4530 Concord Pl #4530 · Hamilton, NJ 08330

$179,000

1 bd · 1.0 ba · 726 sqft · Condo · 122 Days on market

Built 1985 $247/sqft · 18% above area Est $151k · 18% over $200/mo HOA · 11% of rent

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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).

• Cash flow +13.6/30.0
• Appreciation +10.0/10.0
• 1% rule +5.2/10.0
• DSCR +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautifully renovated SECOND FLOOR CONDO 1 bedroom 1 bathroom with large patio off back. Huge LR/DR combination, kitchen with breakfast bar, new refrigerator, new floors, updated kitchen and bathroom, storage area. Quite neighborhood in wooded area. Walking distance to shopping center and close to the mall. Nearby schools including Oakcrest High School, William Davies Middle School, George L. Hess Educational Complex, and Joseph Shaner Elementary School

Key facts

• Large patio
• Updated kitchen
• Storage area

Tags

• LARGE PATIO
• UPDATED KITCHEN
• UPDATED BATHROOM
• STORAGE AREA
• WOODED AREA
• NEARBY SCHOOLS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $9 ($104/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $50k; list at $179k implies a 258% 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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 8.2

CMA / ARV

• ARV (median comp): $151,261
• List price: $179,000
• Delta: 18.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.5%
• Equity multiple: 2.96×
• Total profit: $98,189
• Equity at exit: $161,257

10-year hold

• IRR: 21.7%
• Equity multiple: 6.77×
• Total profit: $289,018
• Equity at exit: $347,758

Cash invested: $50,120 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$200
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $9

Break-even live

Break-even rent $1,819

Max offer price $179,000

Occupancy floor 95%

Sensitivity live

Price	-10% $132	-5% $70	+0% $9	+5% $-53	+10% $-115
Rent	-10% $-136	-5% $-64	+0% $9	+5% $81	+10% $153
Rate	-1.0pp $99	-0.5pp $54	base $9	+0.5pp $-38	+1.0pp $-85

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: $44,750
• Closing costs: $5,370
• 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	$1,695	$2.19	15d	1	1.15mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $179,000 Active 122 DOM
2. 2026-06-19
   days on market $179,000 Active 120 DOM
3. 2026-06-18
   days on market $179,000 Active 119 DOM
4. 2026-06-17
   days on market $179,000 Active 118 DOM
5. 2026-06-16
   days on market $179,000 Active 117 DOM
6. 2026-06-15
   days on market $179,000 Active 116 DOM
7. 2026-06-14
   days on market $179,000 Active 114 DOM
8. 2026-06-13
   days on market $179,000 Active 113 DOM
9. 2026-06-10
   days on market $179,000 Active 111 DOM
10. 2026-06-09
    days on market $179,000 Active 110 DOM
11. 2026-06-08
    days on market $179,000 Active 109 DOM
12. 2026-06-07
    days on market $179,000 Active 108 DOM
13. 2026-06-03
    days on market $179,000 Active 104 DOM
14. 2026-06-02
    days on market $179,000 Active 103 DOM
15. 2026-06-01
    days on market $179,000 Active 102 DOM
16. 2026-05-31
    days on market $179,000 Active 101 DOM
17. 2026-05-30
    days on market $179,000 Active 100 DOM
18. 2026-02-19
    listed $179,000 Active 457-char remark

    Show marketing remark (457 chars)

    Beautifully renovated SECOND FLOOR CONDO 1 bedroom 1 bathroom with large patio off back. Huge LR/DR combination, kitchen with breakfast bar, new refrigerator, new floors, updated kitchen and bathroom, storage area. Quite neighborhood in wooded area. Walking distance to shopping center and close to the mall. Nearby schools including Oakcrest High School, William Davies Middle School, George L. Hess Educational Complex, and Joseph Shaner Elementary School

19. 2011-06-08
    soldstatus $50,000 231-char remark

    Show marketing remark (231 chars)

    Beautiful 1 bedroom 1 bath condo in Mays lansing. Perfect for first-time home buyers! Newer carpet, kitchen and hot water heater. Great condition! Cathedral ceilings, second floor unit. Make an offer! Tenant Occupied until 5/14/10.

20. 2011-06-08
    soldstatus $50,000

    Show marketing remark (231 chars)

    Beautiful 1 bedroom 1 bath condo in Mays lansing. Perfect for first-time home buyers! Newer carpet, kitchen and hot water heater. Great condition! Cathedral ceilings, second floor unit. Make an offer! Tenant Occupied until 5/14/10.

21. 2011-04-01
    historical
22. 2011-02-02
    historical 231-char remark

    Show marketing remark (231 chars)

    Beautiful 1 bedroom 1 bath condo in Mays lansing. Perfect for first-time home buyers! Newer carpet, kitchen and hot water heater. Great condition! Cathedral ceilings, second floor unit. Make an offer! Tenant Occupied until 5/14/10.

23. 2010-06-09
    listed $62,000
24. 2009-04-02
    listed $120,000 231-char remark

    Show marketing remark (231 chars)

    Beautiful 1 bedroom 1 bath condo in Mays lansing. Perfect for first-time home buyers! Newer carpet, kitchen and hot water heater. Great condition! Cathedral ceilings, second floor unit. Make an offer! Tenant Occupied until 5/14/10.

25. 2007-03-26
    soldstatus $132,000
26. 2007-03-10
    historical
27. 2006-10-13
    listed $138,000

ⓘ 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 3/10 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: $21,960
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − HOA: −$2,400
• − Depreciation: −$5,207
• Taxable loss: −$2,768
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $768/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

+29.7% since first listed

10 events — show timeline

• 2026-02-19 Listed $179,000 BRIGHT MLS
• 2011-06-08 Sold (MLS) $50,000 SJSRMLS
• 2011-06-08 Sold (MLS) $50,000 SJSRMLS
• 2011-04-01 Listing Removed — SJSRMLS
• 2011-02-02 Listing Removed — SJSRMLS
• 2010-06-09 Listed $62,000 SJSRMLS
• 2009-04-02 Listed $120,000 SJSRMLS
• 2007-03-26 Sold (MLS) $132,000 SJSRMLS
• 2007-03-10 Listing Removed — SJSRMLS
• 2006-10-13 Listed $138,000 SJSRMLS