3411 Juniper Ct Ct #3411 · Hamilton, NJ 08330

$229,900

3 bd · 2.5 ba · 1,249 sqft · Condo · 134 Days on market

Built 1985 $256/mo HOA · 10% of rent

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Why this score? — see what drove the C 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 +17.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

"BEAT THE BANK" Well kept Townhouse, Ceramic Tile first floor, Sold Strictly "As-is" subject to bank's approval, Buyer responsible for any repairs necessary to settle. tenant has first right of refusal.

Key facts

• Dog park
• Clubhouse
• In-ground pools

Tags

• MODERN KITCHEN
• RENOVATED TILED BATHROOMS
• PRIVATE FRONT AND REAR PATIOS
• IN-GROUND POOLS
• CLUBHOUSE
• DOG PARK

Property features AI

Finance

• HOA & community: Monthly association fee of $256; Association management; Association fee covers management, pool, sewer, trash, taxes, and water

Exterior

• Parking: One assigned exterior parking space; No garage
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Condo unit in Woodlands; 2-story unit; Age: 25+ years
• Exterior features: Community pool; Pets allowed; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric stove
• Bedrooms: Unit spans 2 levels
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heat
• Interior features: Dishwasher; Microwave; Refrigerator; Electric stove; Dryer; Washer; Central air conditioning; Electric heating
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: 244 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $25k of equity ($2k loan paydown + $23k 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 $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $91k; list at $230k implies a 152% gain — meaningful room to come down on a strong offer.

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 $202,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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. 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 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: 1.12% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.9%
• Equity multiple: 3.14×
• Total profit: $137,868
• Equity at exit: $207,112

10-year hold

• IRR: 23.6%
• Equity multiple: 7.16×
• Total profit: $396,590
• Equity at exit: $446,645

Cash invested: $64,372 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,583 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$256
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $196

Break-even live

Break-even rent $2,335

Max offer price $229,900

Occupancy floor 87%

Sensitivity live

Price	-10% $355	-5% $275	+0% $196	+5% $116	+10% $37
Rent	-10% $-8	-5% $94	+0% $196	+5% $298	+10% $400
Rate	-1.0pp $311	-0.5pp $254	base $196	+0.5pp $136	+1.0pp $75

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2703 Mimosa Ct Mays Landing, NJ	2.0	1.5	1268	$2,200	$1.74	14d	1	0.30mi
3401 Montgomery Dr Mays Landing, NJ	1.0–2.0	1.0–2.0	1192	$2,810	$2.36	14d	18	0.37mi
2529 Cottonwood Ct Mays Landing, NJ	2.0	1.5	1376	$2,200	$1.60	14d	1	0.44mi
2529 Cottonwood Ct Mays Landing, NJ	2.0	1.5	1376	$2,200	$1.60	45d	1	0.44mi
2000 Timber Glen Dr Mays Landing, NJ	2.0–3.0	2.5	1577	$3,203	$2.03	14d	2	0.75mi
2605 Flagstaff Ct #2605 Mays Landing, NJ	2.0	2.0	1250	$2,500	$2.00	22d	1	0.76mi
1932 Cologne Ave Mays Landing, NJ	1.0–2.0	1.0–2.0	775	$1,825	$2.35	14d	1	0.96mi

HOA detail condo

• Monthly dues: $256 · $3,072/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-02
   days on market $229,900 Under Contract 134 DOM
2. 2026-06-01
   days on market $229,900 Under Contract 133 DOM
3. 2026-05-31
   days on market $229,900 Under Contract 132 DOM
4. 2026-05-30
   days on market $229,900 Under Contract 131 DOM
5. 2026-04-17
   historical Under Contract
6. 2026-02-28
   status Active
7. 2026-02-01
   historical Under Contract
8. 2026-01-19
   listed $229,900 Active
9. 2009-04-17
   historical
10. 2008-12-15
    listed $94,900
11. 2004-08-09
    soldstatus $91,250 222-char remark

    Show marketing remark (222 chars)

    "BEAT THE BANK" Well kept Townhouse, Ceramic Tile first floor, Sold Strictly "As-is" subject to bank's approval, Buyer responsible for any repairs necessary to settle. tenant has first right of refusal.

12. 2004-07-22
    historical 222-char remark

    Show marketing remark (222 chars)

    "BEAT THE BANK" Well kept Townhouse, Ceramic Tile first floor, Sold Strictly "As-is" subject to bank's approval, Buyer responsible for any repairs necessary to settle. tenant has first right of refusal.

13. 2004-07-03
    listed $95,000 222-char remark

    Show marketing remark (222 chars)

    "BEAT THE BANK" Well kept Townhouse, Ceramic Tile first floor, Sold Strictly "As-is" subject to bank's approval, Buyer responsible for any repairs necessary to settle. tenant has first right of refusal.

14. 2000-01-30
    soldstatus $40,585
15. 1999-11-30
    historical
16. 1999-11-25
    listed $33,000

ⓘ 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 4/10 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: $30,994
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,480
• − Management: −$2,480
• − HOA: −$3,072
• − Depreciation: −$6,688
• Taxable loss: −$1,201
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $2,636/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 — 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

+596.7% since first listed

12 events — show timeline

• 2026-04-17 Contingent — SJSRMLS
• 2026-02-28 Relisted — SJSRMLS
• 2026-02-01 Contingent — SJSRMLS
• 2026-01-19 Listed $229,900 SJSRMLS
• 2009-04-17 Listing Removed — BRIGHT MLS
• 2008-12-15 Listed $94,900 BRIGHT MLS
• 2004-08-09 Sold (MLS) $91,250 SJSRMLS
• 2004-07-22 Listing Removed — SJSRMLS
• 2004-07-03 Listed $95,000 SJSRMLS
• 2000-01-30 Sold (MLS) $40,585 SJSRMLS
• 1999-11-30 Listing Removed — SJSRMLS
• 1999-11-25 Listed $33,000 SJSRMLS