43 Hickory Ln Unit NJ · Weymouth, NJ 08330

$120,000

2 bd · 2.0 ba · 1,600 sqft · SingleFamily · 179 Days on market

Built 1987 Good condition $75/sqft · 42% below area Est $207k · 42% under ↓ 8% since listing

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Spacious ranch style modular home with 2 nice sized bedrooms , Main bedroom is quite large with huge walk in closet and master suite with newer walk in shower. Bedroom number 2 has 2 closets and is a good sized. large livingroom with open concept leading to dining area and sliders to Florida room . Kitche is large with lots of cabinets new dishwasher and newer refridgerator. New floors throughout , roof was done last year , Lots of newer odds and ends toilets, fans , gas lines just replaced last year . Close to Ocean City , 15 to 20 minutes , Atlantic City is a short distance too , close to all shore points, 45 minutes to Center City . 55 + community Modular double wide home with Florida room.

Key facts

• Master suite
• New floors
• Florida room

Tags

• WALK IN CLOSET
• MASTER SUITE
• FLORIDA ROOM
• NEW DISHWASHER
• NEWER REFRIGERATOR
• NEW FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $995 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — 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.
• Market conditions: 240 active listings in the ZIP; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• This rent runs 36% 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 $13k of equity ($830 loan paydown + $12k 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 179 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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: 1.92% ✓
• Cap rate: 16.24%
• Cash-on-cash: 35.53%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (median comp): $206,995
• List price: $120,000
• Delta: -42.03%
• 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
17 Chestnut Ct	0.12mi	2/2.0	1,600 (0%)	13mo	$195,000	$122	83
15 Locust Ct	0.10mi	2/2.0	1,600 (0%)	21mo	$174,000	$109	78
4 Pinetree Ln	0.34mi	2/2.0	1,600 (0%)	10mo	$219,900	$137	76
11 Maple Ct	0.35mi	3/2.0 (+1)	1,600 (0%)	5mo	$230,000	$144	74
13 Hickory Ln	0.14mi	2/2.0	1,400 (-12%)	4mo	$164,900	$118	70
70 Hickory Ln	0.18mi	2/2.0	1,456 (-9%)	13mo	$190,000	$130	66
58 Hickory Ln	0.13mi	2/2.0	1,400 (-12%)	14mo	$132,500	$95	62
2 Poplar Ct	0.30mi	2/2.0	1,680 (+5%)	19mo	$210,000	$125	62
2 Birch	0.35mi	3/2.0 (+1)	1,500 (-6%)	8mo	$200,000	$133	61
5 Sycamore Ln	0.39mi	2/2.0	1,680 (+5%)	19mo	$242,000	$144	58
60 Pinetree Ln	0.56mi	3/2.0 (+1)	1,500 (-6%)	3mo	$225,000	$150	56
24 Dogwood Ln	0.28mi	3/2.0 (+1)	1,792 (+12%)	17mo	$200,000	$112	47

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: 51.6%
• Equity multiple: 4.83×
• Total profit: $128,743
• Equity at exit: $108,106

10-year hold

• IRR: 45.2%
• Equity multiple: 10.80×
• Total profit: $329,377
• Equity at exit: $233,134

Cash invested: $33,600 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,309 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $995

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 52%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   days on market $120,000 Active 179 DOM
2. 2026-05-30
   days on market $120,000 Active 178 DOM
3. 2026-03-12
   price $120,000 717-char remark

   Show marketing remark (717 chars)

   Spacious ranch style modular home with 2 nice sized bedrooms , Main bedroom is quite large with huge walk in closet and master suite with newer walk in shower. Bedroom number 2 has 2 closets and is a good sized. large livingroom with open concept leading to dining area and sliders to Florida room . Kitche is large with lots of cabinets new dishwasher and newer refridgerator. New floors throughout , roof was done last year , Lots of newer odds and ends toilets, fans , gas lines just replaced last year . Close to Ocean City , 15 to 20 minutes , Atlantic City is a short distance too , close to all shore points, 45 minutes to Center City . 55 + community Modular double wide home with Florida room.

4. 2026-01-15
   price $125,000 717-char remark

   Show marketing remark (717 chars)

   Spacious ranch style modular home with 2 nice sized bedrooms , Main bedroom is quite large with huge walk in closet and master suite with newer walk in shower. Bedroom number 2 has 2 closets and is a good sized. large livingroom with open concept leading to dining area and sliders to Florida room . Kitche is large with lots of cabinets new dishwasher and newer refridgerator. New floors throughout , roof was done last year , Lots of newer odds and ends toilets, fans , gas lines just replaced last year . Close to Ocean City , 15 to 20 minutes , Atlantic City is a short distance too , close to all shore points, 45 minutes to Center City . 55 + community Modular double wide home with Florida room.

5. 2025-12-03
   listed $129,900 Active 717-char remark

   Show marketing remark (717 chars)

   Spacious ranch style modular home with 2 nice sized bedrooms , Main bedroom is quite large with huge walk in closet and master suite with newer walk in shower. Bedroom number 2 has 2 closets and is a good sized. large livingroom with open concept leading to dining area and sliders to Florida room . Kitche is large with lots of cabinets new dishwasher and newer refridgerator. New floors throughout , roof was done last year , Lots of newer odds and ends toilets, fans , gas lines just replaced last year . Close to Ocean City , 15 to 20 minutes , Atlantic City is a short distance too , close to all shore points, 45 minutes to Center City . 55 + community Modular double wide home with Florida room.

ⓘ 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: $27,706
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − Depreciation: −$3,491
• Taxable income: $10,661
• Est. tax owed @ 24.0%: −$2,559
• After-tax cash flow: $9,378/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 80/100 Cosmetic rehab

This well-maintained, recently updated modular home is move-in ready with good condition throughout. Minor updates to lighting and landscaping can further enhance its curb appeal and value.

Value-add opportunities

• Both Painting interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Updating ceiling fans — Modernizing ceiling fans improves energy efficiency and adds value.
• Both Upgrading light fixtures — Replacing outdated light fixtures with energy-efficient LED fixtures enhances curb appeal and saves on energy costs.
• Both Landscaping improvements — Enhancing the landscaping can increase curb appeal and property value.
• Both Adding smart home features — Integrating smart home technology can increase property value and attract tech-savvy buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Updating ceiling fans — Modernizing ceiling fans improves energy efficiency and adds value. ↑
• Both Upgrading light fixtures — Replacing outdated light fixtures with energy-efficient LED fixtures enhances curb appeal and saves on energy costs. ↑
• Both Landscaping improvements — Enhancing the landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Integrating smart home technology can increase property value and attract tech-savvy buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 · 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

-7.6% since first listed

3 events — show timeline

• 2026-03-12 Price Changed $120,000 BRIGHT MLS
• 2026-01-15 Price Changed $125,000 BRIGHT MLS
• 2025-12-03 Listed $129,900 BRIGHT MLS