4406 Yorktown Pl · McKee City, NJ 08330

$174,900

1 bd · 1.0 ba · 1,016 sqft · Townhouse · 22 Days on market

Built 1985 $172/sqft · at area comps Est $168k · at est. $200/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 +20.5/30.0
• Appreciation +10.0/10.0
• 1% rule +6.9/10.0
• DSCR +6.5/10.0
• ARV discount +5.7/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Freshly renewed and move - in ready! This bright and inviting 1-bedroom condo has been made new again following a recent tenant occupancy. Enjoy the fresh smell of new carpeting, fresh paint, a private tree-lined balcony and a spacious loft that can serve as a second bedroom, home office or flex space. Low tax, Vacant and easy to show, this one is ready for a quick closing. Conveniently located near the Atlantic City Expressway, Garden State Parkway, shopping, dining, casinos, schools and more.

Key facts

• Spacious loft
• Conveniently located
• $200 HOA

Tags

• PRIVATE TREE-LINED BALCONY
• SPACIOUS LOFT
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: HOA fee $200 monthly

Exterior

• Parking: Driveway; Parking lot
• Utilities: Public water; Public septic; Natural gas service
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Above-grade finished area per assessor
• Construction: Vinyl siding; Permanent foundation; Other structures above and below grade; Pets allowed on a case-by-case basis
• Exterior features: Community pool; Not in a federal flood zone; Lot dimensions per assessor

Interior

• Bedrooms: 1 bedroom on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas); Natural gas hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.9% in McKee City — 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: 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.
• Zoned schools: George L. Hess Educational Complex (math 8% / reading 32%, grade F, #990 of 1,303 statewide, top 76%, 1,363 students, 53% FRL); William Davies Middle School (math 10% / reading 41%, grade F, #359 of 431 statewide, top 84%, 930 students, 51% FRL); Oakcrest High School (math 9% / reading 36%, grade F, #342 of 399 statewide, top 86%, 914 students, 61% FRL) — zoned schools average 55% FRL vs 37% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 244 active listings in the ZIP; 8 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 32% 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 $19k 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($172k) 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 $172,276 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 7.0

CMA / ARV

• ARV (median comp): $168,214
• List price: $174,900
• Delta: 4.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4416 Yorktown Pl #4416	0.01mi	2/1.0 (+1)	1,010 (-1%)	9mo	$177,000	$175	86
4556 Concord Pl #4556	0.16mi	2/1.0 (+1)	1,010 (-1%)	9mo	$184,000	$182	79
2614 Dogwood Ct #2614	0.58mi	2/1.0 (+1)	956 (-6%)	2mo	$142,000	$149	57
2139 Rhododendron Ct #33	0.43mi	2/1.0 (+1)	956 (-6%)	14mo	$168,000	$176	53
2440 Bayberry Ct	0.62mi	2/1.5 (+1)	1,000 (-2%)	15mo	$170,000	$170	49
2440 Bayberry Ct #2440	0.62mi	2/1.5 (+1)	1,000 (-2%)	15mo	$170,000	$170	49
3107 Woodlands Ave #5	0.75mi	2/1.0 (+1)	996 (-2%)	14mo	$162,750	$163	45
2409 Arbor Ct #2409	0.51mi	2/1.5 (+1)	1,148 (+13%)	8mo	$190,000	$166	41
3016 Ivy Bush Ct #3016	0.67mi	1/1.0	929 (-9%)	16mo	$125,000	$135	41
2707 Mimosa Ct #2707	0.56mi	2/1.0 (+1)	892 (-12%)	13mo	$130,000	$146	37
3108 Woodlands Dr #3108	0.75mi	2/1.0 (+1)	908 (-11%)	8mo	$180,000	$198	36
2851 Forsythia Ct #66	0.64mi	2/1.0 (+1)	896 (-12%)	13mo	$165,000	$184	34

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: 28.4%
• Equity multiple: 3.25×
• Total profit: $110,034
• Equity at exit: $157,564

10-year hold

• IRR: 24.7%
• Equity multiple: 7.39×
• Total profit: $312,838
• Equity at exit: $339,792

Cash invested: $48,972 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,074 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$200
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $230

Break-even live

Break-even rent $1,783

Max offer price $174,900

Occupancy floor 84%

Sensitivity live

Price	-10% $350	-5% $290	+0% $230	+5% $169	+10% $109
Rent	-10% $66	-5% $148	+0% $230	+5% $312	+10% $393
Rate	-1.0pp $318	-0.5pp $274	base $230	+0.5pp $184	+1.0pp $138

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.57mi
2529 Cottonwood Ct Mays Landing, NJ	2.0	1.5	1376	$2,200	$1.60	14d	1	0.58mi
2529 Cottonwood Ct Mays Landing, NJ	2.0	1.5	1376	$2,200	$1.60	45d	1	0.58mi
2807 Hawthorn Ct Mays Landing, NJ	1.0	1.0	929	$1,800	$1.94	14d	1	0.64mi
3401 Montgomery Dr Mays Landing, NJ	1.0–2.0	1.0–2.0	1192	$2,240	$1.88	14d	18	0.77mi
2605 Flagstaff Ct #2605 Mays Landing, NJ	2.0	2.0	1250	$2,500	$2.00	22d	1	0.88mi
1932 Cologne Ave Mays Landing, NJ	1.0–2.0	1.0–2.0	775	$1,695	$2.19	14d	1	1.03mi
2000 Timber Glen Dr Mays Landing, NJ	2.0–3.0	2.5	1577	$2,441	$1.55	14d	2	1.04mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 20 events

1. 2026-06-21
   days on market $174,900 Active 22 DOM
2. 2026-06-19
   days on market $174,900 Active 20 DOM
3. 2026-06-18
   days on market $174,900 Active 19 DOM
4. 2026-06-17
   days on market $174,900 Active 18 DOM
5. 2026-06-16
   days on market $174,900 Active 17 DOM
6. 2026-06-15
   days on market $174,900 Active 16 DOM
7. 2026-06-14
   days on market $174,900 Active 14 DOM
8. 2026-06-13
   days on market $174,900 Active 13 DOM
9. 2026-06-10
   days on market $174,900 Active 11 DOM
10. 2026-06-09
    days on market $174,900 Active 10 DOM
11. 2026-06-08
    days on market $174,900 Active 9 DOM
12. 2026-06-07
    days on market $174,900 Active 8 DOM
13. 2026-06-03
    days on market $174,900 Active 4 DOM
14. 2026-06-02
    days on market $174,900 Active 3 DOM
15. 2026-06-01
    days on market $174,900 Active 2 DOM
16. 2026-05-30
    remarks 502-char remark
17. 2026-05-30
    pricedays on marketlisting id $174,900 Active 1 DOM
18. 2026-03-19
    status Active 297-char remark
19. 2026-03-07
    status Pending 297-char remark
20. 2025-12-22
    listed $175,000 Active 297-char remark

ⓘ 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: $24,886
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − HOA: −$2,400
• − Depreciation: −$5,088
• Taxable income: $121
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $2,726/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 — McKee City

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

-0.1% since first listed

5 events — show timeline

• 2026-05-30 Listed $174,900 BRIGHT MLS
• 2026-05-30 Listing Removed — BRIGHT MLS
• 2026-03-19 Relisted — BRIGHT MLS
• 2026-03-07 Pending — BRIGHT MLS
• 2025-12-22 Listed $175,000 BRIGHT MLS