21 Country Magnolia Ave #21 · Egg Harbor, NJ 08234-0000

$245,000

2 bd · 1.0 ba · 1,008 sqft · Condo · 235 Days on market

Built 1981 Good condition $243/sqft · 44% above area Est $170k · 44% over $300/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 +15.1/30.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• DSCR +4.6/10.0
• Condition / age +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Stylish, Turnkey Living in Country Place! Welcome to this fully renovated gem where modern design meets everyday comfort. This beautifully updated condo offers a fresh, open layout with thoughtful upgrades throughout. Step into the heart of the home: a reimagined kitchen featuring a center island, sleek quartz countertops with stone backsplash, LG stainless steel refrigerator with icemaker and dishwasher, a Samsung induction stove, new cabinets with soft close doors and drawers and a stainless steel hood vent that adds both function and flair. The former galley kitchen has been opened up to create a seamless flow into the open dining area—perfect for entertaining or everyday living. Enjoy generously sized bedrooms, a brand-new bathroom with a charming farmhouse-style vanity, and a glass-enclosed shower with a modern surround. The new LG washer and dryer make laundry a breeze, while the updated sliders—complete with built-in blinds—lead to your rear yard. Additional highlights include: - Luxury Stainmaster waterproof 7mm thick pet friendly vinyl flooring throughout - One-year-old hot water heater - New Hunter Ceiling fans with lights and remote control in all bedrooms and livingroom - Dimmable recessed lights in the kitchen - All new doors and closet doors, as well as new front door with built in blinds(the sliders as well!) and Pella Storm Door. - Dual-access storage closet (inside and out) - Well-maintained community with convenient access to shopping, dining, and major routes. Whether you're a first-time buyer, downsizer, or investor, this move-in-ready condo offers style, convenience, and peace of mind. Don’t miss your chance to own a beautifully updated home in one of Egg Harbor Township’s most convenient locations. Easy to show!

Key facts

• Reimagined kitchen
• Quartz countertops
• Fully renovated gem

Tags

• FULLY RENOVATED GEM
• REIMAGINED KITCHEN
• CENTER ISLAND
• QUARTZ COUNTERTOPS
• STAINLESS STEEL REFRIGERATOR
• STAINLESS STEEL HOOD VENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $79 ($944/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Egg Harbor Township School District (suburban): math 18% / reading 46% proficiency, ranked #311 of 472 in NJ (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clayton J. Davenport Elementary School (math 17% / reading 32%, grade F, #878 of 1,303 statewide, top 70%, 757 students, 64% FRL); Fernwood Avenue Middle School (math 13% / reading 50%, grade F, #289 of 431 statewide, top 69%, 883 students, 50% FRL); Egg Harbor Township High School (math 32% / reading 52%, grade F, #169 of 399 statewide, top 44%, 2,335 students, 47% FRL) — zoned schools average 54% FRL vs 34% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 7 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $155k; list at $245k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 7.8

CMA / ARV

• ARV (median comp): $170,342
• List price: $245,000
• Delta: 43.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.8%
• Equity multiple: 1.51×
• Total profit: $34,749
• Equity at exit: $110,163

10-year hold

• IRR: 11.4%
• Equity multiple: 2.71×
• Total profit: $117,026
• Equity at exit: $169,774

Cash invested: $68,600 (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 08234-0000

• Active inventory: 7
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,623 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$300
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $79

Break-even live

Break-even rent $2,523

Max offer price $245,000

Occupancy floor 92%

Sensitivity live

Price	-10% $248	-5% $163	+0% $79	+5% $-6	+10% $-91
Rent	-10% $-128	-5% $-25	+0% $79	+5% $182	+10% $286
Rate	-1.0pp $202	-0.5pp $141	base $79	+0.5pp $15	+1.0pp $-49

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6696 Washington Ave Egg Harbor Township, NJ	2.0	1.5	894	$2,200	$2.46	22d	1	0.74mi
222 Hermosa Dr Unit 222 Egg Harbor Township, NJ	3.0	2.5	1500	$2,850	$1.90	15d	1	1.24mi
208 Hermosa DR Egg Harbor Township, NJ	3.0	2.5	1500	$3,000	$2.00	22d	1	1.24mi
103 Corolla DR Egg Harbor Township, NJ	3.0	2.5	1500	$3,000	$2.00	22d	1	1.41mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-22
   days on market $245,000 Active 235 DOM
2. 2026-06-19
   days on market $245,000 Active 233 DOM
3. 2026-06-18
   days on market $245,000 Active 232 DOM
4. 2026-06-17
   days on market $245,000 Active 231 DOM
5. 2026-06-16
   days on market $245,000 Active 230 DOM
6. 2026-06-15
   days on market $245,000 Active 229 DOM
7. 2026-06-14
   days on market $245,000 Active 227 DOM
8. 2026-06-13
   days on market $245,000 Active 226 DOM
9. 2026-06-10
   days on market $245,000 Active 224 DOM
10. 2026-06-09
    days on market $245,000 Active 223 DOM
11. 2026-06-08
    days on market $245,000 Active 222 DOM
12. 2026-06-07
    days on market $245,000 Active 221 DOM
13. 2026-06-02
    days on market $245,000 Active 216 DOM
14. 2026-06-01
    days on market $245,000 Active 215 DOM
15. 2026-05-31
    days on market $245,000 Active 214 DOM
16. 2026-05-30
    days on market $245,000 Active 213 DOM
17. 2025-10-29
    listed $245,000 Active 1799-char remark

    Show marketing remark (1799 chars)

    Stylish, Turnkey Living in Country Place! Welcome to this fully renovated gem where modern design meets everyday comfort. This beautifully updated condo offers a fresh, open layout with thoughtful upgrades throughout. Step into the heart of the home: a reimagined kitchen featuring a center island, sleek quartz countertops with stone backsplash, LG stainless steel refrigerator with icemaker and dishwasher, a Samsung induction stove, new cabinets with soft close doors and drawers and a stainless steel hood vent that adds both function and flair. The former galley kitchen has been opened up to create a seamless flow into the open dining area—perfect for entertaining or everyday living. Enjoy generously sized bedrooms, a brand-new bathroom with a charming farmhouse-style vanity, and a glass-enclosed shower with a modern surround. The new LG washer and dryer make laundry a breeze, while the updated sliders—complete with built-in blinds—lead to your rear yard. Additional highlights include: - Luxury Stainmaster waterproof 7mm thick pet friendly vinyl flooring throughout - One-year-old hot water heater - New Hunter Ceiling fans with lights and remote control in all bedrooms and livingroom - Dimmable recessed lights in the kitchen - All new doors and closet doors, as well as new front door with built in blinds(the sliders as well!) and Pella Storm Door. - Dual-access storage closet (inside and out) - Well-maintained community with convenient access to shopping, dining, and major routes. Whether you're a first-time buyer, downsizer, or investor, this move-in-ready condo offers style, convenience, and peace of mind. Don’t miss your chance to own a beautifully updated home in one of Egg Harbor Township’s most convenient locations. Easy to show!

18. 2024-12-30
    soldstatus $154,900 Sold 280-char remark

    Show marketing remark (280 chars)

    Spacious 1 bedroom 1 bath unit in great condition! Located in Country Place Community close to all the restaurants and malls. Community pool, tennis courts, and clubhouse. Do not miss out on this opportunity! Come check this one out! * * * * * * Multiple offers recvd * * *

19. 2024-12-02
    historical Under Contract 280-char remark

    Show marketing remark (280 chars)

    Spacious 1 bedroom 1 bath unit in great condition! Located in Country Place Community close to all the restaurants and malls. Community pool, tennis courts, and clubhouse. Do not miss out on this opportunity! Come check this one out! * * * * * * Multiple offers recvd * * *

20. 2024-11-18
    listed $144,900 Active 280-char remark

    Show marketing remark (280 chars)

    Spacious 1 bedroom 1 bath unit in great condition! Located in Country Place Community close to all the restaurants and malls. Community pool, tennis courts, and clubhouse. Do not miss out on this opportunity! Come check this one out! * * * * * * Multiple offers recvd * * *

ⓘ 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: $31,471
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,518
• − Management: −$2,518
• − HOA: −$3,600
• − Depreciation: −$7,127
• Taxable loss: −$2,916
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $1,644/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 None rehab

This fully renovated and move-in-ready condo offers a fresh, modern design with updated kitchen and bathrooms, new siding and paint, and new flooring throughout. It is in excellent condition and ready for immediate occupancy.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value.
• Both New window treatments — Improves energy efficiency and enhances curb appeal.
• Both New flooring in bathrooms — Enhances functionality and aesthetics in high-traffic areas.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value. ↑
• Both New window treatments — Improves energy efficiency and enhances curb appeal. ↑
• Both New flooring in bathrooms — Enhances functionality and aesthetics in high-traffic areas. ↑

ⓘ 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: Egg Harbor Township School District
• NCES district ID: 3404560
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $71,612
• Composite: 29.81/100
• National rank: #6421
• State rank: #311 of 472 in NJ

Livability — Egg Harbor

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+69.1% since first listed

4 events — show timeline

• 2025-10-29 Listed $245,000 SJSRMLS
• 2024-12-30 Sold (MLS) $154,900 SJSRMLS
• 2024-12-02 Contingent — SJSRMLS
• 2024-11-18 Listed $144,900 SJSRMLS