4 Birch Ct · Weymouth, NJ 08330

$185,000

2 bd · 2.0 ba · 1,400 sqft · Manufactured · 140 Days on market

Manufactured home Built 2003 Good condition $132/sqft · 17% below area Est $224k · 17% under ↓ 10% since listing

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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 +15.8/30.0
• ARV discount +15.0/15.0
• Appreciation +7.5/10.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Manufactured-home adj. -4.8

Listing remarks MLS

Repriced!! Motivated Seller! Welcome to Oaks of Weymouth! This charming 2-bedroom, 2-bath home is tucked away on a quiet cul-de-sac and backs to a peaceful, tree-lined setting—offering both privacy and a serene atmosphere. Lovingly maintained, the home features major updates completed in 2025, including a brand-new HVAC system and roof, giving you peace of mind for years to come. The shed roof was also replaced just a few years prior. Inside, the spacious kitchen is equipped with Corian countertops and offers plenty of room for a breakfast table or the option to add an island for extra workspace and seating. Just off the kitchen, the utility room has its own side entrance and includes a full-size washer and dryer, along with a convenient work sink—perfect for cleaning up after outdoor projects. The open flow between the dining area and living room creates a flexible space that can easily accommodate additional seating for gatherings and holidays. Step outside to find a large shed with electricity already in place—ideal for storage, hobbies, or a workshop. The irrigation system control panel is located in the shed, though it has not been used in recent years. With solid updates, functional space, and a tranquil setting, this home is move-in ready and just waiting for your personal touch to make it truly your own.

Key facts

• Utility room
• Brand new roof
• Corian countertops

Tags

• MAJOR UPDATES
• BRAND NEW HVAC SYSTEM
• BRAND NEW ROOF
• SPACIOUS KITCHEN
• CORIAN COUNTERTOPS
• UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (6.8% below list).
• Recommended offer: $163k (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.
• Weymouth Township School District (rural): math 50% / reading 55% proficiency, ranked #351 of 612 in NJ (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Weymouth Township Elementary School (math 27% / reading 47%, grade F, #528 of 1,303 statewide, top 43%, 156 students, 45% FRL).
• Zoned-school proficiency averages 37% at this address vs 52% district-wide (-16 pts) — the specific schools serving this property underperform the Weymouth Township School District average; the district grade overstates school quality for this exact location.
• Market conditions: 403 active listings in the ZIP; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $223,883
• List price: $185,000
• Delta: -12.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Dogwood Ln	0.25mi	2/2.0	1,400 (0%)	2mo	$190,000	$136	87
13 Hickory Ln	0.34mi	2/2.0	1,400 (0%)	7mo	$164,900	$118	78
5 Redwood Ct	0.12mi	3/2.0 (+1)	1,500 (+7%)	1mo	$209,000	$139	76
2 Birch	0.02mi	3/2.0 (+1)	1,500 (+7%)	12mo	$200,000	$133	72
60 Pinetree Ln	0.21mi	3/2.0 (+1)	1,500 (+7%)	7mo	$225,000	$150	68
100 Pinetree Ln	0.16mi	2/2.0	1,708 (+22%)	0mo	$205,000	$120	67
49 Dogwood Ln	0.12mi	2/2.0	1,680 (+20%)	4mo	$220,000	$131	67
23 Redwood Ln	0.11mi	3/2.0 (+1)	1,100 (-21%)	3mo	$203,975	$185	62
11 Maple Ct	0.12mi	3/2.0 (+1)	1,600 (+14%)	9mo	$230,000	$144	58
4 Pinetree Ln	0.17mi	2/2.0	1,600 (+14%)	13mo	$219,900	$137	58
3 Lafayette Ave	1.40mi	2/1.0	1,285 (-8%)	4mo	$195,000	$152	44
6171 Robin Dr	1.34mi	3/1.5 (+1)	1,626 (+16%)	4mo	$380,000	$234	30

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: 25.7%
• Equity multiple: 3.05×
• Total profit: $106,109
• Equity at exit: $166,663

10-year hold

• IRR: 22.6%
• Equity multiple: 6.95×
• Total profit: $308,336
• Equity at exit: $359,414

Cash invested: $51,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 2 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $185,000 ($132/sqft)
• Median days on market: 34 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +21.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08330

• Home prices YoY: 3.9%
• Active inventory: 403
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,724 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $84

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 90%

Sensitivity live

Price	-10% $211	-5% $148	+0% $84	+5% $20	+10% $-44
Rent	-10% $-53	-5% $16	+0% $84	+5% $152	+10% $220
Rate	-1.0pp $177	-0.5pp $131	base $84	+0.5pp $36	+1.0pp $-13

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: $46,250
• Closing costs: $5,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Lease not considered
• Financial info: Ground rent exists1 year of land lease remainingTotal actual rent reported annually: $9,852
• HOA & community: Community poolMonthly land lease ($579)

Exterior

• Parking: DrivewayOff-street parking
• Utilities: Private waterPrivate sewer
• Home design: Manufactured property / modular/manufactured constructionSenior community (55+)Land lease ownership interest
• Construction: Manufactured construction materialsAbove-grade other structures
• Exterior features: Community poolGround rent exists

Interior

• Kitchen: DishwasherGas oven/rangeRefrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (including 2 full on main level)
• Heating & cooling: Central heating (90% forced air)Forced airNatural gas heating fuelCentral air conditioningCeiling fan(s)Electric hot water
• Interior features: Estimated living areaNo basement2+ access exits
• Laundry & utility: WasherDryer

Listing history 50 events

1. 2026-09-24
   days on market $185,000 Active 140 DOM
2. 2026-09-24
   pricedays on market $185,000 Active 139 DOM
3. 2026-09-14
   days on market $196,300 Active 138 DOM
4. 2026-09-13
   days on market $196,300 Active 137 DOM
5. 2026-09-12
   days on market $196,300 Active 136 DOM
6. 2026-09-11
   days on market $196,300 Active 135 DOM
7. 2026-09-05
   days on market $196,300 Active 129 DOM
8. 2026-09-04
   days on market $196,300 Active 128 DOM
9. 2026-09-03
   days on market $196,300 Active 127 DOM
10. 2026-08-30
    days on market $196,300 Active 123 DOM
11. 2026-08-29
    days on market $196,300 Active 122 DOM
12. 2026-08-28
    days on market $196,300 Active 121 DOM
13. 2026-08-27
    days on market $196,300 Active 120 DOM
14. 2026-08-26
    days on market $196,300 Active 119 DOM
15. 2026-08-25
    days on market $196,300 Active 118 DOM
16. 2026-08-24
    days on market $196,300 Active 117 DOM
17. 2026-08-23
    days on market $196,300 Active 116 DOM
18. 2026-08-22
    days on market $196,300 Active 115 DOM
19. 2026-08-21
    days on market $196,300 Active 114 DOM
20. 2026-08-20
    days on market $196,300 Active 113 DOM
21. 2026-08-19
    days on market $196,300 Active 112 DOM
22. 2026-08-18
    days on market $196,300 Active 111 DOM
23. 2026-08-17
    days on market $196,300 Active 110 DOM
24. 2026-08-16
    days on market $196,300 Active 109 DOM
25. 2026-08-15
    days on market $196,300 Active 108 DOM
26. 2026-08-15
    days on market $196,300 Active 107 DOM
27. 2026-08-13
    days on market $196,300 Active 106 DOM
28. 2026-08-12
    days on market $196,300 Active 105 DOM
29. 2026-08-11
    days on market $196,300 Active 104 DOM
30. 2026-08-10
    days on market $196,300 Active 103 DOM
31. 2026-08-09
    days on market $196,300 Active 102 DOM
32. 2026-08-08
    days on market $196,300 Active 101 DOM
33. 2026-08-07
    days on market $196,300 Active 100 DOM
34. 2026-08-06
    days on market $196,300 Active 99 DOM
35. 2026-08-05
    days on market $196,300 Active 98 DOM
36. 2026-08-04
    days on market $196,300 Active 97 DOM
37. 2026-08-03
    days on market $196,300 Active 96 DOM
38. 2026-07-31
    days on market $196,300 Active 93 DOM
39. 2026-07-30
    days on market $196,300 Active 92 DOM
40. 2026-07-29
    days on market $196,300 Active 91 DOM
41. 2026-07-27
    days on market $196,300 Active 89 DOM
42. 2026-07-25
    days on market $196,300 Active 87 DOM
43. 2026-07-23
    days on market $196,300 Active 85 DOM
44. 2026-07-22
    days on market $196,300 Active 84 DOM
45. 2026-07-21
    days on market $196,300 Active 83 DOM
46. 2026-07-18
    days on market $196,300 Active 80 DOM
47. 2026-07-16
    days on market $196,300 Active 78 DOM
48. 2026-07-16
    days on market $196,300 Active 77 DOM
49. 2026-07-14
    days on market $196,300 Active 76 DOM
50. 2026-07-13
    days on market $196,300 Active 75 DOM

ⓘ 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: $20,691
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$5,382
• Taxable loss: −$2,065
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $1,499/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $7,000–$21,000 screening

This charming 2-bedroom, 2-bath home is in good condition with minor repairs needed in the kitchen. It offers a good return on investment with updates that would significantly increase its value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Kitchen countertops — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace worn kitchen countertops — New countertops improve functionality and aesthetics ↑
• Both Replace worn flooring — New flooring improves functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Weymouth Township Elementary School F NJ #528/1,303 Nat'l #21,438/41,679

Schools (NCES district)

• District: Weymouth Township School District
• NCES district ID: 3417850
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $54,908
• Composite: 47.23/100
• National rank: #5081
• State rank: #351 of 612 in NJ

Livability — Weymouth

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Atlantic County · 268,948 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: 3% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Lease not considered
• Financial info: Ground rent exists1 year of land lease remainingTotal actual rent reported annually: $9,852
• HOA & community: Community poolMonthly land lease ($579)

Exterior

• Parking: DrivewayOff-street parking
• Utilities: Private waterPrivate sewer
• Home design: Manufactured property / modular/manufactured constructionSenior community (55+)Land lease ownership interest
• Construction: Manufactured construction materialsAbove-grade other structures
• Exterior features: Community poolGround rent exists

Interior

• Kitchen: DishwasherGas oven/rangeRefrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (including 2 full on main level)
• Heating & cooling: Central heating (90% forced air)Forced airNatural gas heating fuelCentral air conditioningCeiling fan(s)Electric hot water
• Interior features: Estimated living areaNo basement2+ access exits
• Laundry & utility: WasherDryer

Price history

-10.4% since first listed

4 events — show timeline

• 2026-06-15 Price Changed $196,300 SJSRMLS
• 2026-06-15 Price Changed $196,300 BRIGHT MLS
• 2026-04-29 Listed $219,000 BRIGHT MLS
• 2026-04-29 Listed $219,000 SJSRMLS