167 New Hope Ln · Victory Lakes, NJ 08094

$139,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily · 160 Days on market

Built 1973 Est $170k · 18% under $878/mo HOA · 31% of rent

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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 +26.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is your chance to get into the desirable Friendly Village Community. Simplistic living at its finest. This 3 bedroom, 2 full bath house features a practical floor plan perfect for a first time home buyer or someone looking to downsize. The large kitchen, living room, and dining room are conveniently located at the front of the house. While the 3 spacious bedrooms and laundry room are down the hall towards the back of the house. Yes, the primary bedroom has a primary bathroom! A new vinyl shed will be installed before closing for additional storage. Message me for a private showing!

Key facts

• Clubhouse
• Community pool
• Covered front patio

Tags

• CORNER LOT
• CLUBHOUSE
• COMMUNITY POOL
• UPGRADED VINYL SIDING
• TWO CAR DRIVEWAY
• COVERED FRONT PATIO

Property features AI

Finance

• Other: Property manager present; Pets allowed with no pet restrictions; Community in-ground pool
• Financial info: HOA fee assessed monthly
• HOA & community: Monthly HOA with outdoor pool, clubhouse, recreational center and common grounds; HOA covers water, sewer, trash and common area maintenance

Exterior

• Parking: Two total garage/parking spaces; Driveway with two spaces; Concrete driveway; On-street parking; Parking lot access
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Double-wide mobile home (pre-1976); Single-story; Pitched shingle roof; Vinyl siding; Replacement vinyl-clad windows; Facing corner near Village Parkway (location: Summerfields Friendly Village)
• Construction: Vinyl siding construction; Shed (additional structure)
• Exterior features: Patio(s); Awning(s); Shed; Corner lot/unit; Rented lot

Interior

• Kitchen: Dishwasher; Gas oven/range; Water heater
• Bedrooms: Three bedrooms on the main level; Entry-level bedroom
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Tub/shower; Ceiling fans; Formal dining room; Eat-in kitchen; Pantry; Master bath; Walk-in closet(s); Sliding glass door(s); Not furnished
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.2% in Victory Lakes — 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 60/100 on livability (#477 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Williamstown Middle School (math 18% / reading 43%, grade F, #303 of 431 statewide, top 72%, 1,819 students, 30% FRL).
• Market conditions: 268 active listings in the ZIP; solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 35% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $140k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.02% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $169,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
347 Orange Ln	0.07mi	3/2.0	1,344 (+4%)	4mo	$125,000	$93	88
602 Club	0.17mi	2/2.0 (-1)	1,248 (-4%)	2mo	$70,000	$56	80
178 Palomino Pl	0.08mi	2/2.0 (-1)	1,200 (-7%)	8mo	$75,000	$63	73
566 Homewood Ln	0.29mi	3/2.0	1,222 (-6%)	9mo	$215,000	$176	70
324 Jasmine Ln	0.10mi	2/2.0 (-1)	1,200 (-7%)	11mo	$120,000	$100	69
916 Willow Ln	0.57mi	3/1.5	1,248 (-4%)	1mo	$339,900	$272	64
507 Shadowcreek Ln	0.35mi	2/2.0 (-1)	1,400 (+8%)	5mo	$149,900	$107	61
247 Walden Ln	0.18mi	2/2.0 (-1)	1,416 (+9%)	12mo	$185,900	$131	61
492 Shadowcreek Ln	0.45mi	2/2.0 (-1)	1,387 (+7%)	8mo	$182,500	$132	56
516 Shadowcreek Ln	0.42mi	2/2.0 (-1)	1,405 (+8%)	12mo	$175,000	$125	51
930 Birch Ln	0.62mi	3/1.0	1,186 (-8%)	6mo	$325,000	$274	48
2932 S Shore Dr	0.70mi	3/2.0	1,152 (-11%)	11mo	$365,000	$317	40

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,553
• Equity at exit: $20,860

10-year hold

• IRR: 11.6%
• Equity multiple: 1.93×
• Total profit: $36,318
• Equity at exit: $12,096

Cash invested: $39,172 (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 08094

• Active inventory: 268
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,825 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$878
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $387

Break-even live

Break-even rent $2,335

Max offer price $139,900

Occupancy floor 81%

Sensitivity live

Price	-10% $484	-5% $435	+0% $387	+5% $339	+10% $290
Rent	-10% $164	-5% $275	+0% $387	+5% $498	+10% $610
Rate	-1.0pp $457	-0.5pp $422	base $387	+0.5pp $351	+1.0pp $314

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $878 · $10,536/yr

Listing history 19 events

1. 2026-06-18
   days on market $139,900 Active 160 DOM
2. 2026-06-17
   days on market $139,900 Active 159 DOM
3. 2026-06-16
   days on market $139,900 Active 158 DOM
4. 2026-06-15
   days on market $139,900 Active 157 DOM
5. 2026-06-13
   days on market $139,900 Active 155 DOM
6. 2026-06-09
   days on market $139,900 Active 151 DOM
7. 2026-06-08
   days on market $139,900 Active 150 DOM
8. 2026-06-07
   days on market $139,900 Active 149 DOM
9. 2026-06-04
   days on market $139,900 Active 146 DOM
10. 2026-06-03
    days on market $139,900 Active 145 DOM
11. 2026-06-02
    days on market $139,900 Active 144 DOM
12. 2026-06-01
    days on market $139,900 Active 143 DOM
13. 2026-05-31
    days on market $139,900 Active 142 DOM
14. 2026-04-29
    price $139,900
15. 2026-04-16
    price $144,900
16. 2026-01-09
    listed $149,900 Active
17. 2025-05-21
    soldstatus $85,000 Closed 593-char remark

    Show marketing remark (593 chars)

    This is your chance to get into the desirable Friendly Village Community. Simplistic living at its finest. This 3 bedroom, 2 full bath house features a practical floor plan perfect for a first time home buyer or someone looking to downsize. The large kitchen, living room, and dining room are conveniently located at the front of the house. While the 3 spacious bedrooms and laundry room are down the hall towards the back of the house. Yes, the primary bedroom has a primary bathroom! A new vinyl shed will be installed before closing for additional storage. Message me for a private showing!

18. 2025-04-16
    historical Active Under Contract 593-char remark

    Show marketing remark (593 chars)

    This is your chance to get into the desirable Friendly Village Community. Simplistic living at its finest. This 3 bedroom, 2 full bath house features a practical floor plan perfect for a first time home buyer or someone looking to downsize. The large kitchen, living room, and dining room are conveniently located at the front of the house. While the 3 spacious bedrooms and laundry room are down the hall towards the back of the house. Yes, the primary bedroom has a primary bathroom! A new vinyl shed will be installed before closing for additional storage. Message me for a private showing!

19. 2025-03-10
    listed $89,900 Active 593-char remark

    Show marketing remark (593 chars)

    This is your chance to get into the desirable Friendly Village Community. Simplistic living at its finest. This 3 bedroom, 2 full bath house features a practical floor plan perfect for a first time home buyer or someone looking to downsize. The large kitchen, living room, and dining room are conveniently located at the front of the house. While the 3 spacious bedrooms and laundry room are down the hall towards the back of the house. Yes, the primary bedroom has a primary bathroom! A new vinyl shed will be installed before closing for additional storage. Message me for a private showing!

ⓘ 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: $33,899
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$2,712
• − Management: −$2,712
• − HOA: −$10,536
• − Depreciation: −$4,070
• Taxable income: $3,235
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $3,866/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Victory Lakes

• Score: 60/100
• State rank: #477
• US rank: #18504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 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: ▼ -213.12%
• Current HPI: 278.3849
• 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

Price history

+55.6% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $139,900 BRIGHT MLS
• 2026-04-16 Price Changed $144,900 BRIGHT MLS
• 2026-01-09 Listed $149,900 BRIGHT MLS
• 2025-05-21 Sold (MLS) $85,000 BRIGHT MLS
• 2025-04-16 Contingent — BRIGHT MLS
• 2025-03-10 Listed $89,900 BRIGHT MLS