3 Hickory Ln Ln · Estell Manor, NJ 08330

$175,000

2 bd · 2.0 ba · 1,375 sqft · Manufactured · 119 Days on market

Built 1987 $127/sqft · 20% below area Est $220k · 20% under $490/mo HOA · 21% of rent

---

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 +18.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• DSCR +5.7/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to the desirable Oaks of Weymouth – A Premier 55+ Community! This move-in ready, beautifully maintained home is located on a quiet street in the sought-after Oaks of Weymouth, an active adult community offering exceptional amenities and a vibrant lifestyle. Featuring 2 bedrooms and 2 full bathrooms, this adorable model welcomes you with an open floor plan, vaulted ceilings, and a spacious living and dining area—perfect for both everyday living and entertaining. The large kitchen offers abundant cabinet space and generous countertops, ideal for anyone who loves to cook and host gatherings. The primary bedroom includes a spacious walk-in closet and an oversized en-suite bathroom for added comfort. You’ll also appreciate the oversized laundry room with ample storage and direct access to the side porch. At the end of the hallway, the second bedroom provides plenty of space and includes two closets for added convenience. Recently remodeled storage shed, Newly refinished front and side porches, New roof, Recently installed oversized air conditioning unit, Beautifully maintained landscaping that shines throughout every season, Clubhouse, Fitness Center, Pool, Tennis Courts and Billiards! This home is truly a must-see!

Key facts

• Open floor plan
• Walk-in closet
• Large kitchen

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN
• WALK-IN CLOSET
• OVERSIZED EN-SUITE BATHROOM
• OVERSIZED LAUNDRY ROOM
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 6.1% in Estell Manor — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#414 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Weymouth Township School District (rural): math 50% / reading 55% proficiency, ranked #351 of 612 in NJ (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 240 active listings in the ZIP; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• This rent runs 36% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Atlantic County population projected at -12% 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $43k; list at $175k implies a 307% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.34% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 6.2

CMA / ARV

• ARV (median comp): $220,000
• List price: $175,000
• Delta: -20.45%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Cedar Ct	0.03mi	2/2.0	1,350 (-2%)	12mo	$199,000	$147	85
8 Walnut Ct	0.34mi	3/2.0 (+1)	1,200 (-13%)	18mo	$212,000	$177	43

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: 27.1%
• Equity multiple: 3.15×
• Total profit: $105,446
• Equity at exit: $157,654

10-year hold

• IRR: 23.7%
• Equity multiple: 7.19×
• Total profit: $303,484
• Equity at exit: $339,987

Cash invested: $49,000 (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 08330

• Home prices YoY: 3.9%
• Active inventory: 240
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,346 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$490
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $154

Break-even live

Break-even rent $2,151

Max offer price $175,000

Occupancy floor 88%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $490 · $5,880/yr
• Likely covers: landscapingpoolgym

Listing history 24 events

1. 2026-06-19
   days on market $175,000 Active 119 DOM
2. 2026-06-18
   days on market $175,000 Active 118 DOM
3. 2026-06-17
   days on market $175,000 Active 117 DOM
4. 2026-06-16
   days on market $175,000 Active 116 DOM
5. 2026-06-15
   days on market $175,000 Active 115 DOM
6. 2026-06-14
   days on market $175,000 Active 113 DOM
7. 2026-06-13
   days on market $175,000 Active 112 DOM
8. 2026-06-10
   days on market $175,000 Active 110 DOM
9. 2026-06-09
   days on market $175,000 Active 109 DOM
10. 2026-06-08
    days on market $175,000 Active 108 DOM
11. 2026-06-07
    days on market $175,000 Active 107 DOM
12. 2026-06-05
    days on market $175,000 Active 104 DOM
13. 2026-06-03
    days on market $175,000 Active 103 DOM
14. 2026-06-02
    days on market $175,000 Active 102 DOM
15. 2026-06-01
    days on market $175,000 Active 101 DOM
16. 2026-05-31
    days on market $175,000 Active 100 DOM
17. 2026-05-30
    days on market $175,000 Active 99 DOM
18. 2026-02-27
    price $175,000 1257-char remark

    Show marketing remark (1257 chars)

    Welcome to the desirable Oaks of Weymouth – A Premier 55+ Community! This move-in ready, beautifully maintained home is located on a quiet street in the sought-after Oaks of Weymouth, an active adult community offering exceptional amenities and a vibrant lifestyle. Featuring 2 bedrooms and 2 full bathrooms, this adorable model welcomes you with an open floor plan, vaulted ceilings, and a spacious living and dining area—perfect for both everyday living and entertaining. The large kitchen offers abundant cabinet space and generous countertops, ideal for anyone who loves to cook and host gatherings. The primary bedroom includes a spacious walk-in closet and an oversized en-suite bathroom for added comfort. You’ll also appreciate the oversized laundry room with ample storage and direct access to the side porch. At the end of the hallway, the second bedroom provides plenty of space and includes two closets for added convenience. Recently remodeled storage shed, Newly refinished front and side porches, New roof, Recently installed oversized air conditioning unit, Beautifully maintained landscaping that shines throughout every season, Clubhouse, Fitness Center, Pool, Tennis Courts and Billiards! This home is truly a must-see!

19. 2026-02-20
    listed $150,000 Active 1257-char remark

    Show marketing remark (1257 chars)

    Welcome to the desirable Oaks of Weymouth – A Premier 55+ Community! This move-in ready, beautifully maintained home is located on a quiet street in the sought-after Oaks of Weymouth, an active adult community offering exceptional amenities and a vibrant lifestyle. Featuring 2 bedrooms and 2 full bathrooms, this adorable model welcomes you with an open floor plan, vaulted ceilings, and a spacious living and dining area—perfect for both everyday living and entertaining. The large kitchen offers abundant cabinet space and generous countertops, ideal for anyone who loves to cook and host gatherings. The primary bedroom includes a spacious walk-in closet and an oversized en-suite bathroom for added comfort. You’ll also appreciate the oversized laundry room with ample storage and direct access to the side porch. At the end of the hallway, the second bedroom provides plenty of space and includes two closets for added convenience. Recently remodeled storage shed, Newly refinished front and side porches, New roof, Recently installed oversized air conditioning unit, Beautifully maintained landscaping that shines throughout every season, Clubhouse, Fitness Center, Pool, Tennis Courts and Billiards! This home is truly a must-see!

20. 2024-05-10
    historical 1293-char remark

    Show marketing remark (1293 chars)

    Welcome to this move-in ready well maintained adorable model located in the desireable Oaks of Weymouth an active 55+ Community. This 2 Bedroom and 2 Bathroom home is located on a quiet street with so much to offer! When you walk in, you will be invited into an open floor plan with a spacious living room, dining room and vaulted ceilings. The kitchen is large with tons of cabinet space and counter tops for anyone who loves to cook and entertain! The master bedroom features a large walk-in closet and an oversized bathroom. This home has a large laundry room with plenty of storage and a door leading to the porch located on the side of the house! At the end of the hallway you will find the second bedroom, with plenty of space, equipped with two closets. For added storage a recently remodeled shed. Front and side porches recently re-finished. This home just had a new roof in the last 6 months, a recently installed oversized air conditioning unit and very well-kept landscaping that any gardener will appreciate throughout the seasons! This home is a must-see! The lot rent includes the water, trash removal, sewer and use of community center, pool, pickleball court, library and gym. The lot rent is subject to change when new owner takes over. BUYER HAS TO BE APPROVED BY THE OAKS.

21. 2023-12-20
    listed $150,000 Active 1293-char remark

    Show marketing remark (1293 chars)

    Welcome to this move-in ready well maintained adorable model located in the desireable Oaks of Weymouth an active 55+ Community. This 2 Bedroom and 2 Bathroom home is located on a quiet street with so much to offer! When you walk in, you will be invited into an open floor plan with a spacious living room, dining room and vaulted ceilings. The kitchen is large with tons of cabinet space and counter tops for anyone who loves to cook and entertain! The master bedroom features a large walk-in closet and an oversized bathroom. This home has a large laundry room with plenty of storage and a door leading to the porch located on the side of the house! At the end of the hallway you will find the second bedroom, with plenty of space, equipped with two closets. For added storage a recently remodeled shed. Front and side porches recently re-finished. This home just had a new roof in the last 6 months, a recently installed oversized air conditioning unit and very well-kept landscaping that any gardener will appreciate throughout the seasons! This home is a must-see! The lot rent includes the water, trash removal, sewer and use of community center, pool, pickleball court, library and gym. The lot rent is subject to change when new owner takes over. BUYER HAS TO BE APPROVED BY THE OAKS.

22. 2016-01-18
    soldstatus $43,000 Sold
23. 2015-12-29
    historical Under Contract
24. 2015-12-14
    listed $50,000 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: $28,151
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − HOA: −$5,880
• − Depreciation: −$5,091
• Taxable loss: −$627
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $1,997/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: Weymouth Township School District
• NCES district ID: 3417850
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $54,908
• Composite: 47.23/100
• National rank: #5081
• State rank: #351 of 612 in NJ

Livability — Estell Manor

• Score: 64/100
• State rank: #414
• US rank: #14535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Atlantic County · 143,611 people
• City population: 1,269
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 29,972
• Household income: $77,167
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 1003.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 58% Hispanic / Latino 16% Black 14% Two or more races 13% Asian 4%
• Hispanic origin (detail): Puerto Rican 7% Dominican 4%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 1%
• Foreign-born: 9% · Canada, Vietnam, Guatemala
• Languages at home: 84% English-only · Spanish 10% Tagalog/Filipino 1% Other Indo-European 1%

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: ▲ 11.58%
• Current HPI: 308.5148
• Rent YoY: —
• Metro: Atlantic City-Hammonton, NJ
• 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

+250.0% since first listed

7 events — show timeline

• 2026-02-27 Price Changed $175,000 SJSRMLS
• 2026-02-20 Listed $150,000 SJSRMLS
• 2024-05-10 Listing Removed — SJSRMLS
• 2023-12-20 Listed $150,000 SJSRMLS
• 2016-01-18 Sold (MLS) $43,000 SJSRMLS
• 2015-12-29 Contingent — SJSRMLS
• 2015-12-14 Listed $50,000 SJSRMLS