907 Blake Dr · Weymouth, NJ 08330

$88,900

3 bd · 1.5 ba · 1,408 sqft · Townhouse public records · 170 Days on market

Built 1987 Poor condition 2,971 sqft lot $63/sqft · 56% below area $115/mo HOA · 5% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

3br 1.5 bath townhome in Lenape Landing. Price reflects a total rehab needed. Roof is needed and everything inside. There is water damage inside and when you do get access be very careful , do not go on 2nd floor very dangerous everything rotted thru!!!!!!

Key facts

• $115 HOA
• Built 1987
• Listed 169 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $89k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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: 403 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 170 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price.
• Climate carrying-cost: 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 $78,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.87% ✓
• Cap rate: 20.60%
• Cash-on-cash: 51.10%
• DSCR: 3.27
• GRM: 2.9

CMA / ARV

• ARV (median comp): $200,341
• List price: $88,900
• Delta: -50.63%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Dogwood Ln	1.44mi	2/2.0 (-1)	1,400 (-1%)	2mo	$190,000	$136	56
3 Lafayette Ave	0.49mi	2/1.0 (-1)	1,285 (-9%)	4mo	$195,000	$152	52
13 Hickory Ln	1.31mi	2/2.0 (-1)	1,400 (-1%)	7mo	$164,900	$118	52
6206 Roberts Ave	1.04mi	3/2.0	1,496 (+6%)	7mo	$201,000	$134	47
706 Park Rd	1.37mi	3/2.0	1,560 (+11%)	1mo	$375,000	$240	44
900 Adams Ave	1.28mi	3/1.5	1,600 (+14%)	3mo	$385,000	$241	40
6312 Lance Ave	1.30mi	3/1.0	1,236 (-12%)	4mo	$190,000	$154	39
6171 Robin Dr	0.82mi	3/1.5	1,626 (+16%)	4mo	$380,000	$234	37
6303 Palmer Ave	1.14mi	3/1.0	1,140 (-19%)	2mo	$312,500	$274	36
253 Vail Ct #1503	1.10mi	3/1.0	1,108 (-21%)	4mo	$194,000	$175	34
6307 Lance Ave	1.32mi	3/1.0	1,100 (-22%)	6mo	$299,900	$273	33
6029 Main St	0.80mi	2/1.0 (-1)	1,199 (-15%)	4mo	$135,000	$113	30

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: 64.6%
• Equity multiple: 5.67×
• Total profit: $116,174
• Equity at exit: $80,088

10-year hold

• IRR: 58.2%
• Equity multiple: 12.63×
• Total profit: $289,518
• Equity at exit: $172,713

Cash invested: $24,892 (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 →

Active competition Active MLS

• For sale now: 0 active · 2 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08330

• Home prices YoY: 3.9%
• Active inventory: 403
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,550 medium
• Mortgage (P&I): −$466
• Tax from tax record: −$337 /mo · $4,039/yr
• Insurance: −$37
• HOA: −$115
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $1,060

Break-even live

Break-even rent $1,209

Max offer price $88,900

Occupancy floor 53%

Sensitivity live

Price	-10% $1,347	-5% $1,085	+0% $1,060	+5% $1,035	+10% $1,010
Rent	-10% $858	-5% $959	+0% $1,060	+5% $1,161	+10% $1,261
Rate	-1.0pp $1,105	-0.5pp $1,083	base $1,060	+0.5pp $1,037	+1.0pp $1,013

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: $22,225
• Closing costs: $2,667
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6200 Old Harding Hwy Mays Landing, NJ	2.0	1.0–2.0	1075	$2,239	$2.08	0d	1	0.91mi
703 Camelback Ct Mays Landing, NJ	2.0	1.0	909	$1,950	$2.15	4d	1	1.20mi

HOA detail $115/mo · $1,380/yr

• Likely covers: water

Listing history 50 events

1. 2026-09-24
   days on market $88,900 Active 170 DOM
2. 2026-09-24
   days on market $88,900 Active 169 DOM
3. 2026-09-22
   days on market $88,900 Active 168 DOM
4. 2026-09-21
   days on market $88,900 Active 167 DOM
5. 2026-09-20
   days on market $88,900 Active 166 DOM
6. 2026-09-18
   days on market $88,900 Active 164 DOM
7. 2026-09-17
   pricedays on market $88,900 Active 163 DOM
8. 2026-09-16
   days on market $98,900 Active 162 DOM
9. 2026-09-15
   days on market $98,900 Active 161 DOM
10. 2026-09-14
    days on market $98,900 Active 160 DOM
11. 2026-09-13
    days on market $98,900 Active 159 DOM
12. 2026-09-12
    days on market $98,900 Active 158 DOM
13. 2026-09-11
    days on market $98,900 Active 157 DOM
14. 2026-09-05
    days on market $98,900 Active 151 DOM
15. 2026-09-04
    days on market $98,900 Active 150 DOM
16. 2026-09-03
    pricedays on market $98,900 Active 149 DOM
17. 2026-08-03
    days on market $104,900 Active 148 DOM
18. 2026-07-31
    days on market $104,900 Active 145 DOM
19. 2026-07-30
    days on market $104,900 Active 144 DOM
20. 2026-07-29
    days on market $104,900 Active 143 DOM
21. 2026-07-27
    days on market $104,900 Active 141 DOM
22. 2026-07-25
    days on market $104,900 Active 139 DOM
23. 2026-07-23
    days on market $104,900 Active 137 DOM
24. 2026-07-22
    days on market $104,900 Active 136 DOM
25. 2026-07-21
    days on market $104,900 Active 135 DOM
26. 2026-07-18
    days on market $104,900 Active 132 DOM
27. 2026-07-16
    days on market $104,900 Active 130 DOM
28. 2026-07-16
    days on market $104,900 Active 129 DOM
29. 2026-07-14
    days on market $104,900 Active 128 DOM
30. 2026-07-13
    days on market $104,900 Active 127 DOM
31. 2026-07-12
    days on market $104,900 Active 126 DOM
32. 2026-07-11
    days on market $104,900 Active 125 DOM
33. 2026-07-10
    days on market $104,900 Active 124 DOM
34. 2026-07-09
    days on market $104,900 Active 123 DOM
35. 2026-07-08
    days on market $104,900 Active 122 DOM
36. 2026-07-07
    days on market $104,900 Active 121 DOM
37. 2026-07-06
    days on market $104,900 Active 120 DOM
38. 2026-07-05
    days on market $104,900 Active 119 DOM
39. 2026-07-04
    days on market $104,900 Active 118 DOM
40. 2026-07-03
    days on market $104,900 Active 117 DOM
41. 2026-07-02
    days on market $104,900 Active 116 DOM
42. 2026-07-01
    days on market $104,900 Active 115 DOM
43. 2026-06-30
    days on market $104,900 Active 114 DOM
44. 2026-06-29
    days on market $104,900 Active 113 DOM
45. 2026-06-28
    days on market $104,900 Active 112 DOM
46. 2026-06-28
    days on market $104,900 Active 111 DOM
47. 2026-06-27
    days on market $104,900 Active 110 DOM
48. 2026-06-25
    days on market $104,900 Active 108 DOM
49. 2026-06-23
    days on market $104,900 Active 106 DOM
50. 2026-06-22
    days on market $104,900 Active 105 DOM

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

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $4,039 · $337/mo
• Projected year-2 tax: $4,039 · $337/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $30,604
• − Mortgage interest: −$4,980
• − Property taxes: −$4,039
• − Insurance: −$444
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − HOA: −$1,380
• − Depreciation: −$2,586
• Taxable income: $12,278
• Est. tax owed @ 24.0%: −$2,947
• After-tax cash flow: $9,773/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 · 3 photos

Poor 20/100 Extensive rehab Est. rehab $70,400–$126,720 screening

This townhouse requires extensive repairs, including a new roof and siding, and landscaping improvements. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major roof — Significant damage requiring replacement
• Major siding — Exposed and damaged
• Major landscaping — Overgrown vegetation needs trimming

Value-add opportunities

• Both roof replacement — Critical to safety and appearance ↑
• Both siding repair/replacement — Improves curb appeal and structural integrity ↑
• Both landscaping — Enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Weymouth Township Elementary School F NJ #528/1,303 Nat'l #21,438/41,679

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 · 268,948 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: 3% of renters

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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%

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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%

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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

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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

+83.9% since first listed

12 events — show timeline

• 2026-04-13 Price Changed $109,900 BRIGHT MLS
• 2026-04-13 Relisted — BRIGHT MLS
• 2026-03-19 Listing Removed — BRIGHT MLS
• 2026-03-08 Price Changed $94,900 BRIGHT MLS
• 2026-02-12 Relisted — BRIGHT MLS
• 2026-01-23 Pending — BRIGHT MLS
• 2026-01-22 Listed $99,000 BRIGHT MLS
• 2006-04-07 Sold (Public Records) $162,000 Public Records
• 2006-03-31 Sold (MLS) $162,000 SJSRMLS
• 2006-02-13 Listing Removed — SJSRMLS
• 2005-11-21 Listed $169,900 SJSRMLS
• 1986-12-15 Sold (Public Records) $59,750 Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,039 · +12.8% YoY. Source: county tax records.