1536 Thomas Jefferson Ct · Hamilton, NJ 08330

$283,000

3 bd · 2.5 ba · 1,398 sqft · Townhouse · 25 Days on market

Built 2000 Est $285k · at est. $358/mo HOA · 14% 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
• ARV discount +7.8/15.0
• Cash flow +7.7/30.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +1.8/10.0

Key facts

• $358 HOA
• Community pool
• Built 2000

Property features AI

Finance

• Other: Property manager present; Pets allowed with size/weight restrictions
• HOA & community: Monthly HOA fee of $358; HOA covers common area maintenance, lawn maintenance, management, sewer, snow removal, trash, and water; Community amenities include outdoor pool and tot lots/playground

Exterior

• Parking: Off-site parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Condominium; Interior townhouse/rowhouse
• Construction: Frame construction; Block foundation; Year built per assessor
• Exterior features: Community outdoor pool; Above-grade and below-grade structures noted; No tidal water

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: Two full bathrooms (all upper levels); One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas); Natural gas hot water
• Interior features: No basement; Assessor-provided living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $283k.

Deal economics

• At list price, monthly cash flow is $-326 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (11.1% below list).
• Recommended offer: $236k (16.7% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• This rent runs 39% 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 $30k of equity ($2k loan paydown + $28k 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($279k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 79% 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 $235,777 (16.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $285,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1544 Benjamin Franklin Ct	0.06mi	3/2.5	1,398 (0%)	0mo	$289,000	$207	97
1515 Benjamin Franklin Ct #515	0.09mi	3/2.5	1,398 (0%)	2mo	$290,000	$207	94
1574 John Adams Ct #1574	0.10mi	3/2.5	1,398 (0%)	6mo	$285,000	$204	90
1553 John Adams Ct #653	0.12mi	3/2.5	1,398 (0%)	7mo	$237,500	$170	89
1551 John Adams Ct	0.12mi	3/2.5	1,494 (+7%)	0mo	$285,000	$191	83
1536 Madison Ct	0.03mi	3/2.5	1,456 (+4%)	13mo	$305,000	$209	81
1556 Benjamin Franklin Ct	0.05mi	3/2.5	1,494 (+7%)	9mo	$295,000	$197	79
1556 Benjamin Franklin Ct #1556	0.05mi	3/2.5	1,494 (+7%)	9mo	$295,000	$197	79
1516 Thomas Jefferson Ct #1516	0.03mi	3/2.5	1,500 (+7%)	11mo	$305,900	$204	78
1537 Benjamin Franklin Ct	0.08mi	3/2.5	1,494 (+7%)	11mo	$300,000	$201	76
1553 Madison Ct	0.04mi	2/2.5 (-1)	1,216 (-13%)	6mo	$259,900	$214	66
75 Sorrentino Way	0.64mi	2/2.0 (-1)	1,486 (+6%)	15mo	$290,000	$195	40

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: 20.8%
• Equity multiple: 2.69×
• Total profit: $133,602
• Equity at exit: $254,949

10-year hold

• IRR: 18.9%
• Equity multiple: 6.18×
• Total profit: $410,294
• Equity at exit: $549,807

Cash invested: $79,240 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,516 medium
• Mortgage (P&I): −$1,484
• Tax est. 1.5%: −$354 /mo · $4,245/yr
• Insurance: −$118
• HOA: −$358
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-326

Break-even live

Break-even rent $2,929

Max offer price $235,777

Occupancy floor —

Sensitivity live

Price	-10% $-131	-5% $-229	+0% $-326	+5% $-424	+10% $-522
Rent	-10% $-525	-5% $-426	+0% $-326	+5% $-227	+10% $-128
Rate	-1.0pp $-184	-0.5pp $-254	base $-326	+0.5pp $-400	+1.0pp $-474

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: $70,750
• Closing costs: $8,490
• 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	$1,825	$2.35	15d	1	0.98mi

HOA detail

• Monthly dues: $358 · $4,296/yr

Listing history 18 events

1. 2026-06-21
   days on market $283,000 Active 25 DOM
2. 2026-06-19
   days on market $283,000 Active 23 DOM
3. 2026-06-18
   days on market $283,000 Active 22 DOM
4. 2026-06-17
   days on market $283,000 Active 21 DOM
5. 2026-06-16
   days on market $283,000 Active 20 DOM
6. 2026-06-15
   days on market $283,000 Active 19 DOM
7. 2026-06-14
   days on market $283,000 Active 17 DOM
8. 2026-06-13
   days on market $283,000 Active 16 DOM
9. 2026-06-10
   days on market $283,000 Active 14 DOM
10. 2026-06-09
    days on market $283,000 Active 13 DOM
11. 2026-06-08
    days on market $283,000 Active 12 DOM
12. 2026-06-07
    days on market $283,000 Active 11 DOM
13. 2026-06-03
    days on market $283,000 Active 7 DOM
14. 2026-06-02
    days on market $283,000 Active 6 DOM
15. 2026-06-01
    days on market $283,000 Active 5 DOM
16. 2026-05-31
    days on market $283,000 Active 4 DOM
17. 2026-05-30
    days on market $283,000 Active 3 DOM
18. 2026-05-27
    listed $283,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 79% 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: $30,188
• − Mortgage interest: −$15,852
• − Property taxes: −$4,245
• − Insurance: −$1,415
• − Repairs & maintenance: −$2,415
• − Management: −$2,415
• − HOA: −$4,296
• − Depreciation: −$8,233
• Taxable loss: −$8,683
• Est. tax savings @ 24.0%: +$2,084
• After-tax cash flow: $-1,832/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: Mays Landing, 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

1 event — show timeline

• 2026-05-27 Listed $283,000 BRIGHT MLS