131-25 Priest Blvd · Middle, NJ 08242

$129,900

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 278 Days on market

Built 1971 Est $214k · 39% under

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Why this score? — see what drove the A- 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Welcome to this super large pre-fab home. This home is located in Grande Woods South. There's a monthly fee of $501.00 which includes the rental of the land the property is on, water, sewer, snow removal and trash removal. Also, there is a in-ground pool, pool side restrooms and shower, picnic area and much more. This home has a large living room, full eat in kitchen with a island, skylight, pantry, family room with a fireplace and a sunroom for entertaining and lots of windows. Three great sized bedrooms with ample closet space and the master bedroom has its own bathroom with a stall shower and sunken tub, along with a hall bath with a linen closet. Laundry area has a closet and the utility closet. Outside has a newer deck, storage shed and extended side yard. There's new roof and skylights (2019) and a new central air unit with a heat pump(2018). The park allows 1 small pet per unit. If your client is interested, they need to stop at the management office for approval application before submitting an offer. You won't be disappointed with this lovely home.

Key facts

• In-ground pool
• Storage building
• Private yard

Tags

• PRIVATE YARD
• STORAGE BUILDING
• IN-GROUND POOL
• WALKING DISTANCE TO SHOPPING
• 10 MINUTES TO WILDWOOD BEACHES
• 15 MINUTES TO CAPE MAY

Property features AI

Finance

• Other: Property manager present; Doors swing inward (accessibility feature); Pets allowed with a number limit; Annual ground rent listed under income/expense
• Financial info: No lease in effect; lease not considered; No rent control
• HOA & community: Ground fee and HOA cover pool(s), taxes, trash, water and sewer; Other fees approximately $950 monthly; Ground rent exists

Exterior

• Parking: On-street parking
• Security: Secure storage
• Utilities: Public water; Public sewer; No electric on property (per listing data); Municipal trash not provided
• Home design: Manufactured / modular double-wide home; Remington make; Building winterized; Estimated year built; Fee simple ownership; Average condition; Not a habitable residence (per listing data)
• Construction: Modular/manufactured construction; Double-wide (24' x 55')
• Exterior features: Awning(s); Exterior lighting; Secure storage; Sidewalks; Patio(s) with screened area; Community pool

Interior

• Kitchen: Stove; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units (electric)
• Interior features: Bar; Galley kitchen; Master bathroom; Paneled walls; Furnished; Smoking not allowed
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Middle Township Public School District (suburban): math 15% / reading 38% proficiency, ranked #372 of 472 in NJ (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Middle Township Elementary #1 (657 students, 56% FRL); Middle Township Elementary #4 (math 14% / reading 47%, grade F, #303 of 431 statewide, top 72%, 594 students, 52% FRL); Middle Township High School (math 17% / reading 32%, grade F, #327 of 399 statewide, top 82%, 790 students, 36% FRL).
• Market conditions: 72 active listings in the ZIP; 877 units permitted in Cape May County in 2024 (35 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Cape May County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $80k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 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 1971 — 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: 1.29% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.19%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $214,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Priest Blvd	0.01mi	3/2.0	1,500 (+7%)	2mo	$229,900	$153	85

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 3.70×
• Total profit: $98,175
• Equity at exit: $117,024

10-year hold

• IRR: 29.9%
• Equity multiple: 8.36×
• Total profit: $267,610
• Equity at exit: $252,367

Cash invested: $36,372 (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 08242

• Home prices YoY: 14.2%
• Active inventory: 72
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,681 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $430

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 69%

Sensitivity live

Price	-10% $520	-5% $475	+0% $430	+5% $385	+10% $340
Rent	-10% $297	-5% $364	+0% $430	+5% $497	+10% $563
Rate	-1.0pp $496	-0.5pp $463	base $430	+0.5pp $397	+1.0pp $362

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $129,900 Active 278 DOM
2. 2026-06-21
   days on market $129,900 Active 277 DOM
3. 2026-06-18
   days on market $129,900 Active 275 DOM
4. 2026-06-17
   days on market $129,900 Active 274 DOM
5. 2026-06-16
   days on market $129,900 Active 273 DOM
6. 2026-06-15
   days on market $129,900 Active 272 DOM
7. 2026-06-13
   days on market $129,900 Active 270 DOM
8. 2026-06-12
   days on market $129,900 Active 269 DOM
9. 2026-06-09
   days on market $129,900 Active 266 DOM
10. 2026-06-08
    days on market $129,900 Active 265 DOM
11. 2026-06-07
    days on market $129,900 Active 264 DOM
12. 2026-06-07
    days on market $129,900 Active 263 DOM
13. 2026-05-31
    days on market $129,900 Active 261 DOM
14. 2026-05-13
    price $129,900
15. 2026-03-11
    status Active
16. 2026-02-24
    status Pending
17. 2026-02-16
    historical
18. 2026-01-16
    price $134,900
19. 2025-10-20
    price $139,900
20. 2025-09-28
    price $149,900
21. 2025-09-15
    price $179,900
22. 2025-09-02
    price $199,900
23. 2025-08-21
    listed $209,900 Active
24. 2020-12-17
    soldstatus $150,000 Sold Coop by Member 1073-char remark

    Show marketing remark (1073 chars)

    Welcome to this super large pre-fab home. This home is located in Grande Woods South. There's a monthly fee of $501.00 which includes the rental of the land the property is on, water, sewer, snow removal and trash removal. Also, there is a in-ground pool, pool side restrooms and shower, picnic area and much more. This home has a large living room, full eat in kitchen with a island, skylight, pantry, family room with a fireplace and a sunroom for entertaining and lots of windows. Three great sized bedrooms with ample closet space and the master bedroom has its own bathroom with a stall shower and sunken tub, along with a hall bath with a linen closet. Laundry area has a closet and the utility closet. Outside has a newer deck, storage shed and extended side yard. There's new roof and skylights (2019) and a new central air unit with a heat pump(2018). The park allows 1 small pet per unit. If your client is interested, they need to stop at the management office for approval application before submitting an offer. You won't be disappointed with this lovely home.

25. 2020-10-09
    price $159,900 1073-char remark

    Show marketing remark (1073 chars)

    Welcome to this super large pre-fab home. This home is located in Grande Woods South. There's a monthly fee of $501.00 which includes the rental of the land the property is on, water, sewer, snow removal and trash removal. Also, there is a in-ground pool, pool side restrooms and shower, picnic area and much more. This home has a large living room, full eat in kitchen with a island, skylight, pantry, family room with a fireplace and a sunroom for entertaining and lots of windows. Three great sized bedrooms with ample closet space and the master bedroom has its own bathroom with a stall shower and sunken tub, along with a hall bath with a linen closet. Laundry area has a closet and the utility closet. Outside has a newer deck, storage shed and extended side yard. There's new roof and skylights (2019) and a new central air unit with a heat pump(2018). The park allows 1 small pet per unit. If your client is interested, they need to stop at the management office for approval application before submitting an offer. You won't be disappointed with this lovely home.

26. 2020-07-08
    price $169,900 1073-char remark

    Show marketing remark (1073 chars)

    Welcome to this super large pre-fab home. This home is located in Grande Woods South. There's a monthly fee of $501.00 which includes the rental of the land the property is on, water, sewer, snow removal and trash removal. Also, there is a in-ground pool, pool side restrooms and shower, picnic area and much more. This home has a large living room, full eat in kitchen with a island, skylight, pantry, family room with a fireplace and a sunroom for entertaining and lots of windows. Three great sized bedrooms with ample closet space and the master bedroom has its own bathroom with a stall shower and sunken tub, along with a hall bath with a linen closet. Laundry area has a closet and the utility closet. Outside has a newer deck, storage shed and extended side yard. There's new roof and skylights (2019) and a new central air unit with a heat pump(2018). The park allows 1 small pet per unit. If your client is interested, they need to stop at the management office for approval application before submitting an offer. You won't be disappointed with this lovely home.

27. 2020-02-16
    listed $179,900 Active 1073-char remark

    Show marketing remark (1073 chars)

    Welcome to this super large pre-fab home. This home is located in Grande Woods South. There's a monthly fee of $501.00 which includes the rental of the land the property is on, water, sewer, snow removal and trash removal. Also, there is a in-ground pool, pool side restrooms and shower, picnic area and much more. This home has a large living room, full eat in kitchen with a island, skylight, pantry, family room with a fireplace and a sunroom for entertaining and lots of windows. Three great sized bedrooms with ample closet space and the master bedroom has its own bathroom with a stall shower and sunken tub, along with a hall bath with a linen closet. Laundry area has a closet and the utility closet. Outside has a newer deck, storage shed and extended side yard. There's new roof and skylights (2019) and a new central air unit with a heat pump(2018). The park allows 1 small pet per unit. If your client is interested, they need to stop at the management office for approval application before submitting an offer. You won't be disappointed with this lovely home.

28. 2015-08-31
    price $39,000

ⓘ 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: $20,171
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$3,779
• Taxable income: $3,291
• Est. tax owed @ 24.0%: −$790
• After-tax cash flow: $4,373/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: Middle Township Public School District
• NCES district ID: 3410020
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 38% ▼ -7.00%
• Median HH income: $59,228
• Composite: 24.09/100
• National rank: #7754
• State rank: #372 of 472 in NJ

Livability — Middle

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

Census & demographics

• Census place: Rio Grande, NJ
• Population (ZIP): 4,021

Population outlook (Cape May County) Hauer SSP2

• Today (2025): 88,234 people
• By 2030: 84,144 · -4.6%
• By 2040: 75,146 · -14.8%
• By 2050: 67,389 · -23.6%
• By 2075: 55,732 · -36.8%
• By 2100: 44,972 · -49.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Two or more races 11% Black 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 10%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 11% Russian/Polish/Slavic 2% Arabic 1%

Political lean MEDSL · Cape May

• 2024 margin: R (+19.2) · D 39.7% · R 58.9% · Other 1.4%
• 2008→2024 swing: -10.6pp toward R · 2008: -8.7pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+15.9 2016: R+19.9 2012: R+8.9 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 51.53%
• Current HPI: 414.7401
• 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

+233.1% since first listed

15 events — show timeline

• 2026-05-13 Price Changed $129,900 BRIGHT MLS
• 2026-03-11 Relisted — BRIGHT MLS
• 2026-02-24 Pending — BRIGHT MLS
• 2026-02-16 Listing Removed — BRIGHT MLS
• 2026-01-16 Price Changed $134,900 BRIGHT MLS
• 2025-10-20 Price Changed $139,900 BRIGHT MLS
• 2025-09-28 Price Changed $149,900 BRIGHT MLS
• 2025-09-15 Price Changed $179,900 BRIGHT MLS
• 2025-09-02 Price Changed $199,900 BRIGHT MLS
• 2025-08-21 Listed $209,900 BRIGHT MLS
• 2020-12-17 Sold (MLS) $150,000 CMCMLS
• 2020-10-09 Price Changed $159,900 CMCMLS
• 2020-07-08 Price Changed $169,900 CMCMLS
• 2020-02-16 Listed $179,900 CMCMLS
• 2015-08-31 Price Changed $39,000 CMCMLS