2618 Durango Ct · Hamilton, NJ 08330

$233,900

2 bd · 2.0 ba · 955 sqft · Townhouse · 36 Days on market

Built 1988 $245/sqft · at area comps Est $235k · at est. $412/mo HOA · 18% of rent

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.8/15.0
• 1% rule +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +2.1/10.0

Listing remarks

Desirable end unit in the highly sought after community of TimberGlen! Welcome to this bright and spacious 2 bed, 2 full bath loft style townhouse. Graced with soaring cathedral ceilings, a open floor layout, and your choice of a primary bedroom with walk in closet and full bath on the first or second floor. This home has abundant storage and a truly thoughtful layout. Located in a serene and wooded setting, this home with an enlarged covered patio is sure to please both inside and out. Some luxury amenities included are: deluxe swimming pool, walking trails, assigned parking, water, sewer, lawn care and snow removal. With close proximity to shopping, restaurants, AC expressway, and shore b

Key facts

• $412 HOA
• 801 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Monthly HOA fee (includes common area maintenance, lawn maintenance, management, pool(s), road maintenance, reserve funds, sewer, snow removal, trash, water, insurance, exterior building maintenance); Community amenities include common grounds, jogging/walking path, reserved/assigned parking, and swimming pool

Exterior

• Parking: Large parking lot with assigned/reserved parking (about 801 spaces)
• Utilities: Public water; No septic system; Natural gas hot water
• Home design: End of row/townhouse; Estimated year built
• Construction: Aluminum siding; Slab foundation
• Exterior features: Community pool; Above-grade units/structures; End unit townhouse

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric oven/range
• Bedrooms: One bedroom on the main level; One bedroom on the first upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Central heating (90% forced air); Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Condominium ownership; Property manager on site; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $234k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (2.7% below list).
• Recommended offer: $201k (14.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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); Oakcrest High School (math 9% / reading 36%, grade F, #342 of 399 statewide, top 86%, 914 students, 61% FRL) — zoned schools average 55% FRL vs 37% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 244 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $25k of equity ($2k loan paydown + $23k 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.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,524 (14.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 8.6

CMA / ARV

• ARV (median comp): $235,379
• List price: $233,900
• Delta: -0.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2619 Boulder Ct	0.03mi	2/2.0	955 (0%)	5mo	$235,000	$246	94
2619 Durango Ct	0.03mi	2/1.0	955 (0%)	4mo	$225,000	$236	91
2619 Durango Ct #2619	0.09mi	2/1.0	955 (0%)	4mo	$225,000	$236	89
2603 Canyon Ct #2603	0.09mi	2/2.0	955 (0%)	10mo	$223,000	$234	88
2819 Canyon Ct #1001	0.06mi	2/2.0	955 (0%)	14mo	$211,150	$221	86
2618 Flagstaff Ct	0.12mi	2/2.0	955 (0%)	11mo	$200,000	$209	85
2618 Flagstaff Ct #2001	0.12mi	2/2.0	955 (0%)	11mo	$200,000	$209	85
2600 Durango Ct	0.03mi	2/2.0	955 (0%)	17mo	$245,000	$257	84
2603 Canyon Ct	0.09mi	1/1.0 (-1)	955 (0%)	10mo	$223,000	$234	79
2707 Canyon Ct #2707	0.04mi	2/2.0	1,055 (+10%)	17mo	$250,000	$237	66
3108 Woodlands Dr #3108	0.73mi	2/1.0	908 (-5%)	8mo	$180,000	$198	47
3107 Woodlands Ave #5	0.74mi	2/1.0	996 (+4%)	14mo	$162,750	$163	42

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: 21.3%
• Equity multiple: 2.73×
• Total profit: $112,985
• Equity at exit: $210,716

10-year hold

• IRR: 19.3%
• Equity multiple: 6.27×
• Total profit: $344,847
• Equity at exit: $454,416

Cash invested: $65,492 (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: 244
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,276 medium
• Mortgage (P&I): −$1,227
• Tax est. 1.5%: −$292 /mo · $3,508/yr
• Insurance: −$97
• HOA: −$412
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-231

Break-even live

Break-even rent $2,568

Max offer price $200,524

Occupancy floor —

Sensitivity live

Price	-10% $-69	-5% $-150	+0% $-231	+5% $-311	+10% $-392
Rent	-10% $-410	-5% $-321	+0% $-231	+5% $-141	+10% $-51
Rate	-1.0pp $-113	-0.5pp $-171	base $-231	+0.5pp $-291	+1.0pp $-353

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: $58,475
• Closing costs: $7,017
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2807 Hawthorn Ct Mays Landing, NJ	1.0	1.0	929	$1,800	$1.94	15d	1	0.83mi
3401 Montgomery Dr Mays Landing, NJ	1.0–2.0	1.0–2.0	1192	$2,810	$2.36	15d	18	1.05mi
6020 Delilah Rd Egg Harbor Township, NJ	1.0–2.0	1.0–2.0	1009	$2,425	$2.40	15d	1	1.48mi

HOA detail

• Monthly dues: $412 · $4,944/yr
• Likely covers: watersewerlandscapingsnow removalpoolparking

Listing history 19 events

1. 2026-06-21
   days on market $233,900 Active 36 DOM
2. 2026-06-19
   days on market $233,900 Active 34 DOM
3. 2026-06-18
   days on market $233,900 Active 33 DOM
4. 2026-06-17
   days on market $233,900 Active 32 DOM
5. 2026-06-16
   days on market $233,900 Active 31 DOM
6. 2026-06-15
   days on market $233,900 Active 30 DOM
7. 2026-06-14
   days on market $233,900 Active 28 DOM
8. 2026-06-13
   days on market $233,900 Active 27 DOM
9. 2026-06-10
   days on market $233,900 Active 25 DOM
10. 2026-06-09
    days on market $233,900 Active 24 DOM
11. 2026-06-08
    days on market $233,900 Active 23 DOM
12. 2026-06-07
    days on market $233,900 Active 22 DOM
13. 2026-06-03
    days on market $233,900 Active 18 DOM
14. 2026-06-02
    days on market $233,900 Active 17 DOM
15. 2026-06-01
    days on market $233,900 Active 16 DOM
16. 2026-05-31
    days on market $233,900 Active 15 DOM
17. 2026-05-30
    days on market $233,900 Active 14 DOM
18. 2026-05-17
    listed $233,900 Active 767-char remark
19. 2026-05-14
    historical $233,900 767-char remark

ⓘ 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: $27,308
• − Mortgage interest: −$13,102
• − Property taxes: −$3,508
• − Insurance: −$1,170
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − HOA: −$4,944
• − Depreciation: −$6,804
• Taxable loss: −$6,590
• Est. tax savings @ 24.0%: +$1,582
• After-tax cash flow: $-1,186/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 — Hamilton

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

+0.0% since first listed

2 events — show timeline

• 2026-05-17 Listed $233,900 BRIGHT MLS
• 2026-05-14 Coming Soon $233,900 BRIGHT MLS