3221 Juniper Ct #3221 · McKee City, NJ 08330

$189,900

2 bd · 1.0 ba · 908 sqft · SingleFamily · 175 Days on market

Built 1986 $209/sqft · 21% above area Est $158k · 21% over $240/mo HOA · 11% of rent

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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).

• Cash flow +18.1/30.0
• Appreciation +10.0/10.0
• 1% rule +6.5/10.0
• DSCR +5.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

The Woodlands - Remodeled and ready for immediate occupancy. This 1st floor condo has been remodeled and upgraded. Beautiful tile flooring (bedrooms have carpeting), Eat-in kitchen with granite countertops, full size washer/dryer, large living room/dining room combination with new sliding door to back patio. (slider has built-in blinds), recessed lighting; plus the interior has been freshly painted. Location backs up to the woods for privacy. Close to shopping centers, restaurants, and expressway. The Woodlands offers 2 pools (one of them is just a block away on Jasmine Ct), clubhouse, playgrounds and tennis courts.

Key facts

• Remodeled
• Clubhouse
• 2 pools

Tags

• REMODELED
• GRANITE COUNTERTOPS
• NEW SLIDING DOOR
• BACKS UP TO THE WOODS
• 2 POOLS
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/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: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 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.
• Market conditions: 240 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• This rent runs 34% 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 ~3 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 175 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.15% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 7.3

CMA / ARV

• ARV (median comp): $157,505
• List price: $189,900
• Delta: 20.57%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.0%
• Equity multiple: 3.15×
• Total profit: $114,193
• Equity at exit: $171,077

10-year hold

• IRR: 23.7%
• Equity multiple: 7.17×
• Total profit: $328,313
• 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: 7.3×

Monthly cashflow live

• Estimated rent: $2,175 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$240
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $166

Break-even live

Break-even rent $1,965

Max offer price $189,900

Occupancy floor 87%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2807 Hawthorn Ct Mays Landing, NJ	1.0	1.0	929	$1,800	$1.94	13d	1	0.22mi
3401 Montgomery Dr Mays Landing, NJ	1.0–2.0	1.0–2.0	1192	$2,810	$2.36	13d	18	0.32mi
1932 Cologne Ave Mays Landing, NJ	1.0–2.0	1.0–2.0	775	$1,825	$2.35	13d	1	0.91mi

HOA detail

• Monthly dues: $240 · $2,880/yr
• Likely covers: landscapingpool

Listing history 28 events

1. 2026-06-19
   days on market $189,900 Active 175 DOM
2. 2026-06-18
   days on market $189,900 Active 174 DOM
3. 2026-06-17
   days on market $189,900 Active 173 DOM
4. 2026-06-16
   days on market $189,900 Active 172 DOM
5. 2026-06-15
   days on market $189,900 Active 171 DOM
6. 2026-06-14
   days on market $189,900 Active 169 DOM
7. 2026-06-13
   days on market $189,900 Active 168 DOM
8. 2026-06-10
   days on market $189,900 Active 166 DOM
9. 2026-06-09
   days on market $189,900 Active 165 DOM
10. 2026-06-08
    days on market $189,900 Active 164 DOM
11. 2026-06-07
    days on market $189,900 Active 163 DOM
12. 2026-06-03
    days on market $189,900 Active 159 DOM
13. 2026-06-02
    days on market $189,900 Active 158 DOM
14. 2026-06-01
    days on market $189,900 Active 157 DOM
15. 2026-05-31
    days on market $189,900 Active 156 DOM
16. 2026-05-30
    days on market $189,900 Active 155 DOM
17. 2026-05-20
    price $189,900 623-char remark

    Show marketing remark (623 chars)

    The Woodlands - Remodeled and ready for immediate occupancy. This 1st floor condo has been remodeled and upgraded. Beautiful tile flooring (bedrooms have carpeting), Eat-in kitchen with granite countertops, full size washer/dryer, large living room/dining room combination with new sliding door to back patio. (slider has built-in blinds), recessed lighting; plus the interior has been freshly painted. Location backs up to the woods for privacy. Close to shopping centers, restaurants, and expressway. The Woodlands offers 2 pools (one of them is just a block away on Jasmine Ct), clubhouse, playgrounds and tennis courts.

18. 2026-03-19
    status Active 623-char remark

    Show marketing remark (623 chars)

    The Woodlands - Remodeled and ready for immediate occupancy. This 1st floor condo has been remodeled and upgraded. Beautiful tile flooring (bedrooms have carpeting), Eat-in kitchen with granite countertops, full size washer/dryer, large living room/dining room combination with new sliding door to back patio. (slider has built-in blinds), recessed lighting; plus the interior has been freshly painted. Location backs up to the woods for privacy. Close to shopping centers, restaurants, and expressway. The Woodlands offers 2 pools (one of them is just a block away on Jasmine Ct), clubhouse, playgrounds and tennis courts.

19. 2026-02-13
    historical Under Contract 623-char remark

    Show marketing remark (623 chars)

    The Woodlands - Remodeled and ready for immediate occupancy. This 1st floor condo has been remodeled and upgraded. Beautiful tile flooring (bedrooms have carpeting), Eat-in kitchen with granite countertops, full size washer/dryer, large living room/dining room combination with new sliding door to back patio. (slider has built-in blinds), recessed lighting; plus the interior has been freshly painted. Location backs up to the woods for privacy. Close to shopping centers, restaurants, and expressway. The Woodlands offers 2 pools (one of them is just a block away on Jasmine Ct), clubhouse, playgrounds and tennis courts.

20. 2025-12-22
    listed $195,000 Active 623-char remark

    Show marketing remark (623 chars)

    The Woodlands - Remodeled and ready for immediate occupancy. This 1st floor condo has been remodeled and upgraded. Beautiful tile flooring (bedrooms have carpeting), Eat-in kitchen with granite countertops, full size washer/dryer, large living room/dining room combination with new sliding door to back patio. (slider has built-in blinds), recessed lighting; plus the interior has been freshly painted. Location backs up to the woods for privacy. Close to shopping centers, restaurants, and expressway. The Woodlands offers 2 pools (one of them is just a block away on Jasmine Ct), clubhouse, playgrounds and tennis courts.

21. 2025-12-14
    historical 479-char remark

    Show marketing remark (479 chars)

    The Woodlands - This 1st floor unit was remodeled about 7 years ago and includes 2 Bedrooms, 1 Bath, combination living room/family room, full size washer/dryer, tile floors except the bedrooms are carpet. Sliding doors to patio facing private wooded setting. The Woodlands provides 2 outdoor pools, clubhouse, playgrounds and tennis courts. Conveniently located close to shopping and restaurants. Currently tenant occupied on month to month lease. Please allow 48 hours to show.

22. 2025-08-18
    status Active 479-char remark

    Show marketing remark (479 chars)

    The Woodlands - This 1st floor unit was remodeled about 7 years ago and includes 2 Bedrooms, 1 Bath, combination living room/family room, full size washer/dryer, tile floors except the bedrooms are carpet. Sliding doors to patio facing private wooded setting. The Woodlands provides 2 outdoor pools, clubhouse, playgrounds and tennis courts. Conveniently located close to shopping and restaurants. Currently tenant occupied on month to month lease. Please allow 48 hours to show.

23. 2025-07-03
    historical Under Contract 479-char remark

    Show marketing remark (479 chars)

    The Woodlands - This 1st floor unit was remodeled about 7 years ago and includes 2 Bedrooms, 1 Bath, combination living room/family room, full size washer/dryer, tile floors except the bedrooms are carpet. Sliding doors to patio facing private wooded setting. The Woodlands provides 2 outdoor pools, clubhouse, playgrounds and tennis courts. Conveniently located close to shopping and restaurants. Currently tenant occupied on month to month lease. Please allow 48 hours to show.

24. 2025-06-25
    historical
25. 2025-06-24
    listed $186,000 Active 479-char remark

    Show marketing remark (479 chars)

    The Woodlands - This 1st floor unit was remodeled about 7 years ago and includes 2 Bedrooms, 1 Bath, combination living room/family room, full size washer/dryer, tile floors except the bedrooms are carpet. Sliding doors to patio facing private wooded setting. The Woodlands provides 2 outdoor pools, clubhouse, playgrounds and tennis courts. Conveniently located close to shopping and restaurants. Currently tenant occupied on month to month lease. Please allow 48 hours to show.

26. 2025-03-13
    status Active
27. 2025-03-13
    historical
28. 2024-12-12
    listed $188,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,105
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − HOA: −$2,880
• − Depreciation: −$5,524
• Taxable loss: −$911
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $2,214/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 — 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

+1.0% since first listed

12 events — show timeline

• 2026-05-20 Price Changed $189,900 SJSRMLS
• 2026-03-19 Relisted — SJSRMLS
• 2026-02-13 Contingent — SJSRMLS
• 2025-12-22 Listed $195,000 SJSRMLS
• 2025-12-14 Listing Removed — SJSRMLS
• 2025-08-18 Relisted — SJSRMLS
• 2025-07-03 Contingent — SJSRMLS
• 2025-06-25 Listing Removed — SJSRMLS
• 2025-06-24 Listed $186,000 SJSRMLS
• 2025-03-13 Relisted — SJSRMLS
• 2025-03-13 Listing Removed — SJSRMLS
• 2024-12-12 Listed $188,000 SJSRMLS