5051 Merion Ct · McKee City, NJ 08330

$245,000

3 bd · 2.5 ba · 1,520 sqft · Townhouse public records · 14 Days on market

Built 1986 1,999 sqft lot Est $230k · 7% over $155/mo HOA · 6% 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 +18.3/30.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +5.5/10.0
• ARV discount +4.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Estate Sale. Well maintained fee simple townhouse in one of nicest courts in Oakcrest Estates. Spacious tiled living room with updated bow window/ front door, see thru woodburning fireplace (never been used) that opens to dining area. Fully equipped kitchen with all newer appliances. Slider opens to updated wooden decked patio & stockade fencing. Outside storage closet plus additional storage shed. 1st Floor laundry w/ full size new washer/dryer, & elec. h/w heater. Powder Rm w/ updated toilet, vanity & fixtures. 2nd Fl. Master suite is carpeted & offers large closet, bath with shower & vanity. 2 Guest bedrooms (use one for office) with nice closets that share hall bath with tub/shower & updated toilet, vanity & fixtures, Pull down stairs to attic for additional storage. Furniture may be negotiable or will be removed. Being sold "as is" but is in good condition. Chair lift included for handicapp accessibility.

Key facts

• Updated bowwindow
• Fee simple townhouse
• $155 HOA

Tags

• FEE SIMPLE TOWNHOUSE
• UPDATED BOWWINDOW
• SEE THRU GAS FIREPLACE
• FULLY EQUIPPED KITCHEN
• UPDATED WOODEN DECKED PATIO
• OUTSIDE STORAGE CLOSET

Property features AI

Finance

• HOA & community: Monthly HOA fee of $155; HOA covers common area maintenance and management; Community amenities include outdoor pool and tennis courts; One-time other fee of $250

Exterior

• Parking: Assigned parking in lot (2 spaces, assigned space #358); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Level entry on main; Fee simple ownership
• Construction: Frame construction; Slab foundation
• Exterior features: Outbuilding(s); Secure storage; Wood fencing; Community pool

Interior

• Kitchen: Built-in microwave; Built-in range / electric oven; Disposal; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms; One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas for cooling fuel)
• Interior features: Dining area; Partially furnished; Double-sided fireplace (1 total)
• Laundry & utility: Washer and dryer (main floor laundry); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Cap rate 7.4% vs local median 5.0% 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).
• Market conditions: 240 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• This rent runs 40% 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 $26k of equity ($2k loan paydown + $24k 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 $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $155k; list at $245k implies a 58% 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; 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 $245,000

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: 1.05% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $229,520
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4930 Denbigh Ct	0.18mi	3/2.5	1,672 (+10%)	7mo	$205,000	$123	70
4905 Bala Ct	0.15mi	4/2.5 (+1)	1,632 (+7%)	7mo	$270,000	$165	69
5098 Radnor Ct	0.09mi	3/2.5	1,712 (+13%)	12mo	$220,000	$129	65
5015 Merion Ct	0.08mi	3/2.5	1,712 (+13%)	15mo	$295,000	$172	62
5097 Wells Ct	0.06mi	3/2.5	1,736 (+14%)	19mo	$285,000	$164	57
4968 Flintshire Ct	0.16mi	3/2.5	1,736 (+14%)	18mo	$235,000	$135	54
4981 Cardiff Ct	0.13mi	3/3.5	1,720 (+13%)	18mo	$260,500	$151	53
4900 Denbigh Ct	0.20mi	4/3.5 (+1)	1,632 (+7%)	23mo	$240,000	$147	50

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: 27.1%
• Equity multiple: 3.16×
• Total profit: $147,908
• Equity at exit: $220,715

10-year hold

• IRR: 23.7%
• Equity multiple: 7.19×
• Total profit: $424,480
• Equity at exit: $475,981

Cash invested: $68,600 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,571 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$263 /mo · $3,161/yr
• Insurance: −$102
• HOA: −$155
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $226

Break-even live

Break-even rent $2,285

Max offer price $245,000

Occupancy floor 86%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3401 Montgomery Dr Mays Landing, NJ	1.0–2.0	1.0–2.0	1192	$2,810	$2.36	13d	18	0.91mi
2529 Cottonwood Ct Mays Landing, NJ	2.0	1.5	1376	$2,200	$1.60	43d	1	0.96mi
2529 Cottonwood Ct Mays Landing, NJ	2.0	1.5	1376	$2,200	$1.60	13d	1	0.96mi
2604 Dogwood Ct Mays Landing, NJ	3.0	1.5	1628	$2,580	$1.58	13d	1	0.98mi
2604 Dogwood Ct #43 Mays Landing, NJ	3.0	1.5	1628	$2,580	$1.58	13d	1	0.98mi
2609 Dogwood Ct #52 Mays Landing, NJ	3.0	1.5	1628	$2,200	$1.35	13d	1	1.00mi
2703 Mimosa Ct Mays Landing, NJ	2.0	1.5	1268	$2,200	$1.74	13d	1	1.13mi

HOA detail

• Monthly dues: $155 · $1,860/yr

Listing history 8 events

1. 2026-06-03
   status $245,000 Pending 14 DOM
2. 2026-06-02
   days on market $245,000 Active 14 DOM
3. 2026-06-01
   days on market $245,000 Active 13 DOM
4. 2026-05-31
   days on market $245,000 Active 12 DOM
5. 2026-05-30
   days on market $245,000 Active 11 DOM
6. 2026-05-19
   listed $245,000 Active
7. 2026-05-18
   listed $245,000 Active 974-char remark

   Show marketing remark (974 chars)

   Estate Sale. Well maintained fee simple townhouse in one of nicest courts in Oakcrest Estates. Spacious tiled living room with updated bow window/ front door, see thru woodburning fireplace (never been used) that opens to dining area. Fully equipped kitchen with all newer appliances. Slider opens to updated wooden decked patio & stockade fencing. Outside storage closet plus additional storage shed. 1st Floor laundry w/ full size new washer/dryer, & elec. h/w heater. Powder Rm w/ updated toilet, vanity & fixtures. 2nd Fl. Master suite is carpeted & offers large closet, bath with shower & vanity. 2 Guest bedrooms (use one for office) with nice closets that share hall bath with tub/shower & updated toilet, vanity & fixtures, Pull down stairs to attic for additional storage. Furniture may be negotiable or will be removed. Being sold "as is" but is in good condition. Chair lift included for handicapp accessibility.

8. 2010-08-04
   soldstatus $155,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $3,161 · $263/mo
• Projected year-2 tax: $4,631 · $386/mo
• Expected delta: +$1,470/yr (+$122/mo · 46.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 8/10 Severe 80% 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: $30,849
• − Mortgage interest: −$13,724
• − Property taxes: −$3,161
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$1,860
• − Depreciation: −$7,127
• Taxable loss: −$1,184
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $2,991/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

• 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

+58.1% since first listed

3 events — show timeline

• 2026-05-19 Listed $245,000 BRIGHT MLS
• 2026-05-18 Listed $245,000 SJSRMLS
• 2010-08-04 Sold (Public Records) $155,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,161 · +9.9% YoY. Source: county tax records.