1,000 (+8%)	1mo	$76,500	$77	77
434 Clarks Pond Rd	0.12mi	2/2.0 (-1)	1,008 (+9%)	1mo	$211,000	$209	73
80 Brookstone Dr	0.12mi	2/1.0 (-1)	980 (+6%)	16mo	$65,000	$66	62
455 Clarks Pond Road, Unit 43.5	0.04mi	2/2.0 (-1)	800 (-13%)	16mo	$65,000	$81	57
186 Ramah Rd	0.12mi	2/1.0 (-1)	800 (-13%)	13mo	$215,000	$269	52

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-10,817
• Equity at exit: $12,599

10-year hold

• IRR: -2.7%
• Equity multiple: 0.81×
• Total profit: $-4,418
• Equity at exit: $7,306

Cash invested: $23,660 (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 08302

• Home prices YoY: -24.0%
• Active inventory: 202
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,268/yr
• Insurance: −$35
• HOA: −$720
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $38

Break-even live

Break-even rent $1,651

Max offer price $84,500

Occupancy floor 93%

Sensitivity live

Price	-10% $96	-5% $67	+0% $38	+5% $9	+10% $-21
Rent	-10% $-96	-5% $-29	+0% $38	+5% $105	+10% $172
Rate	-1.0pp $80	-0.5pp $59	base $38	+0.5pp $16	+1.0pp $-6

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $720 · $8,640/yr

Listing history 16 events

1. 2026-06-19
   days on market $84,500 Active 10 DOM
2. 2026-06-18
   days on market $84,500 Active 9 DOM
3. 2026-06-17
   days on market $84,500 Active 8 DOM
4. 2026-06-16
   days on market $84,500 Active 7 DOM
5. 2026-06-15
   days on market $84,500 Active 6 DOM
6. 2026-06-14
   days on market $84,500 Active 4 DOM
7. 2026-06-13
   days on market $84,500 Active 3 DOM
8. 2026-06-10
   remarks 688-char remark
9. 2026-06-10
   pricedays on marketlisting id $84,500 Active 1 DOM
10. 2026-05-31
    days on market $79,000 Active 276 DOM
11. 2026-05-30
    days on market $79,000 Active 275 DOM
12. 2026-04-01
    status Active 1513-char remark

    Show marketing remark (1513 chars)

    Welcome to your 2024 new manufactured home, where modern design and convenience come together to create the perfect living space. This thoughtfully designed home features 3 bedrooms and 2 full bathrooms offering plenty of room for you and your loved ones. From the moment you arrive, you’ll appreciate the practicality of your private driveway, ensuring parking is always a breeze. Step inside to discover the contemporary charm of luxury vinyl plank flooring, providing durability and style throughout the home. The open-concept layout invites you to relax and make the space your own, whether you’re lounging, dining, or entertaining. The modern kitchen is a chef’s delight, complete with brand-new appliances, sleek cabinetry, and stylish countertops, making meal preparation a breeze. Experience the ease of smart living with a Nest thermostat, allowing you to effortlessly adjust your home’s climate for maximum comfort and energy efficiency, whether you’re home or on the go. Built with attention to detail, this brand-new home ensures peace of mind and low-maintenance living. Conveniently located near shopping, dining and recreational opportunities, you’ll have everything you need just moments away. Welcome to your new manufactured home – a perfect blend of comfort, style, and convenience, ready to provide you and your family with the ideal living environment. NOTE: Buyer needs to apply with park prior to seller accepting an offer. Contact agent for link.

13. 2026-03-31
    historical 1513-char remark

    Show marketing remark (1513 chars)

    Welcome to your 2024 new manufactured home, where modern design and convenience come together to create the perfect living space. This thoughtfully designed home features 3 bedrooms and 2 full bathrooms offering plenty of room for you and your loved ones. From the moment you arrive, you’ll appreciate the practicality of your private driveway, ensuring parking is always a breeze. Step inside to discover the contemporary charm of luxury vinyl plank flooring, providing durability and style throughout the home. The open-concept layout invites you to relax and make the space your own, whether you’re lounging, dining, or entertaining. The modern kitchen is a chef’s delight, complete with brand-new appliances, sleek cabinetry, and stylish countertops, making meal preparation a breeze. Experience the ease of smart living with a Nest thermostat, allowing you to effortlessly adjust your home’s climate for maximum comfort and energy efficiency, whether you’re home or on the go. Built with attention to detail, this brand-new home ensures peace of mind and low-maintenance living. Conveniently located near shopping, dining and recreational opportunities, you’ll have everything you need just moments away. Welcome to your new manufactured home – a perfect blend of comfort, style, and convenience, ready to provide you and your family with the ideal living environment. NOTE: Buyer needs to apply with park prior to seller accepting an offer. Contact agent for link.

14. 2026-02-16
    status Active 1513-char remark

    Show marketing remark (1513 chars)

    Welcome to your 2024 new manufactured home, where modern design and convenience come together to create the perfect living space. This thoughtfully designed home features 3 bedrooms and 2 full bathrooms offering plenty of room for you and your loved ones. From the moment you arrive, you’ll appreciate the practicality of your private driveway, ensuring parking is always a breeze. Step inside to discover the contemporary charm of luxury vinyl plank flooring, providing durability and style throughout the home. The open-concept layout invites you to relax and make the space your own, whether you’re lounging, dining, or entertaining. The modern kitchen is a chef’s delight, complete with brand-new appliances, sleek cabinetry, and stylish countertops, making meal preparation a breeze. Experience the ease of smart living with a Nest thermostat, allowing you to effortlessly adjust your home’s climate for maximum comfort and energy efficiency, whether you’re home or on the go. Built with attention to detail, this brand-new home ensures peace of mind and low-maintenance living. Conveniently located near shopping, dining and recreational opportunities, you’ll have everything you need just moments away. Welcome to your new manufactured home – a perfect blend of comfort, style, and convenience, ready to provide you and your family with the ideal living environment. NOTE: Buyer needs to apply with park prior to seller accepting an offer. Contact agent for link.

15. 2026-02-15
    historical 1513-char remark

    Show marketing remark (1513 chars)

    Welcome to your 2024 new manufactured home, where modern design and convenience come together to create the perfect living space. This thoughtfully designed home features 3 bedrooms and 2 full bathrooms offering plenty of room for you and your loved ones. From the moment you arrive, you’ll appreciate the practicality of your private driveway, ensuring parking is always a breeze. Step inside to discover the contemporary charm of luxury vinyl plank flooring, providing durability and style throughout the home. The open-concept layout invites you to relax and make the space your own, whether you’re lounging, dining, or entertaining. The modern kitchen is a chef’s delight, complete with brand-new appliances, sleek cabinetry, and stylish countertops, making meal preparation a breeze. Experience the ease of smart living with a Nest thermostat, allowing you to effortlessly adjust your home’s climate for maximum comfort and energy efficiency, whether you’re home or on the go. Built with attention to detail, this brand-new home ensures peace of mind and low-maintenance living. Conveniently located near shopping, dining and recreational opportunities, you’ll have everything you need just moments away. Welcome to your new manufactured home – a perfect blend of comfort, style, and convenience, ready to provide you and your family with the ideal living environment. NOTE: Buyer needs to apply with park prior to seller accepting an offer. Contact agent for link.

16. 2025-08-19
    listed $79,000 Active 1513-char remark

    Show marketing remark (1513 chars)

    Welcome to your 2024 new manufactured home, where modern design and convenience come together to create the perfect living space. This thoughtfully designed home features 3 bedrooms and 2 full bathrooms offering plenty of room for you and your loved ones. From the moment you arrive, you’ll appreciate the practicality of your private driveway, ensuring parking is always a breeze. Step inside to discover the contemporary charm of luxury vinyl plank flooring, providing durability and style throughout the home. The open-concept layout invites you to relax and make the space your own, whether you’re lounging, dining, or entertaining. The modern kitchen is a chef’s delight, complete with brand-new appliances, sleek cabinetry, and stylish countertops, making meal preparation a breeze. Experience the ease of smart living with a Nest thermostat, allowing you to effortlessly adjust your home’s climate for maximum comfort and energy efficiency, whether you’re home or on the go. Built with attention to detail, this brand-new home ensures peace of mind and low-maintenance living. Conveniently located near shopping, dining and recreational opportunities, you’ll have everything you need just moments away. Welcome to your new manufactured home – a perfect blend of comfort, style, and convenience, ready to provide you and your family with the ideal living environment. NOTE: Buyer needs to apply with park prior to seller accepting an offer. Contact agent for link.

ⓘ 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: $20,381
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$422
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − HOA: −$8,640
• − Depreciation: −$2,458
• Taxable loss: −$401
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $550/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 · 1 photo

Good 75/100 Cosmetic rehab

This 2024 manufactured home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and protects the siding
• Both Landscaping around the home — Improves curb appeal and adds value
• Both Reorganizing interior spaces — Maximizes living space and enhances functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and protects the siding ↑
• Both Landscaping around the home — Improves curb appeal and adds value ↑
• Both Reorganizing interior spaces — Maximizes living space and enhances 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: Cumberland Regional School District
• NCES district ID: 3403620
• Math proficiency: 10% ▼ -9.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $52,721
• Composite: 17.28/100
• National rank: #9088
• State rank: #436 of 472 in NJ

Livability — Fairton

• Score: 58/100
• State rank: #506
• US rank: #21401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairton, NJ
• Population (ZIP): 47,003

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 30% Black 25% Two or more races 19% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 2%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 64% English-only · Spanish 34% Other Indo-European 1%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.94%
• Current HPI: 290.6461
• 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

5 events — show timeline

• 2026-04-01 Relisted — BRIGHT MLS
• 2026-03-31 Listing Removed — BRIGHT MLS
• 2026-02-16 Relisted — BRIGHT MLS
• 2026-02-15 Listing Removed — BRIGHT MLS
• 2025-08-19 Listed $79,000 BRIGHT MLS