511 Wrightstown Sykesville Rd #89 · Wrightstown, NJ 08562

$209,999

3 bd · 2.0 ba · 1,748 sqft · SingleFamily · 94 Days on market

Built 2009 Good condition 37 ac lot ↓ 4% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks

Discover the charm of this beautifully maintained double-wide manufactured home, nestled in the serene Spartan Village. Built in 2009, this model offers a perfect blend of comfort, style and sophistication. Step inside to find a warm and inviting atmosphere, featuring an eat in kitchen which is enhanced by the sunken in family room. The spacious dining area and formal living room are the perfect pair for gatherings, while the primary bath provides a private retreat, a must see. With three large bedrooms and two full bathrooms, this spacious home is designed for convenience and relaxation. Additional storage beyond the 3 walk-in closets is a handy shed, ensuring you have space for all your e

Key facts

• Handy shed
• Eat in kitchen
• Off-street parking

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• SUNKEN IN FAMILY ROOM
• EAT IN KITCHEN
• HANDY SHED
• OFF-STREET PARKING

Property features AI

Finance

• Other: Above-grade finished area approximately 1,748 (estimated); Total below-grade area listed as 0; Lot dimensions per assessor
• HOA & community: Land lease: $650 monthly (approximately 127 years remaining); Property manager present; Park: Spartan Village

Exterior

• Parking: On-street parking; Driveway parking (1 space); Total of 1 garage/parking space
• Utilities: Private/community water; Private sewer; Electric hot water
• Home design: Manufactured home (double wide); Estimated year built; Very good condition
• Construction: Modular/manufactured construction; Shingle roof; Manufactured structure type; Model: Tim; Make: Colony
• Exterior features: Not located in a federal flood zone; Pets allowed (case-by-case)

Interior

• Kitchen: Eat-in kitchen with island
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (owned) for heating; Central air conditioning
• Interior features: Ceiling fan(s); Combination kitchen/dining area; Family room off kitchen; Eat-in kitchen; Kitchen island; Walk-in closet(s); Window treatments
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#503 in NJ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools D+, employment D+.
• Northern Burlington County Regional School District (rural): math 27% / reading 57% proficiency, ranked #198 of 472 in NJ (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (7.3% local appreciation)).
• Burlington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Recommended offer $191,099 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.49% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.71%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $438,748
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Barclay Ct	0.49mi	3/2.5	1,852 (+6%)	6mo	$464,000	$251	60
10 Carlyle Dr	0.57mi	3/2.5	1,600 (-8%)	1mo	$475,000	$297	57
512 Wrightstown Sykesville Rd	0.44mi	4/2.5 (+1)	1,990 (+14%)	6mo	$419,000	$211	45
19 Carlyle Dr	0.61mi	3/2.0	1,607 (-8%)	19mo	$360,000	$224	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.2%
• Equity multiple: 3.42×
• Total profit: $142,368
• Equity at exit: $150,164

10-year hold

• IRR: 31.7%
• Equity multiple: 7.21×
• Total profit: $365,205
• Equity at exit: $289,547

Cash invested: $58,800 (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 08562

• Home prices YoY: 2.5%
• Active inventory: 33
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,122 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $1,015

Break-even live

Break-even rent $1,837

Max offer price $209,999

Occupancy floor 62%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3700a Circle Dr McGuire AFB, NJ	2.0–4.0	1.0–2.5	1989	$3,122	$1.57	1d	1	1.43mi

Listing history 19 events

1. 2026-06-18
   days on market $209,999 Active 94 DOM
2. 2026-06-17
   days on market $209,999 Active 93 DOM
3. 2026-06-16
   days on market $209,999 Active 92 DOM
4. 2026-06-15
   days on market $209,999 Active 91 DOM
5. 2026-06-13
   days on market $209,999 Active 89 DOM
6. 2026-06-12
   days on market $209,999 Active 88 DOM
7. 2026-06-09
   days on market $209,999 Active 85 DOM
8. 2026-06-08
   price $209,999 Active 84 DOM
9. 2026-06-08
   days on market $215,000 Active 84 DOM
10. 2026-06-07
    days on market $215,000 Active 83 DOM
11. 2026-06-05
    days on market $215,000 Active 81 DOM
12. 2026-06-04
    days on market $215,000 Active 80 DOM
13. 2026-06-03
    days on market $215,000 Active 79 DOM
14. 2026-06-02
    days on market $215,000 Active 78 DOM
15. 2026-06-01
    days on market $215,000 Active 77 DOM
16. 2026-05-31
    days on market $215,000 Active 76 DOM
17. 2026-05-05
    price $215,000
18. 2026-04-13
    price $222,500
19. 2026-03-16
    listed $225,000 Active

ⓘ 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: $37,458
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,997
• − Management: −$2,997
• − Depreciation: −$6,109
• Taxable income: $9,392
• Est. tax owed @ 24.0%: −$2,254
• After-tax cash flow: $9,923/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 75/100 Cosmetic rehab

This well-maintained double-wide manufactured home offers a good balance of comfort and style, with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both paint exterior shutters — enhances curb appeal and value
• Resale update flooring in dining area — modernizes space and improves flow
• Both install smart home devices — increases home's marketability and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior shutters — enhances curb appeal and value ↑
• Resale update flooring in dining area — modernizes space and improves flow ↑
• Both install smart home devices — increases home's marketability and convenience ↑

ⓘ 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: Northern Burlington County Regional School District
• NCES district ID: 3411700
• Math proficiency: 27% ▼ -22.00%
• Reading proficiency: 57% ▼ -10.00%
• Median HH income: $82,110
• Composite: 39.1/100
• National rank: #4042
• State rank: #198 of 472 in NJ

Livability — Wrightstown

• Score: 58/100
• State rank: #503
• US rank: #21127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,301

Population outlook (Burlington County) Hauer SSP2

• Today (2025): 453,425 people
• By 2030: 452,359 · -0.2%
• By 2040: 445,033 · -1.9%
• By 2050: 431,760 · -4.8%
• By 2075: 406,277 · -10.4%
• By 2100: 364,732 · -19.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 22% Hispanic / Latino 15% Black 6%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% Russian/Polish/Slavic 2% Tagalog/Filipino 1%

Political lean MEDSL · Burlington

• 2024 margin: D (+16.6) · D 57.6% · R 41.0% · Other 1.3%
• 2008→2024 swing: -2.0pp toward R · 2008: 18.6pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+19.5 2016: D+14.8 2012: D+18.7 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.34%
• Current HPI: 306.1085
• 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

-4.4% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $215,000 BRIGHT MLS
• 2026-04-13 Price Changed $222,500 BRIGHT MLS
• 2026-03-16 Listed $225,000 BRIGHT MLS