33 Knollwood Dr · Hamilton, NJ 08330

$169,900

2 bd · 2.0 ba · 1,800 sqft · Manufactured · 72 Days on market

Good condition $94/sqft · 13% below area Est $185k · 8% under

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Why this score? — see what drove the A- 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
• ARV discount +11.2/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to 33 Knollwood dr in the sought after community of The Fairways @ Mays landing. A 55 and fabulous Golf Course Community. This large home offers a welcoming foyer into the living room followed by the large dining room great for family dinners. A large kitchen with loads of storage and newer appliances flows into the Florida/family room with sliders leading to a huge porch overlooking your private backyard, perfect for bird watching and relaxing. The large Primary suite has a walk-in closet, and the Bathroom has a beautiful custom walk-in shower. Bedroom number two is fit for a Queen. The roof on this home has a lifetime transferable warranty, by Owens Corning. A front ramp can stay or go, Seller will remove it if you want, along with a mobility scooter and wine cooler also yours with the purchase, HVAC is 5 years young. Easy to show!

Key facts

• Private backyard
• Huge porch
• Large kitchen

Tags

• PRIVATE BACKYARD
• CUSTOM WALK-IN SHOWER
• LIFETIME TRANSFERABLE WARRANTY
• LARGE KITCHEN
• HUGE PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 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 $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.92%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $185,000
• List price: $169,900
• Delta: -8.16%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Knollwood Dr Dr	0.27mi	3/2.0 (+1)	1,809 (+0%)	1mo	$185,000	$102	81
218 Burning Tree	0.45mi	2/2.0	1,700 (-6%)	4mo	$238,000	$140	67
3 Knollwood Dr	0.27mi	2/2.0	1,550 (-14%)	1mo	$162,000	$105	64

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: 36.8%
• Equity multiple: 3.84×
• Total profit: $135,299
• Equity at exit: $153,059

10-year hold

• IRR: 31.7%
• Equity multiple: 8.67×
• Total profit: $364,898
• Equity at exit: $330,078

Cash invested: $47,572 (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: 240
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,336 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $671

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 66%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2604 Dogwood Ct Mays Landing, NJ	3.0	1.5	1628	$2,580	$1.58	13d	1	1.42mi
2604 Dogwood Ct #43 Mays Landing, NJ	3.0	1.5	1628	$2,580	$1.58	13d	1	1.42mi
2609 Dogwood Ct #52 Mays Landing, NJ	3.0	1.5	1628	$2,200	$1.35	13d	1	1.43mi
2529 Cottonwood Ct Mays Landing, NJ	2.0	1.5	1376	$2,200	$1.60	44d	1	1.44mi
2529 Cottonwood Ct Mays Landing, NJ	2.0	1.5	1376	$2,200	$1.60	13d	1	1.44mi
2703 Mimosa Ct Mays Landing, NJ	2.0	1.5	1268	$2,200	$1.74	13d	1	1.47mi

Listing history 18 events

1. 2026-06-17
   days on market $169,900 Under Contract 72 DOM
2. 2026-06-16
   days on market $169,900 Under Contract 71 DOM
3. 2026-06-15
   days on market $169,900 Under Contract 70 DOM
4. 2026-06-14
   days on market $169,900 Under Contract 68 DOM
5. 2026-06-13
   statusdays on marketlisting id $169,900 Under Contract 67 DOM
6. 2026-06-10
   status $169,900 Pending 54 DOM
7. 2026-06-09
   days on market $169,900 Active 54 DOM
8. 2026-06-08
   days on market $169,900 Active 53 DOM
9. 2026-06-07
   days on market $169,900 Active 52 DOM
10. 2026-06-03
    days on market $169,900 Active 48 DOM
11. 2026-06-02
    days on market $169,900 Active 47 DOM
12. 2026-06-01
    days on market $169,900 Active 46 DOM
13. 2026-05-31
    days on market $169,900 Active 45 DOM
14. 2026-05-30
    days on market $169,900 Active 44 DOM
15. 2026-05-07
    status Active 855-char remark

    Show marketing remark (855 chars)

    Welcome to 33 Knollwood dr in the sought after community of The Fairways @ Mays landing. A 55 and fabulous Golf Course Community. This large home offers a welcoming foyer into the living room followed by the large dining room great for family dinners. A large kitchen with loads of storage and newer appliances flows into the Florida/family room with sliders leading to a huge porch overlooking your private backyard, perfect for bird watching and relaxing. The large Primary suite has a walk-in closet, and the Bathroom has a beautiful custom walk-in shower. Bedroom number two is fit for a Queen. The roof on this home has a lifetime transferable warranty, by Owens Corning. A front ramp can stay or go, Seller will remove it if you want, along with a mobility scooter and wine cooler also yours with the purchase, HVAC is 5 years young. Easy to show!

16. 2026-05-01
    historical Under Contract 855-char remark

    Show marketing remark (855 chars)

    Welcome to 33 Knollwood dr in the sought after community of The Fairways @ Mays landing. A 55 and fabulous Golf Course Community. This large home offers a welcoming foyer into the living room followed by the large dining room great for family dinners. A large kitchen with loads of storage and newer appliances flows into the Florida/family room with sliders leading to a huge porch overlooking your private backyard, perfect for bird watching and relaxing. The large Primary suite has a walk-in closet, and the Bathroom has a beautiful custom walk-in shower. Bedroom number two is fit for a Queen. The roof on this home has a lifetime transferable warranty, by Owens Corning. A front ramp can stay or go, Seller will remove it if you want, along with a mobility scooter and wine cooler also yours with the purchase, HVAC is 5 years young. Easy to show!

17. 2026-04-16
    listed $169,900 Active 852-char remark

    Show marketing remark (852 chars)

    Welcome to 33 Knollwood dr in the sought after community of The Fairways @ Mays landing. A 55 and fabulous Golf Course Community. This large home offers a welcoming foyer into the living room followed by the large dining room great for family dinners. A large kitchen with loads of storage and newer appliances flows into the Florida/family room with sliders leading to a huge porch overlooking your private backyard, perfect for bird watching and relaxing. The large Primary suite has a walk-in closet, and the Bathroom has a beautiful custom walk-in shower. Bedroom number two is fit for a Queen. The roof on this home has a lifetime transferable warranty, by Owens Corning. A front ramp can stay or go, Sellerwill remove it if you want, along with a mobility scooter and wine cooler also yours with the purchase, HVAC is 5 years young. Easy to show!

18. 2026-04-02
    listed $169,900 Active 855-char remark

    Show marketing remark (855 chars)

    Welcome to 33 Knollwood dr in the sought after community of The Fairways @ Mays landing. A 55 and fabulous Golf Course Community. This large home offers a welcoming foyer into the living room followed by the large dining room great for family dinners. A large kitchen with loads of storage and newer appliances flows into the Florida/family room with sliders leading to a huge porch overlooking your private backyard, perfect for bird watching and relaxing. The large Primary suite has a walk-in closet, and the Bathroom has a beautiful custom walk-in shower. Bedroom number two is fit for a Queen. The roof on this home has a lifetime transferable warranty, by Owens Corning. A front ramp can stay or go, Seller will remove it if you want, along with a mobility scooter and wine cooler also yours with the purchase, HVAC is 5 years young. Easy to show!

ⓘ 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: $28,026
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$4,943
• Taxable income: $5,684
• Est. tax owed @ 24.0%: −$1,364
• After-tax cash flow: $6,687/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 75/100 Cosmetic rehab

This home is in good condition with a cosmetic rehab level, featuring a well-maintained exterior and interior. It has a good roof and flooring, and the kitchen and bathrooms are in good condition. The property has a good foundation and structure, and the HVAC system appears to be in good condition. The home is located in a desirable community with a golf course, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal and property value.
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint enhances curb appeal and property value. ↑
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value. ↑

ⓘ 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 — Hamilton

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

+0.0% since first listed

4 events — show timeline

• 2026-05-07 Relisted — SJSRMLS
• 2026-05-01 Contingent — SJSRMLS
• 2026-04-16 Listed $169,900 BRIGHT MLS
• 2026-04-02 Listed $169,900 SJSRMLS