23 Redwood Ln · Estell Manor, NJ 08330

$219,900

3 bd · 2.0 ba · 1,100 sqft · Manufactured · 70 Days on market

Built 2017 Good condition $200/sqft · 49% above area Est $147k · 49% over ↓ 2% since listing

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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 +25.6/30.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome Home to 23 Redwood Lane in The Oaks of Weymouth. Move in and settle into your completely remodeled home featuring 3 bedrooms and 2 baths. The entire home has been transformed with all new flooring thru out. Every room has been freshly painted in a neutral palette creating a bright and airy atmosphere. Spacious layout offers an open concept from the living room to the kitchen and dining space. Kitchen is complete with appliance package and center island for casual eating. Primary suite offers a private full bath completely updated and guest bath offers a clean and modern theme. Laundry room offers new Washer & Dryer, storage and side yard entrance. Sliding glass doors from the dining area opens to screened in porch leading to the completely private back yard with views of the open space. Completely private back yard. This home is move in ready and waiting for your personal touches. Amenities offered include Pool, fitness room, pickle ball courts, Clubhouse and more. Water and sewer is included in the land rent.

Key facts

• Open concept
• New flooring
• Appliance package

Tags

• COMPLETELY REMODELED HOME
• NEW FLOORING
• OPEN CONCEPT
• APPLIANCE PACKAGE
• CENTER ISLAND
• PRIVATE FULL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 6.1% in Estell Manor — 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 64/100 on livability (#414 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• 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.
• Market conditions: 244 active listings in the ZIP; 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~2 years — after that, you're playing with house money.
• 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 70 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 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 $206,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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: 1.18% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $147,144
• List price: $219,900
• Delta: 49.45%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Walnut Ct	0.26mi	3/2.0	1,200 (+9%)	18mo	$212,000	$177	58

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: 31.7%
• Equity multiple: 3.49×
• Total profit: $153,021
• Equity at exit: $198,103

10-year hold

• IRR: 27.4%
• Equity multiple: 7.90×
• Total profit: $424,577
• 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: $2,584 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $522

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 75%

Sensitivity live

Price	-10% $674	-5% $598	+0% $522	+5% $446	+10% $370
Rent	-10% $317	-5% $420	+0% $522	+5% $624	+10% $726
Rate	-1.0pp $632	-0.5pp $577	base $522	+0.5pp $465	+1.0pp $407

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: —

Listing history 21 events

1. 2026-06-18
   status $219,900 Pending 70 DOM
2. 2026-06-18
   days on market $219,900 Active 70 DOM
3. 2026-06-17
   days on market $219,900 Active 69 DOM
4. 2026-06-16
   days on market $219,900 Active 68 DOM
5. 2026-06-15
   days on market $219,900 Active 67 DOM
6. 2026-06-14
   days on market $219,900 Active 65 DOM
7. 2026-06-13
   days on market $219,900 Active 64 DOM
8. 2026-06-10
   days on market $219,900 Active 62 DOM
9. 2026-06-09
   days on market $219,900 Active 61 DOM
10. 2026-06-08
    days on market $219,900 Active 60 DOM
11. 2026-06-07
    days on market $219,900 Active 59 DOM
12. 2026-06-05
    days on market $219,900 Active 56 DOM
13. 2026-06-03
    days on market $219,900 Active 55 DOM
14. 2026-06-02
    days on market $219,900 Active 54 DOM
15. 2026-06-01
    days on market $219,900 Active 53 DOM
16. 2026-05-31
    days on market $219,900 Active 52 DOM
17. 2026-05-30
    days on market $219,900 Active 51 DOM
18. 2026-05-05
    price $219,900 1039-char remark

    Show marketing remark (1039 chars)

    Welcome Home to 23 Redwood Lane in The Oaks of Weymouth. Move in and settle into your completely remodeled home featuring 3 bedrooms and 2 baths. The entire home has been transformed with all new flooring thru out. Every room has been freshly painted in a neutral palette creating a bright and airy atmosphere. Spacious layout offers an open concept from the living room to the kitchen and dining space. Kitchen is complete with appliance package and center island for casual eating. Primary suite offers a private full bath completely updated and guest bath offers a clean and modern theme. Laundry room offers new Washer & Dryer, storage and side yard entrance. Sliding glass doors from the dining area opens to screened in porch leading to the completely private back yard with views of the open space. Completely private back yard. This home is move in ready and waiting for your personal touches. Amenities offered include Pool, fitness room, pickle ball courts, Clubhouse and more. Water and sewer is included in the land rent.

19. 2026-05-02
    price $219,900 1065-char remark

    Show marketing remark (1065 chars)

    PRICE ADJUSTMENT. .. .. .. Welcome Home to 23 Redwood Lane in The Oaks of Weymouth. Move in and settle into your completely remodeled home featuring 3 bedrooms and 2 baths. The entire home has been transformed with all new flooring thru out. Every room has been freshly painted in a neutral palette creating a bright and airy atmosphere. Spacious layout offers an open concept from the living area to the kitchen and dining space. Kitchen is complete with appliance package and center island for casual eating. Primary suite offers a private full bath completely updated and guest bath offers a clean & modern theme. Laundry room offers new washer and dryer, storage and side yard entrance. Sliding glass doors from the dining area opens to screened in porch leading to the completely private yard with views of the open space. Completely private back yard!! This home is move in ready waiting for your personal touches. Amenities offered include Pool, fitness room, pickle ball courts, Clubhouse and more. Water & sewer are included in the land rent.

20. 2026-04-21
    listed $224,900 Active 1065-char remark

    Show marketing remark (1065 chars)

    PRICE ADJUSTMENT. .. .. .. Welcome Home to 23 Redwood Lane in The Oaks of Weymouth. Move in and settle into your completely remodeled home featuring 3 bedrooms and 2 baths. The entire home has been transformed with all new flooring thru out. Every room has been freshly painted in a neutral palette creating a bright and airy atmosphere. Spacious layout offers an open concept from the living area to the kitchen and dining space. Kitchen is complete with appliance package and center island for casual eating. Primary suite offers a private full bath completely updated and guest bath offers a clean & modern theme. Laundry room offers new washer and dryer, storage and side yard entrance. Sliding glass doors from the dining area opens to screened in porch leading to the completely private yard with views of the open space. Completely private back yard!! This home is move in ready waiting for your personal touches. Amenities offered include Pool, fitness room, pickle ball courts, Clubhouse and more. Water & sewer are included in the land rent.

21. 2026-04-09
    listed $224,900 Active 1039-char remark

    Show marketing remark (1039 chars)

    Welcome Home to 23 Redwood Lane in The Oaks of Weymouth. Move in and settle into your completely remodeled home featuring 3 bedrooms and 2 baths. The entire home has been transformed with all new flooring thru out. Every room has been freshly painted in a neutral palette creating a bright and airy atmosphere. Spacious layout offers an open concept from the living room to the kitchen and dining space. Kitchen is complete with appliance package and center island for casual eating. Primary suite offers a private full bath completely updated and guest bath offers a clean and modern theme. Laundry room offers new Washer & Dryer, storage and side yard entrance. Sliding glass doors from the dining area opens to screened in porch leading to the completely private back yard with views of the open space. Completely private back yard. This home is move in ready and waiting for your personal touches. Amenities offered include Pool, fitness room, pickle ball courts, Clubhouse and more. Water and sewer is included in the land rent.

ⓘ 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: $31,006
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,481
• − Management: −$2,481
• − Depreciation: −$6,397
• Taxable income: $2,932
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $5,555/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 Cosmetic rehab

This home is in excellent condition with recent renovations, featuring new flooring, appliances, and paint. It is move-in ready and would benefit from minor exterior and interior painting to enhance curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value.
• Both New outdoor lighting — Enhances safety and curb appeal.
• Both New flooring in bathrooms — Improves functionality and aesthetics in bathrooms.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value. ↑
• Both New outdoor lighting — Enhances safety and curb appeal. ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics in bathrooms. ↑

ⓘ 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: 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 — Estell Manor

• Score: 64/100
• State rank: #414
• US rank: #14535

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Atlantic County · 143,611 people
• City population: 1,269
• 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

-2.2% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $219,900 BRIGHT MLS
• 2026-05-02 Price Changed $219,900 SJSRMLS
• 2026-04-21 Listed $224,900 SJSRMLS
• 2026-04-09 Listed $224,900 BRIGHT MLS