29 Redwood Ln · Weymouth, NJ 08330

$219,900

3 bd · 2.0 ba · 1,350 sqft · SingleFamily · 42 Days on market

Built 2014 $163/sqft · 28% below area Est $305k · 28% under $685/mo HOA · 26% of rent

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

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• 1% rule +6.8/10.0
• Schools +4.7/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Listing Description – Oaks of Weymouth | Mays Landing, NJ Pre-Manufactured 3-bedroom, 2-bath lovely rancher. This home offers front and side porches. Custom crown molding throughout, tacky ceilings, new Pergo flooring, brand new bedroom carpeting, and a brand new washer. Enjoy a totally updated black stainless steel kitchen upgrade complete with an under-sink water filtration system. Custom wood blinds in all windows, new drapes, and upgraded landscaping add to the pride of ownership. All appliances are currently serviced and in working “as-is” condition. Includes shed. Privately situated backing up to wooded pines for added privacy. Land Lease includes water, sewer, trash

Key facts

• Upgraded landscaping
• Custom crown molding
• Custom wood blinds

Tags

• FRONT AND SIDE PORCHES
• CUSTOM CROWN MOLDING
• BLACK STAINLESS STEEL KITCHEN
• CUSTOM WOOD BLINDS
• UPGRADED LANDSCAPING
• PRIVATELY SITUATED

Property features AI

Finance

• Other: Property manager present; Accessibility: 36+ inch wide halls; Pets allowed with restrictions (dogs and cats OK; number, size/weight and breed limits)
• Financial info: Ground rent exists (approximately 100 years remaining)
• HOA & community: HOA fee of $685.61 per month; Community amenities include a pool and maintained grounds

Exterior

• Parking: Stone driveway; Driveway parking
• Utilities: Public water; Public sewer; Natural gas available; Natural gas heating, hot water and cooling; Cable TV available
• Home design: Manufactured / modular home; Senior community (55+); Fee simple ownership; Excellent condition; Above-grade living space (finished)
• Construction: Vinyl siding; Shingle roof; Pilings foundation; Double-pane windows; Above-grade other structures
• Exterior features: Gutter system; Lawn sprinkler / underground lawn sprinkler; Sidewalks; Deck(s); Porch(es); Community pool

Interior

• Kitchen: Built-in microwave; Microwave; Oven/Range - gas; Self-cleaning oven; Stove; Dishwasher; Refrigerator; Energy Star refrigerator; Stainless steel appliances; Energy efficient appliances
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Tub/shower; Ceiling fans; Combination kitchen/dining and kitchen/living areas; Crown molding; Dining area; Eat-in kitchen; Master bath; Recessed lighting; Sprinkler system; Water treatment system; Window treatments; Storm and six-panel doors; Dry wall walls/ceilings
• Laundry & utility: Washer and dryer in unit; Main-floor laundry; Electric dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-579 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (38.1% below list).
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $136k (38.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade C — 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.
• Zoned schools: Weymouth Township Elementary School (math 27% / reading 47%, grade F, #528 of 1,303 statewide, top 43%, 156 students, 45% FRL).
• Zoned-school proficiency averages 37% at this address vs 52% district-wide (-16 pts) — the specific schools serving this property underperform the Weymouth Township School District average; the district grade overstates school quality for this exact location.
• Market conditions: 244 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 40% 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 $24k of equity ($2k loan paydown + $22k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 26% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,139 (38.1% 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 42 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 7.1

CMA / ARV

• ARV (median comp): $304,879
• List price: $219,900
• Delta: -27.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
934 Grant St	0.23mi	3/1.5	1,408 (+4%)	16mo	$222,920	$158	67
3 Lafayette Ave	0.50mi	2/1.0 (-1)	1,285 (-5%)	1mo	$195,000	$152	59

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: 16.5%
• Equity multiple: 2.36×
• Total profit: $83,618
• Equity at exit: $198,103

10-year hold

• IRR: 15.9%
• Equity multiple: 5.49×
• Total profit: $276,670
• Equity at exit: $427,217

Cash invested: $61,572 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,598 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$685
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-579

Break-even live

Break-even rent $3,331

Max offer price $136,139

Occupancy floor —

Sensitivity live

Price	-10% $-427	-5% $-503	+0% $-579	+5% $-655	+10% $-731
Rent	-10% $-784	-5% $-681	+0% $-579	+5% $-476	+10% $-374
Rate	-1.0pp $-468	-0.5pp $-523	base $-579	+0.5pp $-636	+1.0pp $-694

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6200 Old Harding Hwy Mays Landing, NJ	1.0–2.0	1.0–2.0	987	$2,239	$2.27	0d	1	1.13mi

HOA detail

• Monthly dues: $685 · $8,220/yr
• Likely covers: watersewertrashlandscaping

Listing history 24 events

1. 2026-06-22
   days on market $219,900 Active 42 DOM
2. 2026-06-19
   days on market $219,900 Active 40 DOM
3. 2026-06-18
   days on market $219,900 Active 39 DOM
4. 2026-06-17
   days on market $219,900 Active 38 DOM
5. 2026-06-16
   days on market $219,900 Active 37 DOM
6. 2026-06-15
   days on market $219,900 Active 36 DOM
7. 2026-06-14
   days on market $219,900 Active 34 DOM
8. 2026-06-13
   days on market $219,900 Active 33 DOM
9. 2026-06-10
   days on market $219,900 Active 31 DOM
10. 2026-06-09
    days on market $219,900 Active 30 DOM
11. 2026-06-08
    days on market $219,900 Active 29 DOM
12. 2026-06-07
    days on market $219,900 Active 28 DOM
13. 2026-06-05
    days on market $219,900 Active 25 DOM
14. 2026-06-03
    days on market $219,900 Active 24 DOM
15. 2026-06-02
    days on market $219,900 Active 23 DOM
16. 2026-06-01
    days on market $219,900 Active 22 DOM
17. 2026-05-31
    days on market $219,900 Active 21 DOM
18. 2026-05-30
    days on market $219,900 Active 20 DOM
19. 2026-05-10
    listed $219,900 Active 2624-char remark
20. 2026-05-01
    historical
21. 2026-04-02
    price $229,900
22. 2026-03-02
    listed $230,000 Active
23. 2016-11-06
    historical
24. 2015-11-16
    listed $105,900

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,175
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$6,218
• − Repairs & maintenance: −$2,494
• − Management: −$2,494
• − HOA: −$8,220
• − Depreciation: −$6,397
• Taxable loss: −$10,264
• Est. tax savings @ 24.0%: +$2,463
• After-tax cash flow: $-4,483/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 — 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

+107.6% since first listed

6 events — show timeline

• 2026-05-10 Listed $219,900 BRIGHT MLS
• 2026-05-01 Listing Removed — BRIGHT MLS
• 2026-04-02 Price Changed $229,900 BRIGHT MLS
• 2026-03-02 Listed $230,000 BRIGHT MLS
• 2016-11-06 Listing Removed — BRIGHT MLS
• 2015-11-16 Listed $105,900 BRIGHT MLS