1536 John Adams Ct · Mays Landing, NJ 08330

$286,000

3 bd · 2.5 ba · 1,494 sqft · SingleFamily · 35 Days on market

Built 2000 $191/sqft · at area comps Est $286k · at est. $431/mo HOA · 17% of rent ↓ 1% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +1.2/10.0

Listing remarks

Welcome Home to 1536 John Adams Ct located in the desirable Mays Landing Village community. This beautifully maintained 3 bedroom, 2.5 bathroom townhome offers the perfect combination of comfort, space, and convenience. Step inside to find a bright and inviting layout featuring spacious living and dining areas, updated flooring, and an abundance of natural light throughout. The kitchen offers upgraded cabinets, granite counter tops, tile backsplash and built-in microwave. Sliding glass doors lead to a private outdoor patio area perfect for relaxing or enjoying your morning coffee. The second floor features a spacious primary suite complete with a walk-in closet and private updated bathroom.

Key facts

• Walk-in closet
• Upper floor laundry
• Granite counter tops

Tags

• PRIVATE OUTDOOR PATIO
• UPGRADED CABINETS
• GRANITE COUNTER TOPS
• TILE BACKSPLASH
• WALK-IN CLOSET
• UPPER FLOOR LAUNDRY

Property features AI

Finance

• HOA & community: Monthly HOA includes lawn maintenance, snow removal, pool access and trash; Community amenities include outdoor pool, basketball courts and playground

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: End-of-row townhouse; Single-level bedrooms (main level)
• Construction: Frame construction; Shingle roof; Slab foundation; Built year per assessor
• Exterior features: Community in-ground pool; Above-grade and below-grade structures noted

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher; Microwave
• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic tile; Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric)
• Interior features: Open living areas; No basement
• Laundry & utility: Washer; Dryer; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-416 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (11.9% below list).
• Recommended offer: $226k (21.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#214 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, health & safety B+; Watch: commute C-, cost of living D+, amenities F.
• 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• This rent runs 39% 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 $31k of equity ($2k loan paydown + $29k 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.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($277k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 79% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,768 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.88% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.24%
• DSCR: 0.72
• GRM: 9.5

CMA / ARV

• ARV (median comp): $286,073
• List price: $286,000
• Delta: -0.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Gasko Rd	0.58mi	2/2.0 (-1)	1,428 (-4%)	2mo	$318,000	$223	57
29 Gasko Rd	0.59mi	2/2.0 (-1)	1,703 (+14%)	14mo	$331,000	$194	31
61 Sorrentino Way Way	0.65mi	2/2.0 (-1)	1,668 (+12%)	23mo	$295,000	$177	24

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: 19.9%
• Equity multiple: 2.62×
• Total profit: $129,555
• Equity at exit: $257,651

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $402,969
• Equity at exit: $555,635

Cash invested: $80,080 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,521 medium
• Mortgage (P&I): −$1,500
• Tax est. 1.5%: −$358 /mo · $4,290/yr
• Insurance: −$119
• HOA: −$431
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-416

Break-even live

Break-even rent $3,047

Max offer price $225,768

Occupancy floor —

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: $71,500
• Closing costs: $8,580
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1932 Cologne Ave Mays Landing, NJ	1.0–2.0	1.0–2.0	775	$1,825	$2.35	13d	1	1.11mi

HOA detail

• Monthly dues: $431 · $5,172/yr

Listing history 18 events

1. 2026-06-19
   days on market $286,000 Active 35 DOM
2. 2026-06-18
   days on market $286,000 Active 34 DOM
3. 2026-06-17
   days on market $286,000 Active 33 DOM
4. 2026-06-16
   days on market $286,000 Active 32 DOM
5. 2026-06-15
   days on market $286,000 Active 31 DOM
6. 2026-06-14
   days on market $286,000 Active 29 DOM
7. 2026-06-13
   days on market $286,000 Active 28 DOM
8. 2026-06-10
   days on market $286,000 Active 26 DOM
9. 2026-06-09
   days on market $286,000 Active 25 DOM
10. 2026-06-08
    days on market $286,000 Active 24 DOM
11. 2026-06-07
    days on market $286,000 Active 23 DOM
12. 2026-06-03
    days on market $286,000 Active 19 DOM
13. 2026-06-03
    price $286,000 Active 18 DOM
14. 2026-06-02
    days on market $290,000 Active 18 DOM
15. 2026-06-01
    days on market $290,000 Active 17 DOM
16. 2026-05-31
    days on market $290,000 Active 16 DOM
17. 2026-05-30
    days on market $290,000 Active 15 DOM
18. 2026-05-15
    listed $290,000 Active 1375-char remark

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 79% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,247
• − Mortgage interest: −$16,020
• − Property taxes: −$4,290
• − Insurance: −$1,430
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − HOA: −$5,172
• − Depreciation: −$8,320
• Taxable loss: −$9,825
• Est. tax savings @ 24.0%: +$2,358
• After-tax cash flow: $-2,637/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 — Mays Landing

• Score: 72/100
• State rank: #214
• US rank: #5982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mays Landing, NJ
• County: Atlantic County · 143,611 people
• City population: 29,972
• 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

-1.4% since first listed

3 events — show timeline

• 2026-06-02 Price Changed $286,000 BRIGHT MLS
• 2026-05-15 Listed $286,000 SJSRMLS
• 2026-05-15 Listed $290,000 BRIGHT MLS