3 Pin Oak Dr · Hamilton, NJ 08330

$429,900

4 bd · 2.0 ba · 1,481 sqft · Land public records · 87 Days on market

Built 2022 $290/sqft · at area comps Est $450k · at est. $120/mo HOA · 4% of rent

---

Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +9.5/15.0
• Cash flow +8.6/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.1/10.0
• 1% rule +1.9/10.0

Listing remarks MLS

Welcome to this gorgeous, newly built 4-bedroom, 2-bath rancher in the heart of desirable Mays Landing! Bright and airy with abundant natural light, this home showcases beautiful flooring and a modern kitchen with stainless steel appliances and stunning white marble countertops. Step outside to your private backyard oasis featuring an in-ground pool and fenced yard—ideal for summer gatherings. With a 2-car garage and thoughtful finishes throughout, this home has everything you’ve been looking for!

Key facts

• In-ground pool
• Newly built
• Modern kitchen

Tags

• NEWLY BUILT
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• WHITE MARBLE COUNTERTOPS
• PRIVATE BACKYARD OASIS
• IN-GROUND POOL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $430k.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $365k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (31.3% below list).
• Recommended offer: $295k (31.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Hamilton Township School District (suburban): math 9% / reading 37% proficiency, ranked #401 of 472 in NJ (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: George L. Hess Educational Complex (math 8% / reading 32%, grade F, #990 of 1,303 statewide, top 76%, 1,363 students, 53% FRL); William Davies Middle School (math 10% / reading 41%, grade F, #359 of 431 statewide, top 84%, 930 students, 51% FRL); Oakcrest High School (math 9% / reading 36%, grade F, #342 of 399 statewide, top 86%, 914 students, 61% FRL) — zoned schools average 55% FRL vs 37% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 244 active listings in the ZIP; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $2,955/mo this rent would consume 46% of the median local household income ($77k/yr) (locally 1003% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $46k of equity ($3k loan paydown + $43k 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.
• By year 2, paydown + projected appreciation supports a ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $295,499 (31.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 12.1

CMA / ARV

• ARV (median comp): $449,592
• List price: $429,900
• Delta: -4.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.7%
• Equity multiple: 2.75×
• Total profit: $210,539
• Equity at exit: $387,288

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $638,225
• Equity at exit: $835,201

Cash invested: $120,372 (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 08330

• Home prices YoY: 3.9%
• Active inventory: 244
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,955 medium
• Mortgage (P&I): −$2,254
• Tax from tax record: −$149 /mo · $1,794/yr
• Insurance: −$179
• HOA: −$120
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-369

Break-even live

Break-even rent $3,422

Max offer price $364,786

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-247	+0% $-369	+5% $-490	+10% $-612
Rent	-10% $-602	-5% $-485	+0% $-369	+5% $-252	+10% $-135
Rate	-1.0pp $-152	-0.5pp $-259	base $-369	+0.5pp $-480	+1.0pp $-593

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: $107,475
• Closing costs: $12,897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $120 · $1,440/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-21
   days on market $429,900 Active 87 DOM
2. 2026-06-19
   days on market $429,900 Active 85 DOM
3. 2026-06-18
   days on market $429,900 Active 84 DOM
4. 2026-06-17
   days on market $429,900 Active 83 DOM
5. 2026-06-16
   days on market $429,900 Active 82 DOM
6. 2026-06-15
   days on market $429,900 Active 81 DOM
7. 2026-06-14
   days on market $429,900 Active 79 DOM
8. 2026-06-13
   days on market $429,900 Active 78 DOM
9. 2026-06-10
   days on market $429,900 Active 76 DOM
10. 2026-06-09
    days on market $429,900 Active 75 DOM
11. 2026-06-08
    days on market $429,900 Active 74 DOM
12. 2026-06-07
    days on market $429,900 Active 73 DOM
13. 2026-06-03
    days on market $429,900 Active 69 DOM
14. 2026-06-02
    days on market $429,900 Active 68 DOM
15. 2026-06-01
    days on market $429,900 Active 67 DOM
16. 2026-05-31
    days on market $429,900 Active 66 DOM
17. 2026-05-30
    days on market $429,900 Active 65 DOM
18. 2026-05-08
    status Active 514-char remark

    Show marketing remark (514 chars)

    Welcome to this gorgeous, newly built 4-bedroom, 2-bath rancher in the heart of desirable Mays Landing! Bright and airy with abundant natural light, this home showcases beautiful flooring and a modern kitchen with stainless steel appliances and stunning white marble countertops. Step outside to your private backyard oasis featuring an in-ground pool and fenced yard—ideal for summer gatherings. With a 2-car garage and thoughtful finishes throughout, this home has everything you’ve been looking for!

19. 2026-05-04
    historical 514-char remark

    Show marketing remark (514 chars)

    Welcome to this gorgeous, newly built 4-bedroom, 2-bath rancher in the heart of desirable Mays Landing! Bright and airy with abundant natural light, this home showcases beautiful flooring and a modern kitchen with stainless steel appliances and stunning white marble countertops. Step outside to your private backyard oasis featuring an in-ground pool and fenced yard—ideal for summer gatherings. With a 2-car garage and thoughtful finishes throughout, this home has everything you’ve been looking for!

20. 2026-03-22
    listed $429,900 Active 514-char remark

    Show marketing remark (514 chars)

    Welcome to this gorgeous, newly built 4-bedroom, 2-bath rancher in the heart of desirable Mays Landing! Bright and airy with abundant natural light, this home showcases beautiful flooring and a modern kitchen with stainless steel appliances and stunning white marble countertops. Step outside to your private backyard oasis featuring an in-ground pool and fenced yard—ideal for summer gatherings. With a 2-car garage and thoughtful finishes throughout, this home has everything you’ve been looking for!

21. 2026-02-10
    historical 745-char remark

    Show marketing remark (745 chars)

    Welcome to this beautifully maintained, nearly new ranch-style home offering 4 spacious bedrooms and 2 full baths. Built just a few years ago, this home combines modern comfort with thoughtful design. The open floor plan features a bright and airy living room that flows seamlessly into the dining area—perfect for entertaining. A long hallway leads to generously sized bedrooms, providing privacy and space for everyone. Enjoy the sparkling inground pool in the backyard, ideal for relaxing or hosting summer gatherings. With a 2-car garage, ample storage, and a functional layout, this home is move-in ready and waiting for its next owner. Don’t miss this gem! do not let the car out. plerase do not go out the sliding glass door

22. 2025-08-18
    listed $435,000 Active 745-char remark

    Show marketing remark (745 chars)

    Welcome to this beautifully maintained, nearly new ranch-style home offering 4 spacious bedrooms and 2 full baths. Built just a few years ago, this home combines modern comfort with thoughtful design. The open floor plan features a bright and airy living room that flows seamlessly into the dining area—perfect for entertaining. A long hallway leads to generously sized bedrooms, providing privacy and space for everyone. Enjoy the sparkling inground pool in the backyard, ideal for relaxing or hosting summer gatherings. With a 2-car garage, ample storage, and a functional layout, this home is move-in ready and waiting for its next owner. Don’t miss this gem! do not let the car out. plerase do not go out the sliding glass door

23. 2024-09-29
    historical
24. 2024-09-11
    listed $435,000 Active
25. 2024-02-01
    historical
26. 2023-07-06
    listed $435,000 Active
27. 2021-11-26
    soldstatus $1,750,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $1,794 · $149/mo
• Projected year-2 tax: $6,249 · $521/mo
• Expected delta: +$4,455/yr (+$371/mo · 248.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $35,460
• − Mortgage interest: −$24,081
• − Property taxes: −$1,794
• − Insurance: −$2,150
• − Repairs & maintenance: −$2,837
• − Management: −$2,837
• − HOA: −$1,440
• − Depreciation: −$12,506
• Taxable loss: −$12,184
• Est. tax savings @ 24.0%: +$2,924
• After-tax cash flow: $-1,499/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: Hamilton Township School District
• NCES district ID: 3406510
• Math proficiency: 9% ▼ -20.00%
• Reading proficiency: 37% ▼ -9.00%
• Median HH income: $60,997
• Composite: 21.34/100
• National rank: #8372
• State rank: #401 of 472 in NJ

Livability — Hamilton

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

Census & demographics

• Census place: McKee City, NJ
• County: Atlantic County · 143,611 people
• 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

-75.4% since first listed

10 events — show timeline

• 2026-05-08 Relisted — SJSRMLS
• 2026-05-04 Listing Removed — SJSRMLS
• 2026-03-22 Listed $429,900 SJSRMLS
• 2026-02-10 Listing Removed — SJSRMLS
• 2025-08-18 Listed $435,000 SJSRMLS
• 2024-09-29 Listing Removed — SJSRMLS
• 2024-09-11 Listed $435,000 SJSRMLS
• 2024-02-01 Listing Removed — SJSRMLS
• 2023-07-06 Listed $435,000 SJSRMLS
• 2021-11-26 Sold (Public Records) $1,750,000 Public Records

Property tax history

-11.2%/yr

Latest (2022): $1,794 · +117.7% YoY. Source: county tax records.