43 Hickory Ln Unit NJ · Weymouth, NJ 08330

$99,000

2 bd · 2.0 ba · 1,600 sqft · SingleFamily · 69 Days on market

Built 1987 Good condition $62/sqft · 52% below area ↓ 24% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

Make an offer wants this gone! 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 . The kitchen 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 .

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 $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 6.0% in Weymouth — 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 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.
• 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: 402 active listings in the ZIP; 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 $11k of equity ($684 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.27% ✓
• Cap rate: 19.50%
• Cash-on-cash: 47.18%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

• ARV (median comp): $207,346
• List price: $99,000
• Delta: -52.25%
• 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%)	16mo	$195,000	$122	80
4 Pinetree Ln	0.34mi	2/2.0	1,600 (0%)	13mo	$219,900	$137	73
11 Maple Ct	0.35mi	3/2.0 (+1)	1,600 (0%)	9mo	$230,000	$144	72
5 Redwood Ct	0.26mi	3/2.0 (+1)	1,500 (-6%)	1mo	$209,000	$139	71
13 Hickory Ln	0.14mi	2/2.0	1,400 (-12%)	7mo	$164,900	$118	67
16 Dogwood Ln	0.29mi	2/2.0	1,400 (-12%)	2mo	$190,000	$136	64
70 Hickory Ln	0.18mi	2/2.0	1,456 (-9%)	16mo	$190,000	$130	63
58 Hickory Ln	0.13mi	2/2.0	1,400 (-12%)	17mo	$132,500	$95	59
2 Birch	0.35mi	3/2.0 (+1)	1,500 (-6%)	12mo	$200,000	$133	59
5 Sycamore Ln	0.39mi	2/2.0	1,680 (+5%)	22mo	$242,000	$144	55
60 Pinetree Ln	0.56mi	3/2.0 (+1)	1,500 (-6%)	7mo	$225,000	$150	53
24 Dogwood Ln	0.28mi	3/2.0 (+1)	1,792 (+12%)	20mo	$200,000	$112	45

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: 61.2%
• Equity multiple: 5.45×
• Total profit: $123,363
• Equity at exit: $89,187

10-year hold

• IRR: 54.7%
• Equity multiple: 12.14×
• Total profit: $308,767
• Equity at exit: $192,335

Cash invested: $27,720 (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: 7 active · 5 under contract
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $199,000 ($129/sqft)
• Median days on market: 40 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +0.7% vs 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: 402
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,246 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,090

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,158	-5% $1,124	+0% $1,090	+5% $1,056	+10% $1,021
Rent	-10% $912	-5% $1,001	+0% $1,090	+5% $1,179	+10% $1,267
Rate	-1.0pp $1,140	-0.5pp $1,115	base $1,090	+0.5pp $1,064	+1.0pp $1,038

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: $24,750
• Closing costs: $2,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Lease not consideredIncome/expense note: Annual ground rent
• Financial info: Monthly land lease of $527Ground rent exists and is paid annually (99 years remaining)Land lease years remaining: 99
• HOA & community: Land lease community with monthly land lease payment

Exterior

• Parking: Driveway
• Utilities: Natural gas for heating, cooling, and hot waterCommunity/private waterCommunity septic tank
• Home design: Manufactured homeLocated in a 55+ senior communityNot in a federal flood zone
• Construction: Aluminum sidingBatts insulationEstimated year built
• Exterior features: Community poolAbove-grade other structures

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: Stall showerTub with showerCeiling fans
• Laundry & utility: Laundry room

Listing history 50 events

1. 2026-08-30
   days on market $99,000 Active 69 DOM
2. 2026-08-29
   days on market $99,000 Active 68 DOM
3. 2026-08-28
   days on market $99,000 Active 67 DOM
4. 2026-08-27
   days on market $99,000 Active 66 DOM
5. 2026-08-26
   days on market $99,000 Active 65 DOM
6. 2026-08-25
   days on market $99,000 Active 64 DOM
7. 2026-08-24
   days on market $99,000 Active 63 DOM
8. 2026-08-23
   days on market $99,000 Active 62 DOM
9. 2026-08-22
   days on market $99,000 Active 61 DOM
10. 2026-08-21
    days on market $99,000 Active 60 DOM
11. 2026-08-20
    days on market $99,000 Active 59 DOM
12. 2026-08-19
    days on market $99,000 Active 58 DOM
13. 2026-08-18
    days on market $99,000 Active 57 DOM
14. 2026-08-17
    days on market $99,000 Active 56 DOM
15. 2026-08-16
    days on market $99,000 Active 55 DOM
16. 2026-08-15
    days on market $99,000 Active 54 DOM
17. 2026-08-15
    days on market $99,000 Active 53 DOM
18. 2026-08-13
    days on market $99,000 Active 52 DOM
19. 2026-08-12
    days on market $99,000 Active 51 DOM
20. 2026-08-11
    days on market $99,000 Active 50 DOM
21. 2026-08-10
    days on market $99,000 Active 49 DOM
22. 2026-08-09
    days on market $99,000 Active 48 DOM
23. 2026-08-08
    days on market $99,000 Active 47 DOM
24. 2026-08-07
    days on market $99,000 Active 46 DOM
25. 2026-08-06
    days on market $99,000 Active 45 DOM
26. 2026-08-05
    days on market $99,000 Active 44 DOM
27. 2026-08-04
    days on market $99,000 Active 43 DOM
28. 2026-08-03
    days on market $99,000 Active 42 DOM
29. 2026-07-31
    days on market $99,000 Active 39 DOM
30. 2026-07-30
    days on market $99,000 Active 38 DOM
31. 2026-07-29
    days on market $99,000 Active 37 DOM
32. 2026-07-27
    days on market $99,000 Active 35 DOM
33. 2026-07-25
    days on market $99,000 Active 33 DOM
34. 2026-07-23
    days on market $99,000 Active 31 DOM
35. 2026-07-22
    days on market $99,000 Active 30 DOM
36. 2026-07-21
    days on market $99,000 Active 29 DOM
37. 2026-07-18
    days on market $99,000 Active 26 DOM
38. 2026-07-16
    days on market $99,000 Active 24 DOM
39. 2026-07-16
    days on market $99,000 Active 23 DOM
40. 2026-07-14
    days on market $99,000 Active 22 DOM
41. 2026-07-13
    days on market $99,000 Active 21 DOM
42. 2026-07-12
    days on market $99,000 Active 20 DOM
43. 2026-07-11
    days on market $99,000 Active 19 DOM
44. 2026-07-10
    days on market $99,000 Active 18 DOM
45. 2026-07-09
    days on market $99,000 Active 17 DOM
46. 2026-07-08
    days on market $99,000 Active 16 DOM
47. 2026-07-07
    days on market $99,000 Active 15 DOM
48. 2026-07-06
    days on market $99,000 Active 14 DOM
49. 2026-07-05
    days on market $99,000 Active 13 DOM
50. 2026-07-04
    days on market $99,000 Active 12 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: $26,947
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − Depreciation: −$2,880
• Taxable income: $12,230
• Est. tax owed @ 24.0%: −$2,935
• After-tax cash flow: $10,143/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 Est. rehab $8,000–$24,000 screening

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. ↑

ⓘ 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 consideredIncome/expense note: Annual ground rent
• Financial info: Monthly land lease of $527Ground rent exists and is paid annually (99 years remaining)Land lease years remaining: 99
• HOA & community: Land lease community with monthly land lease payment

Exterior

• Parking: Driveway
• Utilities: Natural gas for heating, cooling, and hot waterCommunity/private waterCommunity septic tank
• Home design: Manufactured homeLocated in a 55+ senior communityNot in a federal flood zone
• Construction: Aluminum sidingBatts insulationEstimated year built
• Exterior features: Community poolAbove-grade other structures

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: Stall showerTub with showerCeiling fans
• Laundry & utility: Laundry room

Price history

-23.8% since first listed

5 events — show timeline

• 2026-06-22 Listed $99,000 BRIGHT MLS
• 2026-05-31 Listing Removed — BRIGHT MLS
• 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