2618 Durango Ct #2618 · Hamilton, NJ 08330

$233,900

2 bd · 2.0 ba · 955 sqft · Townhouse · 36 Days on market

Est $223k · at est. $412/mo HOA · 18% 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +5.4/15.0
• 1% rule +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +2.1/10.0

Listing remarks MLS

TIMBER GLENN!!TOWNHOUSE!! 2 Bedroom 2 Bath end unit townhome featuring an open living room with cathedral ceilings, pass through to the spacious kitchen with wall to wall cabinets, dedicated utility/washer and dryer area, private patio facing the woods, two potential master bedroom with en-suits (one bed with full bath on main and one on the upper). Located in a gated community with quick access to the garden state parkway, shopping mall, the best restaurants and entertainment Hamilton has to offer. Pets permitted, assigned parking spot plus spaces for guests, ground maintenance, tennis court, pool, and much more to take advantage of in this community. For a full list of community benefits: http://dilucia.com/locations/timber-glen-condominums/

Key facts

• Loft style townhouse
• Cathedral ceilings
• Walk in closet

Tags

• LOFT STYLE TOWNHOUSE
• CATHEDRAL CEILINGS
• OPEN FLOOR LAYOUT
• PRIMARY BEDROOM
• WALK IN CLOSET
• ENLARGED COVERED PATIO

Property features AI

Finance

• Other: For sale
• HOA & community: Monthly association fee of $412; Association covers amenities, insurance, maintenance, management, sewer, trash, water and pool; managed by association and on-site professionals

Exterior

• Parking: Assigned two-car exterior parking
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Condo (Timber Glen); Two-story unit; End unit; unit occupies first and second floors
• Construction: Over 25 years old
• Exterior features: Community pool; Pets allowed with restrictions

Interior

• Kitchen: Electric stove; Dishwasher; Refrigerator
• Bedrooms: End unit spanning first and second floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Ceiling fans; Cathedral ceilings
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $234k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (2.7% below list).
• Recommended offer: $201k (14.3% below list) — sets the bar for cash-flow.

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; 3 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 35% 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.
• 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 36 days — a 3% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $68k; list at $234k implies a 244% gain — meaningful room to come down on a strong offer.

Recommended offer $200,524 (14.3% 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 36 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.97% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $223,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2619 Boulder Ct	0.03mi	2/2.0	955 (0%)	5mo	$235,000	$246	94
2619 Durango Ct	0.03mi	2/1.0	955 (0%)	4mo	$225,000	$236	91
2619 Durango Ct #2619	0.09mi	2/1.0	955 (0%)	4mo	$225,000	$236	89
2603 Canyon Ct #2603	0.09mi	2/2.0	955 (0%)	10mo	$223,000	$234	88
2819 Canyon Ct #1001	0.06mi	2/2.0	955 (0%)	14mo	$211,150	$221	86
2618 Flagstaff Ct	0.12mi	2/2.0	955 (0%)	11mo	$200,000	$209	85
2618 Flagstaff Ct #2001	0.12mi	2/2.0	955 (0%)	11mo	$200,000	$209	85
2600 Durango Ct	0.03mi	2/2.0	955 (0%)	17mo	$245,000	$257	84
2603 Canyon Ct	0.09mi	1/1.0 (-1)	955 (0%)	10mo	$223,000	$234	79
2707 Canyon Ct #2707	0.04mi	2/2.0	1,055 (+10%)	17mo	$250,000	$237	66
3108 Woodlands Dr #3108	0.73mi	2/1.0	908 (-5%)	8mo	$180,000	$198	47
3107 Woodlands Ave #5	0.74mi	2/1.0	996 (+4%)	14mo	$162,750	$163	42

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: 21.3%
• Equity multiple: 2.73×
• Total profit: $112,985
• Equity at exit: $210,716

10-year hold

• IRR: 19.3%
• Equity multiple: 6.27×
• Total profit: $344,847
• Equity at exit: $454,416

Cash invested: $65,492 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,276 medium
• Mortgage (P&I): −$1,227
• Tax est. 1.5%: −$292 /mo · $3,508/yr
• Insurance: −$97
• HOA: −$412
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-231

Break-even live

Break-even rent $2,568

Max offer price $200,524

Occupancy floor —

Sensitivity live

Price	-10% $-69	-5% $-150	+0% $-231	+5% $-311	+10% $-392
Rent	-10% $-410	-5% $-321	+0% $-231	+5% $-141	+10% $-51
Rate	-1.0pp $-113	-0.5pp $-171	base $-231	+0.5pp $-291	+1.0pp $-353

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: $58,475
• Closing costs: $7,017
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2807 Hawthorn Ct Mays Landing, NJ	1.0	1.0	929	$1,800	$1.94	15d	1	0.83mi
3401 Montgomery Dr Mays Landing, NJ	1.0–2.0	1.0–2.0	1192	$2,810	$2.36	15d	18	1.05mi
6020 Delilah Rd Egg Harbor Township, NJ	1.0–2.0	1.0–2.0	1009	$2,425	$2.40	15d	1	1.48mi

HOA detail

• Monthly dues: $412 · $4,944/yr
• Likely covers: poolsecurityparking

Listing history 33 events

1. 2026-06-21
   days on market $233,900 Active 36 DOM
2. 2026-06-19
   days on market $233,900 Active 34 DOM
3. 2026-06-18
   days on market $233,900 Active 33 DOM
4. 2026-06-17
   days on market $233,900 Active 32 DOM
5. 2026-06-16
   days on market $233,900 Active 31 DOM
6. 2026-06-15
   days on market $233,900 Active 30 DOM
7. 2026-06-14
   days on market $233,900 Active 28 DOM
8. 2026-06-13
   days on market $233,900 Active 27 DOM
9. 2026-06-10
   days on market $233,900 Active 25 DOM
10. 2026-06-09
    days on market $233,900 Active 24 DOM
11. 2026-06-08
    days on market $233,900 Active 23 DOM
12. 2026-06-07
    days on market $233,900 Active 22 DOM
13. 2026-06-03
    days on market $233,900 Active 18 DOM
14. 2026-06-02
    days on market $233,900 Active 17 DOM
15. 2026-06-01
    days on market $233,900 Active 16 DOM
16. 2026-05-31
    days on market $233,900 Active 15 DOM
17. 2026-05-30
    days on market $233,900 Active 14 DOM
18. 2026-05-14
    listed $233,900 Active
19. 2018-10-18
    soldstatus $68,000 Sold 753-char remark

    Show marketing remark (753 chars)

    TIMBER GLENN!!TOWNHOUSE!! 2 Bedroom 2 Bath end unit townhome featuring an open living room with cathedral ceilings, pass through to the spacious kitchen with wall to wall cabinets, dedicated utility/washer and dryer area, private patio facing the woods, two potential master bedroom with en-suits (one bed with full bath on main and one on the upper). Located in a gated community with quick access to the garden state parkway, shopping mall, the best restaurants and entertainment Hamilton has to offer. Pets permitted, assigned parking spot plus spaces for guests, ground maintenance, tennis court, pool, and much more to take advantage of in this community. For a full list of community benefits: http://dilucia.com/locations/timber-glen-condominums/

20. 2018-09-20
    historical Under Contract 753-char remark

    Show marketing remark (753 chars)

    TIMBER GLENN!!TOWNHOUSE!! 2 Bedroom 2 Bath end unit townhome featuring an open living room with cathedral ceilings, pass through to the spacious kitchen with wall to wall cabinets, dedicated utility/washer and dryer area, private patio facing the woods, two potential master bedroom with en-suits (one bed with full bath on main and one on the upper). Located in a gated community with quick access to the garden state parkway, shopping mall, the best restaurants and entertainment Hamilton has to offer. Pets permitted, assigned parking spot plus spaces for guests, ground maintenance, tennis court, pool, and much more to take advantage of in this community. For a full list of community benefits: http://dilucia.com/locations/timber-glen-condominums/

21. 2018-08-28
    price $75,000 753-char remark

    Show marketing remark (753 chars)

    TIMBER GLENN!!TOWNHOUSE!! 2 Bedroom 2 Bath end unit townhome featuring an open living room with cathedral ceilings, pass through to the spacious kitchen with wall to wall cabinets, dedicated utility/washer and dryer area, private patio facing the woods, two potential master bedroom with en-suits (one bed with full bath on main and one on the upper). Located in a gated community with quick access to the garden state parkway, shopping mall, the best restaurants and entertainment Hamilton has to offer. Pets permitted, assigned parking spot plus spaces for guests, ground maintenance, tennis court, pool, and much more to take advantage of in this community. For a full list of community benefits: http://dilucia.com/locations/timber-glen-condominums/

22. 2018-07-26
    price $80,000 753-char remark

    Show marketing remark (753 chars)

    TIMBER GLENN!!TOWNHOUSE!! 2 Bedroom 2 Bath end unit townhome featuring an open living room with cathedral ceilings, pass through to the spacious kitchen with wall to wall cabinets, dedicated utility/washer and dryer area, private patio facing the woods, two potential master bedroom with en-suits (one bed with full bath on main and one on the upper). Located in a gated community with quick access to the garden state parkway, shopping mall, the best restaurants and entertainment Hamilton has to offer. Pets permitted, assigned parking spot plus spaces for guests, ground maintenance, tennis court, pool, and much more to take advantage of in this community. For a full list of community benefits: http://dilucia.com/locations/timber-glen-condominums/

23. 2018-07-25
    status Active 753-char remark

    Show marketing remark (753 chars)

    TIMBER GLENN!!TOWNHOUSE!! 2 Bedroom 2 Bath end unit townhome featuring an open living room with cathedral ceilings, pass through to the spacious kitchen with wall to wall cabinets, dedicated utility/washer and dryer area, private patio facing the woods, two potential master bedroom with en-suits (one bed with full bath on main and one on the upper). Located in a gated community with quick access to the garden state parkway, shopping mall, the best restaurants and entertainment Hamilton has to offer. Pets permitted, assigned parking spot plus spaces for guests, ground maintenance, tennis court, pool, and much more to take advantage of in this community. For a full list of community benefits: http://dilucia.com/locations/timber-glen-condominums/

24. 2018-07-21
    historical 753-char remark

    Show marketing remark (753 chars)

    TIMBER GLENN!!TOWNHOUSE!! 2 Bedroom 2 Bath end unit townhome featuring an open living room with cathedral ceilings, pass through to the spacious kitchen with wall to wall cabinets, dedicated utility/washer and dryer area, private patio facing the woods, two potential master bedroom with en-suits (one bed with full bath on main and one on the upper). Located in a gated community with quick access to the garden state parkway, shopping mall, the best restaurants and entertainment Hamilton has to offer. Pets permitted, assigned parking spot plus spaces for guests, ground maintenance, tennis court, pool, and much more to take advantage of in this community. For a full list of community benefits: http://dilucia.com/locations/timber-glen-condominums/

25. 2018-06-07
    price $85,000 753-char remark

    Show marketing remark (753 chars)

    TIMBER GLENN!!TOWNHOUSE!! 2 Bedroom 2 Bath end unit townhome featuring an open living room with cathedral ceilings, pass through to the spacious kitchen with wall to wall cabinets, dedicated utility/washer and dryer area, private patio facing the woods, two potential master bedroom with en-suits (one bed with full bath on main and one on the upper). Located in a gated community with quick access to the garden state parkway, shopping mall, the best restaurants and entertainment Hamilton has to offer. Pets permitted, assigned parking spot plus spaces for guests, ground maintenance, tennis court, pool, and much more to take advantage of in this community. For a full list of community benefits: http://dilucia.com/locations/timber-glen-condominums/

26. 2018-05-06
    price $90,000 753-char remark

    Show marketing remark (753 chars)

    TIMBER GLENN!!TOWNHOUSE!! 2 Bedroom 2 Bath end unit townhome featuring an open living room with cathedral ceilings, pass through to the spacious kitchen with wall to wall cabinets, dedicated utility/washer and dryer area, private patio facing the woods, two potential master bedroom with en-suits (one bed with full bath on main and one on the upper). Located in a gated community with quick access to the garden state parkway, shopping mall, the best restaurants and entertainment Hamilton has to offer. Pets permitted, assigned parking spot plus spaces for guests, ground maintenance, tennis court, pool, and much more to take advantage of in this community. For a full list of community benefits: http://dilucia.com/locations/timber-glen-condominums/

27. 2018-03-20
    listed $95,000 Active 753-char remark

    Show marketing remark (753 chars)

    TIMBER GLENN!!TOWNHOUSE!! 2 Bedroom 2 Bath end unit townhome featuring an open living room with cathedral ceilings, pass through to the spacious kitchen with wall to wall cabinets, dedicated utility/washer and dryer area, private patio facing the woods, two potential master bedroom with en-suits (one bed with full bath on main and one on the upper). Located in a gated community with quick access to the garden state parkway, shopping mall, the best restaurants and entertainment Hamilton has to offer. Pets permitted, assigned parking spot plus spaces for guests, ground maintenance, tennis court, pool, and much more to take advantage of in this community. For a full list of community benefits: http://dilucia.com/locations/timber-glen-condominums/

28. 2006-05-30
    soldstatus $175,000 172-char remark

    Show marketing remark (172 chars)

    BEAUTIFUL LOFT STYLE TOWNHOUSE- 2 BR, 2 BATH WITH NEW CARPET & PATIO FACEING THE WOODS FOR PRIVACY OWNER WILL CONSIDER ALL OFFERS!!!!$$1,000. BONUS TO BUYERS AGENT!!!

29. 2006-05-04
    historical 172-char remark

    Show marketing remark (172 chars)

    BEAUTIFUL LOFT STYLE TOWNHOUSE- 2 BR, 2 BATH WITH NEW CARPET & PATIO FACEING THE WOODS FOR PRIVACY OWNER WILL CONSIDER ALL OFFERS!!!!$$1,000. BONUS TO BUYERS AGENT!!!

30. 2005-11-07
    listed $180,000 172-char remark

    Show marketing remark (172 chars)

    BEAUTIFUL LOFT STYLE TOWNHOUSE- 2 BR, 2 BATH WITH NEW CARPET & PATIO FACEING THE WOODS FOR PRIVACY OWNER WILL CONSIDER ALL OFFERS!!!!$$1,000. BONUS TO BUYERS AGENT!!!

31. 2005-11-04
    soldstatus $160,000
32. 2005-03-08
    historical
33. 2004-12-08
    listed $164,900

ⓘ 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: $27,308
• − Mortgage interest: −$13,102
• − Property taxes: −$3,508
• − Insurance: −$1,170
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − HOA: −$4,944
• − Depreciation: −$6,804
• Taxable loss: −$6,590
• Est. tax savings @ 24.0%: +$1,582
• After-tax cash flow: $-1,186/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

+41.8% since first listed

16 events — show timeline

• 2026-05-14 Listed $233,900 SJSRMLS
• 2018-10-18 Sold (MLS) $68,000 SJSRMLS
• 2018-09-20 Contingent — SJSRMLS
• 2018-08-28 Price Changed $75,000 SJSRMLS
• 2018-07-26 Price Changed $80,000 SJSRMLS
• 2018-07-25 Relisted — SJSRMLS
• 2018-07-21 Listing Removed — SJSRMLS
• 2018-06-07 Price Changed $85,000 SJSRMLS
• 2018-05-06 Price Changed $90,000 SJSRMLS
• 2018-03-20 Listed $95,000 SJSRMLS
• 2006-05-30 Sold (MLS) $175,000 SJSRMLS
• 2006-05-04 Listing Removed — SJSRMLS
• 2005-11-07 Listed $180,000 SJSRMLS
• 2005-11-04 Sold (MLS) $160,000 SJSRMLS
• 2005-03-08 Listing Removed — SJSRMLS
• 2004-12-08 Listed $164,900 SJSRMLS