1762 Crown Point Rd Unit 2310 B, · West Deptford, NJ 08086

$93,054

2 bd · 1.0 ba · 780 sqft · Manufactured · 21 Days on market

Built 1970 Excellent condition 4.74 ac lot

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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
• Condition / age +4.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here she is!!! Completely renovated from head to toe. This beauty has a dishwasher, washer & dryer, SS appliances, laminate flooring. Huge brand-new bathroom. Newer windows. Private large lot peaceful. Better than brand new! No taxes Affordable and low GROUND RENT! $544/month. Water and sewer included. New roof, Heater is 2024. New Plumbing, new water hook ups. Completely turnkey. Cert. of OCCUPANCY ALREADY ACQUIRED. You must make three times the land rent and apply to the Willow Woods Park. You really can have it all. Great neighborhood, wonderful school district, affordable. Home Warranty included for peace of mind. Home is being sold strictly as is-but appears better than brand new

Key facts

• New plumbing
• Private large lot
• Newer windows

Tags

• COMPLETELY RENOVATED
• HUGE BRAND NEW BATHROOM
• NEWER WINDOWS
• PRIVATE LARGE LOT
• NEW ROOF
• NEW PLUMBING

Property features AI

Finance

• Other: Not in a federal flood zone; Pets allowed on a case-by-case basis; Directions provided by listing agent; Bus stop less than 1 mile
• Financial info: Not listed for lease
• HOA & community: Ground rent paid annually; Land lease approximately $544 per month with 99 years remaining; Property manager present

Exterior

• Parking: On-street parking (free)
• Utilities: Community water; Public sewer; Propane utilities
• Home design: Mobile home (single wide, pre-1976); Main entrance faces north; Land lease ownership (ground rent exists, paid annually)
• Construction: Aluminum siding and combination/concrete construction; Modular/Manufactured construction; Architectural shingle roof; Above-grade structures
• Exterior features: Awning(s); Backs to open common area and trees; Partly wooded and secluded setting; Adjoins open space; Side yard; Additional lot(s); Open and landlocked

Interior

• Bedrooms: 2 bedrooms on main level
• Flooring: Laminate plank
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Central heating with 90% forced air; Energy Star heating system; Programmable thermostat; Propane (owned) for heating and hot water; Ceiling fans and window air conditioning units; Electric for cooling systems
• Interior features: Drywall walls and ceilings; Laminate plank flooring; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $93k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $945 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $92k (1.5% 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.
• West Deptford Township School District (suburban): math 24% / reading 50% proficiency, ranked #253 of 472 in NJ (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: West Deptford High School (math 32% / reading 57%, grade F, #149 of 399 statewide, top 40%, 781 students, 22% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 39 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $644 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 $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $91,658 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.16% ✓
• Cap rate: 18.48%
• Cash-on-cash: 43.52%
• DSCR: 2.94
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 40.4%
• Equity multiple: 2.73×
• Total profit: $45,133
• Equity at exit: $13,875

10-year hold

• IRR: 46.7%
• Equity multiple: 5.49×
• Total profit: $116,916
• Equity at exit: $8,046

Cash invested: $26,055 (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 08086

• Home prices YoY: -5.0%
• Active inventory: 39
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$488
• Tax est. 1.5%: −$116 /mo · $1,396/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $945

Break-even live

Break-even rent $814

Max offer price $93,054

Occupancy floor 48%

Sensitivity live

Price	-10% $1,009	-5% $977	+0% $945	+5% $913	+10% $881
Rent	-10% $786	-5% $865	+0% $945	+5% $1,024	+10% $1,104
Rate	-1.0pp $992	-0.5pp $969	base $945	+0.5pp $921	+1.0pp $896

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: $23,264
• Closing costs: $2,792
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
370 Grove Ave West Deptford, NJ	1.0–2.0	1.0–2.0	1050	$2,350	$2.24	2d	1	0.88mi
517 Tatum St West Deptford, NJ	2.0	1.0	722	$2,000	$2.77	24d	1	1.24mi
601 Tatum St West Deptford, NJ	1.0–2.0	1.0	750	$1,650	$2.20	15d	3	1.24mi

Listing history 14 events

1. 2026-06-18
   days on market $93,054 Active 21 DOM
2. 2026-06-17
   days on market $93,054 Active 20 DOM
3. 2026-06-16
   days on market $93,054 Active 19 DOM
4. 2026-06-15
   days on market $93,054 Active 18 DOM
5. 2026-06-13
   days on market $93,054 Active 16 DOM
6. 2026-06-09
   days on market $93,054 Active 12 DOM
7. 2026-06-08
   days on market $93,054 Active 11 DOM
8. 2026-06-07
   days on market $93,054 Active 10 DOM
9. 2026-06-05
   days on market $93,054 Active 7 DOM
10. 2026-06-03
    days on market $93,054 Active 6 DOM
11. 2026-06-02
    days on market $93,054 Active 5 DOM
12. 2026-06-01
    days on market $93,054 Active 4 DOM
13. 2026-05-31
    days on market $93,054 Active 3 DOM
14. 2026-05-28
    listed $93,054 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: $24,121
• − Mortgage interest: −$5,212
• − Property taxes: −$1,396
• − Insurance: −$465
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$2,707
• Taxable income: $10,481
• Est. tax owed @ 24.0%: −$2,515
• After-tax cash flow: $8,823/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

Excellent 95/100 None rehab

This completely renovated mobile home is move-in ready with a new roof, updated appliances, and fresh landscaping.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and resale value
• Both Painting — Fresh paint can make a significant difference in appearance
• Both Lighting — Improved lighting can make the home more inviting and safer

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and resale value ↑
• Both Painting — Fresh paint can make a significant difference in appearance ↑
• Both Lighting — Improved lighting can make the home more inviting and safer ↑

ⓘ 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: West Deptford Township School District
• NCES district ID: 3417430
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $68,308
• Composite: 33.65/100
• National rank: #5396
• State rank: #253 of 472 in NJ

Livability — West Deptford

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

Census & demographics

• Population (ZIP): 8,534

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Two or more races 5% Black 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Lithuanian 3% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 3%

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: ▼ -13.98%
• Current HPI: 268.6256
• 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

1 event — show timeline

• 2026-05-28 Listed $93,054 BRIGHT MLS