43 Hickory Ln Ln · Weymouth, NJ 08330

$125,000

2 bd · 2.0 ba · 1,600 sqft · Manufactured · 179 Days on market

Good condition $78/sqft · 43% below area Est $220k · 43% under ↓ 14% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Immediate Occupancy, 2 bedroom 2 full bath with 3 season room. Large welcoming living room with fireplace offers open floor leading to dining area and kitchen. Kitchen has lots of cabinets and work space. Laundry room with washer and dryer. Main bath in the hall and second bedroom featuring 2 closet are all right next to each other. The main bedroom has a huge walk in closet that we all wish we had and main bath has a newer walk in shower with linen closet and long vanity. The roof was done last year, so were the floors along with the dishwasher and refrigerator, many lights and all the ceiling fans were also replaced. the 3 season room is a blank slate with doors in the from and back. You are about 20 minutes to Ocean City and 30 minutes to Atlantic city. Clubhouse has activities and a pool you don't have to clean. Home is being sold in "as is" condition.

Key facts

• 3 season room
• Long vanity
• Roof was done

Tags

• 3 SEASON ROOM
• HUGE WALK IN CLOSET
• NEWER WALK IN SHOWER
• LONG VANITY
• ROOF WAS DONE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $960 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $129.78M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 1.85% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.92%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (median comp): $220,000
• List price: $125,000
• Delta: -43.18%
• 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
49 Dogwood Ln	0.27mi	2/2.0	1,680 (+5%)	0mo	$220,000	$131	78
34 Hickory Ln	0.03mi	2/2.0	1,650 (+3%)	21mo	$143,000	$87	76

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: 49.4%
• Equity multiple: 4.69×
• Total profit: $129,266
• Equity at exit: $112,610

10-year hold

• IRR: 43.2%
• Equity multiple: 10.50×
• Total profit: $332,646
• Equity at exit: $242,848

Cash invested: $35,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,309 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $960

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,047	-5% $1,003	+0% $960	+5% $917	+10% $874
Rent	-10% $778	-5% $869	+0% $960	+5% $1,051	+10% $1,143
Rate	-1.0pp $1,023	-0.5pp $992	base $960	+0.5pp $928	+1.0pp $895

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-31
   days on market $125,000 Active 179 DOM
2. 2026-05-30
   days on market $125,000 Active 178 DOM
3. 2026-01-16
   price $125,000 924-char remark

   Show marketing remark (924 chars)

   Immediate Occupancy, 2 bedroom 2 full bath with 3 season room. Large welcoming living room with fireplace offers open floor leading to dining area and kitchen. Kitchen has lots of cabinets and work space. Laundry room with washer and dryer. Main bath in the hall and second bedroom featuring 2 closet are all right next to each other. The main bedroom has a huge walk in closet that we all wish we had and main bath has a newer walk in shower with linen closet and long vanity. The roof was done last year, so were the floors along with the dishwasher and refrigerator, many lights and all the ceiling fans were also replaced. the 3 season room is a blank slate with doors in the from and back. You are about 20 minutes to Ocean City and 30 minutes to Atlantic city. Clubhouse has activities and a pool you don't have to clean. Home is being sold in "as is" condition.

4. 2025-12-04
   price $129,900 924-char remark

   Show marketing remark (924 chars)

   Immediate Occupancy, 2 bedroom 2 full bath with 3 season room. Large welcoming living room with fireplace offers open floor leading to dining area and kitchen. Kitchen has lots of cabinets and work space. Laundry room with washer and dryer. Main bath in the hall and second bedroom featuring 2 closet are all right next to each other. The main bedroom has a huge walk in closet that we all wish we had and main bath has a newer walk in shower with linen closet and long vanity. The roof was done last year, so were the floors along with the dishwasher and refrigerator, many lights and all the ceiling fans were also replaced. the 3 season room is a blank slate with doors in the from and back. You are about 20 minutes to Ocean City and 30 minutes to Atlantic city. Clubhouse has activities and a pool you don't have to clean. Home is being sold in "as is" condition.

5. 2025-12-03
   historical 924-char remark

   Show marketing remark (924 chars)

   Immediate Occupancy, 2 bedroom 2 full bath with 3 season room. Large welcoming living room with fireplace offers open floor leading to dining area and kitchen. Kitchen has lots of cabinets and work space. Laundry room with washer and dryer. Main bath in the hall and second bedroom featuring 2 closet are all right next to each other. The main bedroom has a huge walk in closet that we all wish we had and main bath has a newer walk in shower with linen closet and long vanity. The roof was done last year, so were the floors along with the dishwasher and refrigerator, many lights and all the ceiling fans were also replaced. the 3 season room is a blank slate with doors in the from and back. You are about 20 minutes to Ocean City and 30 minutes to Atlantic city. Clubhouse has activities and a pool you don't have to clean. Home is being sold in "as is" condition.

6. 2025-12-02
   listed $129,900,000 Active 924-char remark

   Show marketing remark (924 chars)

   Immediate Occupancy, 2 bedroom 2 full bath with 3 season room. Large welcoming living room with fireplace offers open floor leading to dining area and kitchen. Kitchen has lots of cabinets and work space. Laundry room with washer and dryer. Main bath in the hall and second bedroom featuring 2 closet are all right next to each other. The main bedroom has a huge walk in closet that we all wish we had and main bath has a newer walk in shower with linen closet and long vanity. The roof was done last year, so were the floors along with the dishwasher and refrigerator, many lights and all the ceiling fans were also replaced. the 3 season room is a blank slate with doors in the from and back. You are about 20 minutes to Ocean City and 30 minutes to Atlantic city. Clubhouse has activities and a pool you don't have to clean. Home is being sold in "as is" condition.

7. 2025-11-30
   historical
8. 2025-10-22
   listed $133,900 Active
9. 2025-08-12
   price $134,900 924-char remark

   Show marketing remark (924 chars)

   Immediate Occupancy, 2 bedroom 2 full bath with 3 season room. Large welcoming living room with fireplace offers open floor leading to dining area and kitchen. Kitchen has lots of cabinets and work space. Laundry room with washer and dryer. Main bath in the hall and second bedroom featuring 2 closet are all right next to each other. The main bedroom has a huge walk in closet that we all wish we had and main bath has a newer walk in shower with linen closet and long vanity. The roof was done last year, so were the floors along with the dishwasher and refrigerator, many lights and all the ceiling fans were also replaced. the 3 season room is a blank slate with doors in the from and back. You are about 20 minutes to Ocean City and 30 minutes to Atlantic city. Clubhouse has activities and a pool you don't have to clean. Home is being sold in "as is" condition.

10. 2025-06-02
    listed $144,900 Active 924-char remark

    Show marketing remark (924 chars)

    Immediate Occupancy, 2 bedroom 2 full bath with 3 season room. Large welcoming living room with fireplace offers open floor leading to dining area and kitchen. Kitchen has lots of cabinets and work space. Laundry room with washer and dryer. Main bath in the hall and second bedroom featuring 2 closet are all right next to each other. The main bedroom has a huge walk in closet that we all wish we had and main bath has a newer walk in shower with linen closet and long vanity. The roof was done last year, so were the floors along with the dishwasher and refrigerator, many lights and all the ceiling fans were also replaced. the 3 season room is a blank slate with doors in the from and back. You are about 20 minutes to Ocean City and 30 minutes to Atlantic city. Clubhouse has activities and a pool you don't have to clean. Home is being sold in "as is" condition.

ⓘ 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: $27,706
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − Depreciation: −$3,636
• Taxable income: $10,135
• Est. tax owed @ 24.0%: −$2,432
• After-tax cash flow: $9,089/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

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with recent updates to the roof and flooring. It is move-in ready with minor maintenance items to address.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Replace ceiling fans — Modern ceiling fans can improve air circulation and add to the home's overall appeal.
• Rental Clean and maintain HVAC filters — A clean HVAC system ensures optimal air quality and can attract renters looking for a well-maintained home.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace ceiling fans — Modern ceiling fans can improve air circulation and add to the home's overall appeal. ↑
• Rental Clean and maintain HVAC filters — A clean HVAC system ensures optimal air quality and can attract renters looking for a well-maintained home. ↑

ⓘ 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: 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 — Weymouth

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

Census & demographics

• 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

-13.7% since first listed

8 events — show timeline

• 2026-01-16 Price Changed $125,000 SJSRMLS
• 2025-12-04 Price Changed $129,900 SJSRMLS
• 2025-12-03 Listing Removed — SJSRMLS
• 2025-12-02 Listed $129,900,000 SJSRMLS
• 2025-11-30 Listing Removed — BRIGHT MLS
• 2025-10-22 Listed $133,900 BRIGHT MLS
• 2025-08-12 Price Changed $134,900 SJSRMLS
• 2025-06-02 Listed $144,900 SJSRMLS