56 Hickory Ln Ln · Estell Manor, NJ 08330

$139,000

2 bd · 2.0 ba · 1,450 sqft · Manufactured · 86 Days on market

Good condition $96/sqft · 36% below area Est $216k · 36% under ↓ 7% 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
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This lovely home, situated on a large corner lot in the sought-after 55+ community of The Oaks of Weymouth, is a must-see. It is an actual split plan with a master bedroom setup on each side of the house: a large main bedroom with en suite bathroom and a generous walk-in closet, as well as another bedroom with a full bath and double closet at the opposite end of the home. There is tons of storage, an open floor plan, a spacious kitchen, a lovely front porch, and a beautiful 3-season room in the back. Extensive work done in 2024 and 2025 makes this a move-in-ready home: new water heater, clothes washer, drinking water filtration system, carpets, faucets, lighting fixtures, extensive landscaping, window screens, exhaust fans, skirting, etc. Current lot rent is $545 (but will increase with a new owner) and includes water, sewer, trash/recycling, snow removal, and taxes, as well as use of the beautiful clubhouse and pool. The park must approve the buyer.

Key facts

• En suite bathroom
• Double closet
• Large corner lot

Tags

• LARGE CORNER LOT
• EN SUITE BATHROOM
• WALK-IN CLOSET
• FULL BATH
• DOUBLE CLOSET
• TONS OF STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 6.1% in Estell Manor — 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 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 $15k of equity ($961 loan paydown + $14k 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 $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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. 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: 1.68% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.15%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (median comp): $215,806
• List price: $139,000
• Delta: -35.59%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Cedar Ct	0.18mi	2/2.0	1,350 (-7%)	12mo	$199,000	$147	70
34 Hickory Ln	0.03mi	2/2.0	1,650 (+14%)	21mo	$143,000	$87	58

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: 44.8%
• Equity multiple: 4.39×
• Total profit: $131,828
• Equity at exit: $125,222

10-year hold

• IRR: 38.8%
• Equity multiple: 9.84×
• Total profit: $344,172
• Equity at exit: $270,046

Cash invested: $38,920 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,331 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $881

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 57%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-19
   days on market $139,000 Under Contract 86 DOM
2. 2026-06-18
   days on market $139,000 Under Contract 85 DOM
3. 2026-06-17
   status $139,000 Under Contract 84 DOM
4. 2026-06-17
   days on market $139,000 Active 84 DOM
5. 2026-06-16
   days on market $139,000 Active 83 DOM
6. 2026-06-15
   days on market $139,000 Active 82 DOM
7. 2026-06-14
   days on market $139,000 Active 80 DOM
8. 2026-06-13
   days on market $139,000 Active 79 DOM
9. 2026-06-10
   days on market $139,000 Active 77 DOM
10. 2026-06-09
    days on market $139,000 Active 76 DOM
11. 2026-06-08
    days on market $139,000 Active 75 DOM
12. 2026-06-07
    days on market $139,000 Active 74 DOM
13. 2026-06-05
    days on market $139,000 Active 71 DOM
14. 2026-06-03
    days on market $139,000 Active 70 DOM
15. 2026-06-02
    days on market $139,000 Active 69 DOM
16. 2026-06-01
    days on market $139,000 Active 68 DOM
17. 2026-05-31
    days on market $139,000 Active 67 DOM
18. 2026-05-30
    days on market $139,000 Active 66 DOM
19. 2026-04-16
    price $139,000 964-char remark

    Show marketing remark (964 chars)

    This lovely home, situated on a large corner lot in the sought-after 55+ community of The Oaks of Weymouth, is a must-see. It is an actual split plan with a master bedroom setup on each side of the house: a large main bedroom with en suite bathroom and a generous walk-in closet, as well as another bedroom with a full bath and double closet at the opposite end of the home. There is tons of storage, an open floor plan, a spacious kitchen, a lovely front porch, and a beautiful 3-season room in the back. Extensive work done in 2024 and 2025 makes this a move-in-ready home: new water heater, clothes washer, drinking water filtration system, carpets, faucets, lighting fixtures, extensive landscaping, window screens, exhaust fans, skirting, etc. Current lot rent is $545 (but will increase with a new owner) and includes water, sewer, trash/recycling, snow removal, and taxes, as well as use of the beautiful clubhouse and pool. The park must approve the buyer.

20. 2026-03-25
    listed $149,900 Active 964-char remark

    Show marketing remark (964 chars)

    This lovely home, situated on a large corner lot in the sought-after 55+ community of The Oaks of Weymouth, is a must-see. It is an actual split plan with a master bedroom setup on each side of the house: a large main bedroom with en suite bathroom and a generous walk-in closet, as well as another bedroom with a full bath and double closet at the opposite end of the home. There is tons of storage, an open floor plan, a spacious kitchen, a lovely front porch, and a beautiful 3-season room in the back. Extensive work done in 2024 and 2025 makes this a move-in-ready home: new water heater, clothes washer, drinking water filtration system, carpets, faucets, lighting fixtures, extensive landscaping, window screens, exhaust fans, skirting, etc. Current lot rent is $545 (but will increase with a new owner) and includes water, sewer, trash/recycling, snow removal, and taxes, as well as use of the beautiful clubhouse and pool. The park must approve the buyer.

21. 2026-03-21
    historical 963-char remark

    Show marketing remark (963 chars)

    This lovely home, situated on a large corner lot in the sought-after 55+ community of The Oaks of Weymouth, is a must-see. It is an actual split plan with a master bedroom setup on each side of the house: a large main bedroom with en suite bathroom and a generous walk-in closet, as well as another bedroom with a full bath and double closet at the opposite end of the home. There is tons of storage, an open floor plan, a spacious kitchen, a lovely front porch, and a beautiful 3-season room in the back. Extensive work done in 2024 and 2025 makes this a move-in-ready home: new water heater, clothes washer, drinking water filtration system, carpets, faucets, lighting fixtures, extensive landscaping, window screens, exhaust fans, skirting, etc. Current lot rent is $525 (but will increase with a new owner) and includes water, sewer, trash/recycling, snow removal and taxes, as well as use of the beautiful clubhouse and pool. The park must approve the buyer.

22. 2026-03-01
    price $149,900 963-char remark

    Show marketing remark (963 chars)

    This lovely home, situated on a large corner lot in the sought-after 55+ community of The Oaks of Weymouth, is a must-see. It is an actual split plan with a master bedroom setup on each side of the house: a large main bedroom with en suite bathroom and a generous walk-in closet, as well as another bedroom with a full bath and double closet at the opposite end of the home. There is tons of storage, an open floor plan, a spacious kitchen, a lovely front porch, and a beautiful 3-season room in the back. Extensive work done in 2024 and 2025 makes this a move-in-ready home: new water heater, clothes washer, drinking water filtration system, carpets, faucets, lighting fixtures, extensive landscaping, window screens, exhaust fans, skirting, etc. Current lot rent is $525 (but will increase with a new owner) and includes water, sewer, trash/recycling, snow removal and taxes, as well as use of the beautiful clubhouse and pool. The park must approve the buyer.

23. 2026-01-07
    price $159,900 963-char remark

    Show marketing remark (963 chars)

    This lovely home, situated on a large corner lot in the sought-after 55+ community of The Oaks of Weymouth, is a must-see. It is an actual split plan with a master bedroom setup on each side of the house: a large main bedroom with en suite bathroom and a generous walk-in closet, as well as another bedroom with a full bath and double closet at the opposite end of the home. There is tons of storage, an open floor plan, a spacious kitchen, a lovely front porch, and a beautiful 3-season room in the back. Extensive work done in 2024 and 2025 makes this a move-in-ready home: new water heater, clothes washer, drinking water filtration system, carpets, faucets, lighting fixtures, extensive landscaping, window screens, exhaust fans, skirting, etc. Current lot rent is $525 (but will increase with a new owner) and includes water, sewer, trash/recycling, snow removal and taxes, as well as use of the beautiful clubhouse and pool. The park must approve the buyer.

24. 2025-12-06
    status Active 963-char remark

    Show marketing remark (963 chars)

    This lovely home, situated on a large corner lot in the sought-after 55+ community of The Oaks of Weymouth, is a must-see. It is an actual split plan with a master bedroom setup on each side of the house: a large main bedroom with en suite bathroom and a generous walk-in closet, as well as another bedroom with a full bath and double closet at the opposite end of the home. There is tons of storage, an open floor plan, a spacious kitchen, a lovely front porch, and a beautiful 3-season room in the back. Extensive work done in 2024 and 2025 makes this a move-in-ready home: new water heater, clothes washer, drinking water filtration system, carpets, faucets, lighting fixtures, extensive landscaping, window screens, exhaust fans, skirting, etc. Current lot rent is $525 (but will increase with a new owner) and includes water, sewer, trash/recycling, snow removal and taxes, as well as use of the beautiful clubhouse and pool. The park must approve the buyer.

25. 2025-11-07
    historical Under Contract 963-char remark

    Show marketing remark (963 chars)

    This lovely home, situated on a large corner lot in the sought-after 55+ community of The Oaks of Weymouth, is a must-see. It is an actual split plan with a master bedroom setup on each side of the house: a large main bedroom with en suite bathroom and a generous walk-in closet, as well as another bedroom with a full bath and double closet at the opposite end of the home. There is tons of storage, an open floor plan, a spacious kitchen, a lovely front porch, and a beautiful 3-season room in the back. Extensive work done in 2024 and 2025 makes this a move-in-ready home: new water heater, clothes washer, drinking water filtration system, carpets, faucets, lighting fixtures, extensive landscaping, window screens, exhaust fans, skirting, etc. Current lot rent is $525 (but will increase with a new owner) and includes water, sewer, trash/recycling, snow removal and taxes, as well as use of the beautiful clubhouse and pool. The park must approve the buyer.

26. 2025-11-02
    listed $164,900 Active 963-char remark

    Show marketing remark (963 chars)

    This lovely home, situated on a large corner lot in the sought-after 55+ community of The Oaks of Weymouth, is a must-see. It is an actual split plan with a master bedroom setup on each side of the house: a large main bedroom with en suite bathroom and a generous walk-in closet, as well as another bedroom with a full bath and double closet at the opposite end of the home. There is tons of storage, an open floor plan, a spacious kitchen, a lovely front porch, and a beautiful 3-season room in the back. Extensive work done in 2024 and 2025 makes this a move-in-ready home: new water heater, clothes washer, drinking water filtration system, carpets, faucets, lighting fixtures, extensive landscaping, window screens, exhaust fans, skirting, etc. Current lot rent is $525 (but will increase with a new owner) and includes water, sewer, trash/recycling, snow removal and taxes, as well as use of the beautiful clubhouse and pool. The park must approve the buyer.

27. 2025-07-15
    historical
28. 2025-03-29
    price $139,900
29. 2025-03-21
    price $149,000
30. 2025-03-04
    price $149,500
31. 2025-02-09
    price $149,900
32. 2025-01-06
    listed $159,000 Active
33. 2024-02-27
    soldstatus $100,000 Sold
34. 2024-02-08
    price $135,000
35. 2024-02-07
    historical Under Contract - Continue to Show
36. 2024-01-23
    price $129,900
37. 2023-12-28
    price $134,900
38. 2023-10-30
    price $135,000
39. 2023-10-27
    price $145,000
40. 2023-10-05
    listed $149,900 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: $27,968
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$4,044
• Taxable income: $8,884
• Est. tax owed @ 24.0%: −$2,132
• After-tax cash flow: $8,436/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 move-in-ready manufactured home in a desirable community offers a good starting point for updates that can significantly enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Outdated appearance
• Minor Paint — Some wear

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace outdated fixtures — Modernizes the home and improves functionality
• Both Landscaping — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Outdated appearance	Minor	$500–3,000
Paint · Some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace outdated fixtures — Modernizes the home and improves functionality ↑
• Both Landscaping — Enhances curb appeal and adds value ↑

ⓘ 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 — 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

-7.3% since first listed

22 events — show timeline

• 2026-04-16 Price Changed $139,000 SJSRMLS
• 2026-03-25 Listed $149,900 SJSRMLS
• 2026-03-21 Listing Removed — SJSRMLS
• 2026-03-01 Price Changed $149,900 SJSRMLS
• 2026-01-07 Price Changed $159,900 SJSRMLS
• 2025-12-06 Relisted — SJSRMLS
• 2025-11-07 Contingent — SJSRMLS
• 2025-11-02 Listed $164,900 SJSRMLS
• 2025-07-15 Listing Removed — SJSRMLS
• 2025-03-29 Price Changed $139,900 SJSRMLS
• 2025-03-21 Price Changed $149,000 SJSRMLS
• 2025-03-04 Price Changed $149,500 SJSRMLS
• 2025-02-09 Price Changed $149,900 SJSRMLS
• 2025-01-06 Listed $159,000 SJSRMLS
• 2024-02-27 Sold (MLS) $100,000 SJSRMLS
• 2024-02-08 Price Changed $135,000 SJSRMLS
• 2024-02-07 Contingent — SJSRMLS
• 2024-01-23 Price Changed $129,900 SJSRMLS
• 2023-12-28 Price Changed $134,900 SJSRMLS
• 2023-10-30 Price Changed $135,000 SJSRMLS
• 2023-10-27 Price Changed $145,000 SJSRMLS
• 2023-10-05 Listed $149,900 SJSRMLS