2725 Mimosa Ct #2725 · McKee City, NJ 08330

$167,500

1 bd · 1.0 ba · 721 sqft · SingleFamily · 14 Days on market

Built 1986 $270/mo HOA · 15% of rent ↓ 5% 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 +13.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +4.2/10.0
• 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

The Woodlands in Mays Landing - This is the end unit Sussex model with no one living above you! Open floorplan with soaring cathedral ceilings. Remodeled kitchen with granite countertops and stainless steel appliances. Travertine marble tile floors throughout the living areas. Wall to wall carpet in the bedroom. There is a cute front porch for drinking your morning coffee. Attached exterior storage area. Pull down steps to the attic. Heat was converted to gas about 3-4 years ago. This unit is currently tenant occupied on a month to month lease. 24 hour notice preferred for all showings.

Key facts

• Remodeled
• Freshly painted
• Granite countertops

Tags

• REMODELED
• FRESHLY PAINTED
• TRAVERTINE MARBLE TILE FLOORS
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• NEW WOOD LAMINATE FLOORING

Property features AI

Finance

• Other: Property is listed for sale; Is an estate
• HOA & community: Monthly association fee of $270; Association-managed community; Association fees cover water, sewer, trash and pool; Community amenities include pool and tennis court

Exterior

• Parking: One assigned exterior parking space; No garage
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Condo unit in the Woodlands; Single-story (1 level); End-facing unit
• Construction: 25+ years old
• Exterior features: Vinyl siding; End unit; No waterfront; Pets allowed with restrictions

Interior

• Kitchen: Disposal; Dishwasher; Electric stove; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central air conditioning; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Blinds; Dining area; Storage attic; 3 total rooms; Main-level living spaces
• Laundry & utility: Washer; Dryer; Utility room on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $16 ($188/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Cap rate 6.4% vs local median 5.0% in McKee City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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 $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k 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.
• 4 sale attempts since 2y 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.

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 $167,500

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: 1.09% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.6%
• Equity multiple: 2.97×
• Total profit: $92,415
• Equity at exit: $150,897

10-year hold

• IRR: 21.8%
• Equity multiple: 6.79×
• Total profit: $271,747
• Equity at exit: $325,416

Cash invested: $46,900 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$878
• Tax est. 1.5%: −$209 /mo · $2,512/yr
• Insurance: −$70
• HOA: −$270
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $16

Break-even live

Break-even rent $1,807

Max offer price $167,500

Occupancy floor 94%

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: $41,875
• Closing costs: $5,025
• 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	13d	1	0.84mi

HOA detail

• Monthly dues: $270 · $3,240/yr
• Likely covers: gas

Listing history 12 events

1. 2026-06-19
   days on market $167,500 Active 14 DOM
2. 2026-06-18
   days on market $167,500 Active 13 DOM
3. 2026-06-17
   days on market $167,500 Active 12 DOM
4. 2026-06-16
   days on market $167,500 Active 11 DOM
5. 2026-06-15
   days on market $167,500 Active 10 DOM
6. 2026-06-14
   days on market $167,500 Active 8 DOM
7. 2026-06-13
   days on market $167,500 Active 7 DOM
8. 2026-06-10
   days on market $167,500 Active 5 DOM
9. 2026-06-09
   days on market $167,500 Active 4 DOM
10. 2026-06-08
    days on market $167,500 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $167,500 Active 2 DOM

ⓘ 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 8/10 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: $21,922
• − Mortgage interest: −$9,383
• − Property taxes: −$2,512
• − Insurance: −$838
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − HOA: −$3,240
• − Depreciation: −$4,873
• Taxable loss: −$2,431
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $771/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

• 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

-5.4% since first listed

7 events — show timeline

• 2026-06-04 Listed $167,500 SJSRMLS
• 2025-12-30 Listing Removed — SJSRMLS
• 2025-06-16 Listed $172,000 SJSRMLS
• 2025-04-01 Listing Removed — SJSRMLS
• 2025-03-13 Relisted — SJSRMLS
• 2025-03-13 Listing Removed — SJSRMLS
• 2024-12-12 Listed $177,000 SJSRMLS