130 Country Ln · Buena Vista, NJ 08310

$140,000

3 bd · 2.5 ba · 1,600 sqft · Manufactured · 101 Days on market

Built 1974 $88/sqft · 53% above area

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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 +7.5/15.0
• Appreciation +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Welcome to Cranberry Run’s 55+ Adult Community! This spacious 1,600 sq. ft. home offers a versatile layout with a private entrance and ramp leading to a separate Mother-in-Law Suite, perfect for extended living or guests. The main home features a bright living room, dining room, and open kitchen with island, along with 3 bedrooms, 2.5 baths, and a convenient laundry room. The primary bedroom includes a large walk-in closet and a handicap-accessible ensuite bathroom with shower. A standout feature is the In-Law Suite, complete with its own living room, bedroom, and full bathroom, accessible from both the outside entrance and the kitchen. Spring is here, and what better place to enjoy it than in this home nestled in a private setting overlooking the park and surrounding natural beauty. The nicely landscaped yard also includes a shed for additional storage. Residents of Cranberry Run enjoy a relaxed lifestyle with a monthly lot fee that includes access to the community clubhouse, which features a kitchen for events, a workout room, library, and social gathering spaces. Additional amenities include two scenic ponds, a dog park, snow removal, water, sewer, and more, making for easy, low-maintenance living. Ideally located for convenience, the community offers easy access to Philadelphia, Atlantic City, and New York City, giving you the perfect balance of peaceful country surroundings and proximity to major destinations. This is 55+ living at its finest. Schedule your showing today and experience all that Cranberry Run living has to offer!

Key facts

• 2 parking spots
• Built 1974
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 1 comparable units currently listed for rent nearby; 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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.
• Current owner paid $101k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.50% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.17%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $91,321
• List price: $140,000
• Delta: 53.30%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Country Ln	0.05mi	2/2.0 (-1)	1,400 (-12%)	21mo	$129,000	$92	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: 13.7%
• Equity multiple: 1.55×
• Total profit: $21,387
• Equity at exit: $20,874

10-year hold

• IRR: 22.5%
• Equity multiple: 2.93×
• Total profit: $75,463
• Equity at exit: $12,105

Cash invested: $39,200 (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 08310

• Home prices YoY: -1.0%
• Active inventory: 27
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $691

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 62%

Sensitivity live

Price	-10% $788	-5% $740	+0% $691	+5% $643	+10% $595
Rent	-10% $526	-5% $609	+0% $691	+5% $774	+10% $857
Rate	-1.0pp $762	-0.5pp $727	base $691	+0.5pp $655	+1.0pp $618

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 E Pacific Ave Unit 1 Minotola, NJ	3.0	1.0	2114	$2,100	$0.99	20d	1	1.22mi

Listing history 34 events

1. 2026-06-21
   days on market $140,000 Active 101 DOM
2. 2026-06-19
   days on market $140,000 Active 99 DOM
3. 2026-06-18
   days on market $140,000 Active 98 DOM
4. 2026-06-17
   days on market $140,000 Active 97 DOM
5. 2026-06-16
   days on market $140,000 Active 96 DOM
6. 2026-06-15
   days on market $140,000 Active 95 DOM
7. 2026-06-14
   days on market $140,000 Active 93 DOM
8. 2026-06-13
   days on market $140,000 Active 92 DOM
9. 2026-06-10
   days on market $140,000 Active 90 DOM
10. 2026-06-09
    days on market $140,000 Active 89 DOM
11. 2026-06-08
    days on market $140,000 Active 88 DOM
12. 2026-06-07
    days on market $140,000 Active 87 DOM
13. 2026-06-05
    days on market $140,000 Active 84 DOM
14. 2026-06-03
    days on market $140,000 Active 83 DOM
15. 2026-06-02
    days on market $140,000 Active 82 DOM
16. 2026-06-01
    days on market $140,000 Active 81 DOM
17. 2026-05-31
    days on market $140,000 Active 80 DOM
18. 2026-05-30
    days on market $140,000 Active 79 DOM
19. 2026-03-13
    price $140,000
20. 2026-03-12
    listed $135,000 Active

    Show marketing remark (1565 chars)

    Welcome to Cranberry Run’s 55+ Adult Community! This spacious 1,600 sq. ft. home offers a versatile layout with a private entrance and ramp leading to a separate Mother-in-Law Suite, perfect for extended living or guests. The main home features a bright living room, dining room, and open kitchen with island, along with 3 bedrooms, 2.5 baths, and a convenient laundry room. The primary bedroom includes a large walk-in closet and a handicap-accessible ensuite bathroom with shower. A standout feature is the In-Law Suite, complete with its own living room, bedroom, and full bathroom, accessible from both the outside entrance and the kitchen. Spring is here, and what better place to enjoy it than in this home nestled in a private setting overlooking the park and surrounding natural beauty. The nicely landscaped yard also includes a shed for additional storage. Residents of Cranberry Run enjoy a relaxed lifestyle with a monthly lot fee that includes access to the community clubhouse, which features a kitchen for events, a workout room, library, and social gathering spaces. Additional amenities include two scenic ponds, a dog park, snow removal, water, sewer, and more, making for easy, low-maintenance living. Ideally located for convenience, the community offers easy access to Philadelphia, Atlantic City, and New York City, giving you the perfect balance of peaceful country surroundings and proximity to major destinations. This is 55+ living at its finest. Schedule your showing today and experience all that Cranberry Run living has to offer!

21. 2026-03-12
    listed $140,000 Active 1565-char remark

    Show marketing remark (1565 chars)

    Welcome to Cranberry Run’s 55+ Adult Community! This spacious 1,600 sq. ft. home offers a versatile layout with a private entrance and ramp leading to a separate Mother-in-Law Suite, perfect for extended living or guests. The main home features a bright living room, dining room, and open kitchen with island, along with 3 bedrooms, 2.5 baths, and a convenient laundry room. The primary bedroom includes a large walk-in closet and a handicap-accessible ensuite bathroom with shower. A standout feature is the In-Law Suite, complete with its own living room, bedroom, and full bathroom, accessible from both the outside entrance and the kitchen. Spring is here, and what better place to enjoy it than in this home nestled in a private setting overlooking the park and surrounding natural beauty. The nicely landscaped yard also includes a shed for additional storage. Residents of Cranberry Run enjoy a relaxed lifestyle with a monthly lot fee that includes access to the community clubhouse, which features a kitchen for events, a workout room, library, and social gathering spaces. Additional amenities include two scenic ponds, a dog park, snow removal, water, sewer, and more, making for easy, low-maintenance living. Ideally located for convenience, the community offers easy access to Philadelphia, Atlantic City, and New York City, giving you the perfect balance of peaceful country surroundings and proximity to major destinations. This is 55+ living at its finest. Schedule your showing today and experience all that Cranberry Run living has to offer!

22. 2023-12-28
    historical
23. 2023-12-28
    historical
24. 2023-12-07
    price $135,000
25. 2023-12-06
    price $135,000
26. 2023-11-29
    status Active
27. 2023-11-28
    status Active
28. 2023-11-21
    listed Under Contract
29. 2023-10-17
    status Pending
30. 2023-08-03
    listed $155,000
31. 2023-08-03
    listed $155,000 Active
32. 2008-04-08
    soldstatus $101,000
33. 2008-04-01
    historical
34. 2008-03-03
    listed $117,900

ⓘ 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: $25,200
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$4,073
• Taxable income: $6,453
• Est. tax owed @ 24.0%: −$1,549
• After-tax cash flow: $6,749/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: 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 Vista

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

+18.7% since first listed

16 events — show timeline

• 2026-03-13 Price Changed $140,000 BRIGHT MLS
• 2026-03-12 Listed $140,000 SJSRMLS
• 2026-03-12 Listed $135,000 BRIGHT MLS
• 2023-12-28 Listing Removed — BRIGHT MLS
• 2023-12-28 Listing Removed — SJSRMLS
• 2023-12-07 Price Changed $135,000 SJSRMLS
• 2023-12-06 Price Changed $135,000 BRIGHT MLS
• 2023-11-29 Relisted — SJSRMLS
• 2023-11-28 Relisted — BRIGHT MLS
• 2023-11-21 Listed — SJSRMLS
• 2023-10-17 Pending — BRIGHT MLS
• 2023-08-03 Listed $155,000 BRIGHT MLS
• 2023-08-03 Listed $155,000 SJSRMLS
• 2008-04-08 Sold (MLS) $101,000 SJSRMLS
• 2008-04-01 Listing Removed — SJSRMLS
• 2008-03-03 Listed $117,900 SJSRMLS