581 Miles Standish Ln · Buena, NJ 08310

$107,500

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 88 Days on market

Built 1987 $90/sqft · 20% above area Est $90k · 20% over

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to comfortable country living in the desirable Cranberry Run 55+ Community! This spacious 3-bedroom, 2 full bath home sits on a desirable corner lot and offers both functionality and charm. Step inside to an open and airy layout featuring beautiful cathedral ceilings in the living room, kitchen, and dining area that create a bright and welcoming atmosphere. The home offers a large eat-in kitchen perfect for everyday meals and gatherings, along with a separate dining room for additional entertaining space. A convenient laundry and mud room adds practicality, while walk-in closets provide plenty of storage. Outside, enjoy the added convenience of a carport and shed for extra space. 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.

Key facts

• 2 parking spots
• Built 1987
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $101k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.7% in Buena — 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 58/100 on livability (#501 in NJ) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-; Watch: schools F, amenities F, commute F.
• 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; 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 $743 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $101,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.35% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.24%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $89,894
• List price: $107,500
• Delta: 19.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
453 Priscilla Ln	0.17mi	3/2.0	1,200 (0%)	13mo	$115,000	$96	81
484 Pilgrim Way	0.15mi	2/2.0 (-1)	1,200 (0%)	11mo	$91,000	$76	79
285 Mayflower Dr	0.28mi	3/2.0	1,200 (0%)	12mo	$140,000	$117	77
311 John Alden Dr	0.18mi	2/2.0 (-1)	1,200 (0%)	12mo	$70,000	$58	77
419 Captain Smith Ln	0.27mi	2/2.0 (-1)	1,200 (0%)	10mo	$100,000	$83	74
153 Country Ln	0.31mi	2/1.5 (-1)	1,200 (0%)	8mo	$61,000	$51	72
391 Indian Way	0.19mi	2/2.0 (-1)	1,100 (-8%)	2mo	$75,000	$68	71
161 Country Ln	0.30mi	2/2.0 (-1)	1,200 (0%)	12mo	$26,000	$22	71
313 John Alden Dr	0.18mi	2/2.0 (-1)	1,100 (-8%)	5mo	$113,000	$103	68
314 John Alden Dr	0.17mi	2/2.0 (-1)	1,100 (-8%)	12mo	$75,000	$68	63
328 John Alden	0.19mi	2/2.0 (-1)	1,100 (-8%)	14mo	$90,000	$82	61
158 Country Ln	0.20mi	2/2.0 (-1)	1,032 (-14%)	15mo	$25,250	$24	50

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: 7.3%
• Equity multiple: 1.28×
• Total profit: $8,540
• Equity at exit: $16,029

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $40,925
• Equity at exit: $9,295

Cash invested: $30,100 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$564
• Tax est. 1.5%: −$134 /mo · $1,612/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $407

Break-even live

Break-even rent $940

Max offer price $107,500

Occupancy floor 67%

Sensitivity live

Price	-10% $482	-5% $444	+0% $407	+5% $370	+10% $333
Rent	-10% $292	-5% $350	+0% $407	+5% $465	+10% $522
Rate	-1.0pp $461	-0.5pp $435	base $407	+0.5pp $379	+1.0pp $351

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $107,500 Active 88 DOM
2. 2026-06-18
   days on market $107,500 Active 87 DOM
3. 2026-06-17
   days on market $107,500 Active 86 DOM
4. 2026-06-16
   days on market $107,500 Active 85 DOM
5. 2026-06-15
   days on market $107,500 Active 84 DOM
6. 2026-06-14
   days on market $107,500 Active 82 DOM
7. 2026-06-13
   days on market $107,500 Active 81 DOM
8. 2026-06-10
   days on market $107,500 Active 79 DOM
9. 2026-06-09
   days on market $107,500 Active 78 DOM
10. 2026-06-08
    days on market $107,500 Active 77 DOM
11. 2026-06-07
    days on market $107,500 Active 76 DOM
12. 2026-06-05
    days on market $107,500 Active 73 DOM
13. 2026-06-03
    days on market $107,500 Active 72 DOM
14. 2026-06-02
    days on market $107,500 Active 71 DOM
15. 2026-06-01
    days on market $107,500 Active 70 DOM
16. 2026-05-31
    days on market $107,500 Active 69 DOM
17. 2026-05-30
    days on market $107,500 Active 68 DOM
18. 2026-03-23
    listed $115,000 Active 1302-char remark

    Show marketing remark (1302 chars)

    Welcome to comfortable country living in the desirable Cranberry Run 55+ Community! This spacious 3-bedroom, 2 full bath home sits on a desirable corner lot and offers both functionality and charm. Step inside to an open and airy layout featuring beautiful cathedral ceilings in the living room, kitchen, and dining area that create a bright and welcoming atmosphere. The home offers a large eat-in kitchen perfect for everyday meals and gatherings, along with a separate dining room for additional entertaining space. A convenient laundry and mud room adds practicality, while walk-in closets provide plenty of storage. Outside, enjoy the added convenience of a carport and shed for extra space. 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.

19. 2026-03-16
    historical $115,000 1302-char remark

    Show marketing remark (1302 chars)

    Welcome to comfortable country living in the desirable Cranberry Run 55+ Community! This spacious 3-bedroom, 2 full bath home sits on a desirable corner lot and offers both functionality and charm. Step inside to an open and airy layout featuring beautiful cathedral ceilings in the living room, kitchen, and dining area that create a bright and welcoming atmosphere. The home offers a large eat-in kitchen perfect for everyday meals and gatherings, along with a separate dining room for additional entertaining space. A convenient laundry and mud room adds practicality, while walk-in closets provide plenty of storage. Outside, enjoy the added convenience of a carport and shed for extra space. 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.

20. 2026-03-16
    listed $115,000 Active 1302-char remark

    Show marketing remark (1302 chars)

    Welcome to comfortable country living in the desirable Cranberry Run 55+ Community! This spacious 3-bedroom, 2 full bath home sits on a desirable corner lot and offers both functionality and charm. Step inside to an open and airy layout featuring beautiful cathedral ceilings in the living room, kitchen, and dining area that create a bright and welcoming atmosphere. The home offers a large eat-in kitchen perfect for everyday meals and gatherings, along with a separate dining room for additional entertaining space. A convenient laundry and mud room adds practicality, while walk-in closets provide plenty of storage. Outside, enjoy the added convenience of a carport and shed for extra space. 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.

21. 2009-12-31
    historical
22. 2009-06-24
    listed $71,900

ⓘ 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: $17,471
• − Mortgage interest: −$6,022
• − Property taxes: −$1,612
• − Insurance: −$538
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$3,127
• Taxable income: $3,376
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $4,077/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

• Score: 58/100
• State rank: #501
• US rank: #20678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,432
• 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

+59.9% since first listed

5 events — show timeline

• 2026-03-23 Listed $115,000 BRIGHT MLS
• 2026-03-16 Coming Soon $115,000 BRIGHT MLS
• 2026-03-16 Listed $115,000 SJSRMLS
• 2009-12-31 Listing Removed — BRIGHT MLS
• 2009-06-24 Listed $71,900 BRIGHT MLS