150 Troon · McKee City, NJ 08330

$189,900

2 bd · 2.0 ba · 1,500 sqft · SingleFamily · 30 Days on market

Built 2005 Good condition $127/sqft · 16% below area Est $227k · 16% under

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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 +27.1/30.0
• ARV discount +14.9/15.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to 150 Troon court on a lovely Cul-de-Sac nestled in the heart of The Fairways! This stunning home is move-in ready and brimming with designer touches. Enjoy brand new luxury vinyl plank flooring, fresh paint, and stylish wallpaper throughout. The kitchen is a showstopper, perfect for both everyday living and entertaining with brand new cabinets and appliances and custom designer backsplash. The primary suite feels like a stay at a luxurious bed and breakfast—only it’s yours to enjoy every day. Newly renovated bathrooms feature clean, modern lines. Bedroom 2 is fit for royalty, and the spacious laundry room offers brand new washer and dryer along with ample storage and convenience. Brand New HVAC too! Step outside and relax on the large front porch, ideal for gatherings and quiet evenings alike. This is a "Joanna Gaines "inspired property. Don’t miss your chance to tour this beautiful home—schedule your appointment today!

Key facts

• Brand new cabinets
• Community pool
• Built 2005

Tags

• LUXURY VINYL PLANK FLOORING
• BRAND NEW CABINETS
• CUSTOM DESIGNER BACKSPLASH
• NEWLY RENOVATED BATHROOMS
• SPACIOUS LAUNDRY ROOM
• BRAND NEW WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.0% in McKee City — 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: area grade B — 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.
• Market conditions: 240 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $190k implies a 111% gain — meaningful room to come down on a strong offer.

Recommended offer $187,051 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.23% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.18%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (median comp): $227,409
• List price: $189,900
• Delta: -16.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
197 Pebble Beach Rd	0.12mi	3/2.0 (+1)	1,500 (0%)	3mo	$166,000	$111	87
134 Glen Eagles Ct	0.08mi	2/2.0	1,600 (+7%)	3mo	$90,000	$56	83
78 Northridge Dr	0.29mi	3/2.5 (+1)	1,510 (+1%)	3mo	$315,000	$209	76
216 Burning Tree Ln	0.21mi	2/2.0	1,600 (+7%)	12mo	$239,900	$150	69
198 Pebble Beach Dr	0.12mi	2/2.0	1,680 (+12%)	10mo	$209,900	$125	66
174 Turnberry Ct	0.16mi	2/2.0	1,700 (+13%)	9mo	$180,000	$106	63
18 Golf Dr	0.63mi	3/2.0 (+1)	1,418 (-6%)	0mo	$409,500	$289	56
51 Knollwood	0.58mi	2/2.0	1,600 (+7%)	10mo	$215,000	$134	53
94 Baltusrol	0.47mi	2/2.0	1,300 (-13%)	5mo	$174,900	$135	52
33 Knollwood	0.65mi	2/2.0	1,700 (+13%)	0mo	$165,500	$97	47
210 Pheasant Run Rd	0.48mi	3/2.5 (+1)	1,720 (+15%)	1mo	$425,000	$247	46
23 Meadow Cir	0.73mi	3/2.5 (+1)	1,705 (+14%)	4mo	$379,900	$223	33

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: 33.2%
• Equity multiple: 3.59×
• Total profit: $137,837
• Equity at exit: $171,077

10-year hold

• IRR: 28.7%
• Equity multiple: 8.13×
• Total profit: $378,945
• Equity at exit: $368,934

Cash invested: $53,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,344 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $540

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 72%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6020 Delilah Rd Egg Harbor Township, NJ	1.0–2.0	1.0–2.0	1009	$2,425	$2.40	13d	1	1.30mi

Listing history 41 events

1. 2026-05-16
   status Pending 977-char remark

   Show marketing remark (978 chars)

   Welcome to 150 Troon court on a lovely Cul-de-Sac nestled in the heart of The Fairways! This stunning home is move-in ready and brimming with designer touches. Enjoy brand new luxury vinyl plank flooring, fresh paint, and stylish wallpaper throughout. The kitchen is a showstopper, perfect for both everyday living and entertaining with brand new cabinets and appliances and custom designer backsplash. The primary suite feels like a stay at a luxurious bed and breakfast—only it’s yours to enjoy every day. Newly renovated bathrooms feature clean, modern lines. Bedroom 2 is fit for royalty, and the spacious laundry room offers brand new washer and dryer along with ample storage and convenience. Brand New HVAC too! Step outside and relax on the large front porch, ideal for gatherings and quiet evenings alike. This is a "Joanna Gaines " inspired property. Don’t miss your chance to tour this beautiful home—schedule your appointment today!

2. 2026-05-16
   historical Under Contract 978-char remark

   Show marketing remark (978 chars)

   Welcome to 150 Troon court on a lovely Cul-de-Sac nestled in the heart of The Fairways! This stunning home is move-in ready and brimming with designer touches. Enjoy brand new luxury vinyl plank flooring, fresh paint, and stylish wallpaper throughout. The kitchen is a showstopper, perfect for both everyday living and entertaining with brand new cabinets and appliances and custom designer backsplash. The primary suite feels like a stay at a luxurious bed and breakfast—only it’s yours to enjoy every day. Newly renovated bathrooms feature clean, modern lines. Bedroom 2 is fit for royalty, and the spacious laundry room offers brand new washer and dryer along with ample storage and convenience. Brand New HVAC too! Step outside and relax on the large front porch, ideal for gatherings and quiet evenings alike. This is a "Joanna Gaines " inspired property. Don’t miss your chance to tour this beautiful home—schedule your appointment today!

3. 2026-04-17
   price $189,900 978-char remark

   Show marketing remark (977 chars)

   Welcome to 150 Troon court on a lovely Cul-de-Sac nestled in the heart of The Fairways! This stunning home is move-in ready and brimming with designer touches. Enjoy brand new luxury vinyl plank flooring, fresh paint, and stylish wallpaper throughout. The kitchen is a showstopper, perfect for both everyday living and entertaining with brand new cabinets and appliances and custom designer backsplash. The primary suite feels like a stay at a luxurious bed and breakfast—only it’s yours to enjoy every day. Newly renovated bathrooms feature clean, modern lines. Bedroom 2 is fit for royalty, and the spacious laundry room offers brand new washer and dryer along with ample storage and convenience. Brand New HVAC too! Step outside and relax on the large front porch, ideal for gatherings and quiet evenings alike. This is a "Joanna Gaines "inspired property. Don’t miss your chance to tour this beautiful home—schedule your appointment today!

4. 2026-04-17
   price $189,900 977-char remark

   Show marketing remark (977 chars)

   Welcome to 150 Troon court on a lovely Cul-de-Sac nestled in the heart of The Fairways! This stunning home is move-in ready and brimming with designer touches. Enjoy brand new luxury vinyl plank flooring, fresh paint, and stylish wallpaper throughout. The kitchen is a showstopper, perfect for both everyday living and entertaining with brand new cabinets and appliances and custom designer backsplash. The primary suite feels like a stay at a luxurious bed and breakfast—only it’s yours to enjoy every day. Newly renovated bathrooms feature clean, modern lines. Bedroom 2 is fit for royalty, and the spacious laundry room offers brand new washer and dryer along with ample storage and convenience. Brand New HVAC too! Step outside and relax on the large front porch, ideal for gatherings and quiet evenings alike. This is a "Joanna Gaines "inspired property. Don’t miss your chance to tour this beautiful home—schedule your appointment today!

5. 2026-04-16
   listed $199,900 Active 977-char remark

   Show marketing remark (977 chars)

   Welcome to 150 Troon court on a lovely Cul-de-Sac nestled in the heart of The Fairways! This stunning home is move-in ready and brimming with designer touches. Enjoy brand new luxury vinyl plank flooring, fresh paint, and stylish wallpaper throughout. The kitchen is a showstopper, perfect for both everyday living and entertaining with brand new cabinets and appliances and custom designer backsplash. The primary suite feels like a stay at a luxurious bed and breakfast—only it’s yours to enjoy every day. Newly renovated bathrooms feature clean, modern lines. Bedroom 2 is fit for royalty, and the spacious laundry room offers brand new washer and dryer along with ample storage and convenience. Brand New HVAC too! Step outside and relax on the large front porch, ideal for gatherings and quiet evenings alike. This is a "Joanna Gaines "inspired property. Don’t miss your chance to tour this beautiful home—schedule your appointment today!

6. 2026-04-02
   listed $199,900 Active 978-char remark

   Show marketing remark (978 chars)

   Welcome to 150 Troon court on a lovely Cul-de-Sac nestled in the heart of The Fairways! This stunning home is move-in ready and brimming with designer touches. Enjoy brand new luxury vinyl plank flooring, fresh paint, and stylish wallpaper throughout. The kitchen is a showstopper, perfect for both everyday living and entertaining with brand new cabinets and appliances and custom designer backsplash. The primary suite feels like a stay at a luxurious bed and breakfast—only it’s yours to enjoy every day. Newly renovated bathrooms feature clean, modern lines. Bedroom 2 is fit for royalty, and the spacious laundry room offers brand new washer and dryer along with ample storage and convenience. Brand New HVAC too! Step outside and relax on the large front porch, ideal for gatherings and quiet evenings alike. This is a "Joanna Gaines " inspired property. Don’t miss your chance to tour this beautiful home—schedule your appointment today!

7. 2025-10-08
   soldstatus $90,000 Sold
8. 2025-10-08
   soldstatus $90,000 Closed
9. 2025-10-03
   historical Under Contract
10. 2025-10-03
    status Pending
11. 2025-10-02
    price $125,000
12. 2025-09-30
    price $115,000
13. 2025-09-30
    price $115,000
14. 2025-09-29
    status Active
15. 2025-09-29
    status Active - Back on Market
16. 2025-09-25
    status Pending
17. 2025-09-23
    soldstatus $90,000 Closed
18. 2025-09-10
    status Pending
19. 2025-09-10
    historical Under Contract
20. 2025-08-20
    price $125,000
21. 2025-08-20
    price $125,000
22. 2025-07-22
    price $145,000
23. 2025-07-22
    price $145,000
24. 2025-06-17
    listed $165,000 Active
25. 2025-06-12
    listed $165,000 Active
26. 2025-05-06
    historical Under Contract
27. 2025-05-02
    historical
28. 2025-04-05
    price $165,000
29. 2025-03-02
    listed $185,000 Active
30. 2017-12-01
    soldstatus $78,000 Sold
31. 2017-10-18
    price $84,000
32. 2017-09-26
    listed $89,900 Active
33. 2017-01-27
    soldstatus $75,000 Sold
34. 2017-01-05
    listed $79,900 Active
35. 2016-07-31
    historical
36. 2016-03-16
    price $99,900
37. 2016-02-27
    price $104,900
38. 2015-12-12
    listed $112,900 Active
39. 2004-05-14
    soldstatus $133,000
40. 2004-04-09
    historical
41. 2003-08-14
    listed $139,900

ⓘ 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: $28,133
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − Depreciation: −$5,524
• Taxable income: $3,672
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $5,596/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 80/100 Cosmetic rehab

This move-in ready home features new flooring, cabinets, and appliances, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — refreshes the home's appearance
• Both interior paint — refreshes the home's appearance

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — refreshes the home's appearance ↑
• Both interior paint — refreshes the home's appearance ↑

ⓘ 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: 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 — McKee City

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

+35.7% since first listed

41 events — show timeline

• 2026-05-16 Pending — BRIGHT MLS
• 2026-05-16 Contingent — SJSRMLS
• 2026-04-17 Price Changed $189,900 SJSRMLS
• 2026-04-17 Price Changed $189,900 BRIGHT MLS
• 2026-04-16 Listed $199,900 BRIGHT MLS
• 2026-04-02 Listed $199,900 SJSRMLS
• 2025-10-08 Sold (MLS) $90,000 BRIGHT MLS
• 2025-10-08 Sold (MLS) $90,000 SJSRMLS
• 2025-10-03 Contingent — SJSRMLS
• 2025-10-03 Pending — BRIGHT MLS
• 2025-10-02 Price Changed $125,000 SJSRMLS
• 2025-09-30 Price Changed $115,000 SJSRMLS
• 2025-09-30 Price Changed $115,000 BRIGHT MLS
• 2025-09-29 Relisted — BRIGHT MLS
• 2025-09-29 Relisted — SJSRMLS
• 2025-09-25 Pending — BRIGHT MLS
• 2025-09-23 Sold (MLS) $90,000 BRIGHT MLS
• 2025-09-10 Pending — BRIGHT MLS
• 2025-09-10 Contingent — SJSRMLS
• 2025-08-20 Price Changed $125,000 SJSRMLS
• 2025-08-20 Price Changed $125,000 BRIGHT MLS
• 2025-07-22 Price Changed $145,000 SJSRMLS
• 2025-07-22 Price Changed $145,000 BRIGHT MLS
• 2025-06-17 Listed $165,000 BRIGHT MLS
• 2025-06-12 Listed $165,000 SJSRMLS
• 2025-05-06 Contingent — SJSRMLS
• 2025-05-02 Listing Removed — SJSRMLS
• 2025-04-05 Price Changed $165,000 SJSRMLS
• 2025-03-02 Listed $185,000 SJSRMLS
• 2017-12-01 Sold (MLS) $78,000 SJSRMLS
• 2017-10-18 Price Changed $84,000 SJSRMLS
• 2017-09-26 Listed $89,900 SJSRMLS
• 2017-01-27 Sold (MLS) $75,000 SJSRMLS
• 2017-01-05 Listed $79,900 SJSRMLS
• 2016-07-31 Listing Removed — SJSRMLS
• 2016-03-16 Price Changed $99,900 SJSRMLS
• 2016-02-27 Price Changed $104,900 SJSRMLS
• 2015-12-12 Listed $112,900 SJSRMLS
• 2004-05-14 Sold (MLS) $133,000 SJSRMLS
• 2004-04-09 Listing Removed — SJSRMLS
• 2003-08-14 Listed $139,900 SJSRMLS