230 Eisenhower Ave · Williamstown, NJ 08094

$110,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 18 Days on market

Built 2019 Fair condition Est $81k · 35% over

---

Why this score? — see what drove the C+ 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
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Back on the market buyers weren’t serious! Welcome to 230 Eisenhower Rd, a beautifully maintained 2-bedroom, 2-bath, 1,053 sq ft home in the desirable Colonial Estates Mobile Park! Built in 2019, this spacious single-wide offers a modern, open layout with features that make it feel like home the moment you walk in. Step into a warm and inviting living room accented by luxury vinyl tile flooring and elegant crown molding. The heart of the home is the upgraded kitchen, complete with newer appliances, a center island, recessed lighting, double sink, and ample cabinetry — perfect for cooking and entertaining. The layout offers two generously sized bedrooms, each with walk-in closets, and two full bathrooms featuring relaxing soaking tubs — ideal for unwinding at the end of the day. The primary suite is especially spacious and serene. You'll love the natural light, open concept flow, and thoughtful details throughout — but what truly sets this home apart is the community. The sellers rave about their wonderful neighbors and peaceful surroundings. Lot lease is $750/month and includes access to a quiet, well-kept park conveniently located near shopping, dining, and more. Don’t miss your chance to own a like-new home with modern comfort, style, and a strong sense of community — all at an affordable price!

Key facts

• Built 2019
• Listed 17 days

Property features AI

Finance

• HOA & community: Located in Colonial Estates mobile home park

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; 100 amp electric service; Natural gas available; Electric available; Electric hot water
• Home design: Manufactured home; Single-wide (16 ft x 66 ft); Model: Essentials; Make: Champion; Year of major remodel: 2019 (estimated)
• Construction: Estimated year built; Foundation: Other; Other structures above grade
• Exterior features: Located in Colonial Estates mobile home community; Not in a federal flood zone; No basement; Above-grade living space only

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Luxury vinyl plank flooring; Living room; Master bedroom; Additional bedroom; Two full bathrooms; Estimated living area of 1,056
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 4.9% in Williamstown — 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 69/100 on livability (#289 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D+, amenities F, commute 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 High School (math 21% / reading 50%, grade F, #234 of 399 statewide, top 59%, 1,782 students, 26% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 268 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 16% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $93k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.13% ✓
• Cap rate: 18.16%
• Cash-on-cash: 42.39%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $81,312
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Eisenhower Ave	0.00mi	2/2.0	1,056 (0%)	9mo	$93,000	$88	93
111 Kentucky Ave	0.33mi	2/1.0	980 (-7%)	16mo	$75,000	$77	55
206 Delaware Ave	0.19mi	2/1.0	900 (-15%)	20mo	$56,250	$63	46
141 Hewitt Ave	0.61mi	2/1.0	1,100 (+4%)	24mo	$25,000	$23	41

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: 39.1%
• Equity multiple: 2.67×
• Total profit: $51,499
• Equity at exit: $16,401

10-year hold

• IRR: 45.5%
• Equity multiple: 5.36×
• Total profit: $134,207
• Equity at exit: $9,511

Cash invested: $30,800 (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 08094

• Active inventory: 268
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,339 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $1,088

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 48%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1941 N Black Horse Pike Williamstown, NJ	1.0–2.0	1.0	832	$1,662	$2.00	3d	1	0.25mi
1616 N Main St Williamstown, NJ	2.0	2.0	1064	$2,500	$2.35	1d	1	0.37mi
1761 Glassboro Cross Keys Rd Williamstown, NJ	2.0	1.0	1300	$2,000	$1.54	18d	1	0.70mi
1000 Fawn Dr Williamstown, NJ	1.0–2.0	1.0–2.0	1209	$5,983	$4.95	1d	1	0.89mi
343 Brookdale Blvd Williamstown, NJ	3.0	2.5	1438	$2,500	$1.74	1d	1	0.91mi
212 Woodlawn Ave Unit B Sewell, NJ	2.0	1.0	1000	$1,750	$1.75	11d	1	1.28mi

Listing history 14 events

1. 2026-06-18
   days on market $110,000 Active 18 DOM
2. 2026-06-17
   days on market $110,000 Active 17 DOM
3. 2026-06-16
   days on market $110,000 Active 16 DOM
4. 2026-06-15
   days on market $110,000 Active 15 DOM
5. 2026-06-13
   days on market $110,000 Active 13 DOM
6. 2026-06-09
   days on market $110,000 Active 9 DOM
7. 2026-06-08
   days on market $110,000 Active 8 DOM
8. 2026-06-07
   days on market $110,000 Active 7 DOM
9. 2026-06-04
   days on market $110,000 Active 4 DOM
10. 2026-06-03
    days on market $110,000 Active 3 DOM
11. 2026-06-02
    days on market $110,000 Active 2 DOM
12. 2026-06-01
    status $110,000 Active 1 DOM
13. 2026-05-31
    remarks 687-char remark
14. 2026-05-31
    listed $110,000 Coming Soon 1 DOM

ⓘ 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: $28,072
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − Depreciation: −$3,200
• Taxable income: $12,019
• Est. tax owed @ 24.0%: −$2,884
• After-tax cash flow: $10,170/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

Fair 45/100 Cosmetic rehab

A 2-bedroom, 2-bath manufactured home with recent updates and a good condition, but minor exterior repairs and landscaping improvements would significantly enhance its value.

Repairs flagged

• Minor Exterior siding — Weathered appearance

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and overall aesthetic.
• Both New exterior siding — Improves the home's appearance and value.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and overall aesthetic. ↑
• Both New exterior siding — Improves the home's appearance and value. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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: 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 — Williamstown

• Score: 69/100
• State rank: #289
• US rank: #8603

Category grades

Amenities F Commute F Cost of living D+ Crime B- Employment A+ 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
• City population: 41,595
• 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

+15.9% since first listed

8 events — show timeline

• 2026-05-30 Coming Soon $110,000 BRIGHT MLS
• 2025-09-29 Sold (MLS) $93,000 BRIGHT MLS
• 2025-08-29 Pending — BRIGHT MLS
• 2025-08-11 Contingent — BRIGHT MLS
• 2025-08-09 Relisted — BRIGHT MLS
• 2025-07-30 Pending — BRIGHT MLS
• 2025-05-30 Listed $94,900 BRIGHT MLS
• 2025-05-13 Coming Soon $94,900 BRIGHT MLS