16 Dogwood Ln · Estell Manor, NJ 08330

$223,000

2 bd · 2.0 ba · 1,400 sqft · Manufactured · 30 Days on market

Built 2002 Good condition Est $248k · 10% under $821/mo HOA · 35% 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).

• ARV discount +12.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.5/10.0
• Cash flow +5.1/30.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Oaks of Weymouth home featuring 2 bedrooms, 2 full baths, and approximately 1,400 square feet of living space. This well-maintained home has been substantially updated over the past several years, including a new roof and HVAC system installed in 2018. The interior offers hardwood flooring throughout most of the home, along with a beautifully remodeled kitchen featuring granite countertops, stainless steel appliances, and a ceramic tile backsplash. Both bedrooms include spacious walk-in closets for added storage and convenience. Additional features include ceiling fans everywhere to enhance energy efficiency and comfort year-round. The laundry room includes a washing machine; however, a clothes dryer is not included, as the current owner does not use one. Enjoy relaxing in the screened-in patio, providing additional three-season living space. The property also offers three approved parking spaces, making guest parking easy and convenient. This home has been lovingly cared for by the same owner for the past 24 years, reflecting true pride of ownership throughout. The backyard is generously sized and bordered by a privacy buffer of mature trees, creating a peaceful setting. Utilities include public water and privately maintained community sewer service. The Oaks of Weymouth community amenities include a swimming pool, pickleball courts, clubhouse, and meeting room for community activities. Residents also benefit from onsite property management and a well-maintained neighborhood environment. The current lot rent for a new owner will be $821 per month and includes water, sewer, trash removal, and access to all community amenities. Residents are responsible for their own lawn care and snow removal in parking areas. Seller is offering a $10,000 seller concession at closing to be used for any window repairs or replacement as a buyer may deem necessary. Come see all this home has to offer — you won’t be disappointed!

Key facts

• Hardwood flooring
• Remodeled kitchen
• Granite countertops

Tags

• NEW ROOF
• HVAC SYSTEM
• HARDWOOD FLOORING
• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Located in Weymouth Township (Mays Landing area)
• HOA & community: Monthly HOA fee; HOA fee: $821 per month; Senior community with 55+ age requirement

Exterior

• Parking: Driveway parking; Three driveway/total parking spaces
• Utilities: Electric cooling; Natural gas for heat and hot water; Community water; Private sewer
• Home design: Manufactured home; Vinyl siding; Above-grade living space; Estimated year built; One-story (single level/main level living implied)
• Construction: Vinyl siding construction; Above-grade structure
• Exterior features: Community pool; Community water; Private sewer; Two or more access exits

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning (electric); Natural gas hot water
• Interior features: No basement; Estimated living area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $223k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-514 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (33.4% below list).
• Meets the 1% rule at list price ($2k rent vs $223k).
• Recommended offer: $149k (33.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#414 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• 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: 244 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 $24k of equity ($2k loan paydown + $22k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $148,594 (33.4% 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: 1.05% ✓
• Cap rate: 3.53%
• Cash-on-cash: -9.88%
• DSCR: 0.56
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $247,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Cedar Ct	0.09mi	2/2.0	1,350 (-4%)	12mo	$199,000	$147	79
8 Walnut Ct	0.24mi	3/2.0 (+1)	1,200 (-14%)	18mo	$212,000	$177	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: 17.4%
• Equity multiple: 2.43×
• Total profit: $89,242
• Equity at exit: $200,896

10-year hold

• IRR: 16.5%
• Equity multiple: 5.64×
• Total profit: $289,629
• Equity at exit: $433,240

Cash invested: $62,440 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,339 medium
• Mortgage (P&I): −$1,169
• Tax est. 1.5%: −$279 /mo · $3,345/yr
• Insurance: −$93
• HOA: −$821
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-514

Break-even live

Break-even rent $2,990

Max offer price $148,594

Occupancy floor —

Sensitivity live

Price	-10% $-360	-5% $-437	+0% $-514	+5% $-591	+10% $-668
Rent	-10% $-699	-5% $-607	+0% $-514	+5% $-422	+10% $-329
Rate	-1.0pp $-402	-0.5pp $-457	base $-514	+0.5pp $-572	+1.0pp $-631

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $821 · $9,852/yr
• Likely covers: watersewertrashlandscapingsnow removalpool

Listing history 17 events

1. 2026-06-13
   statusdays on market $223,000 Pending 30 DOM
2. 2026-06-10
   days on market $223,000 Active 28 DOM
3. 2026-06-09
   days on market $223,000 Active 27 DOM
4. 2026-06-08
   days on market $223,000 Active 26 DOM
5. 2026-06-07
   days on market $223,000 Active 25 DOM
6. 2026-06-05
   days on market $223,000 Active 22 DOM
7. 2026-06-03
   days on market $223,000 Active 21 DOM
8. 2026-06-02
   days on market $223,000 Active 20 DOM
9. 2026-06-01
   days on market $223,000 Active 19 DOM
10. 2026-05-31
    days on market $223,000 Active 18 DOM
11. 2026-05-30
    days on market $223,000 Active 17 DOM
12. 2026-05-18
    status Active

    Show marketing remark (1954 chars)

    Oaks of Weymouth home featuring 2 bedrooms, 2 full baths, and approximately 1,400 square feet of living space. This well-maintained home has been substantially updated over the past several years, including a new roof and HVAC system installed in 2018. The interior offers hardwood flooring throughout most of the home, along with a beautifully remodeled kitchen featuring granite countertops, stainless steel appliances, and a ceramic tile backsplash. Both bedrooms include spacious walk-in closets for added storage and convenience. Additional features include ceiling fans everywhere to enhance energy efficiency and comfort year-round. The laundry room includes a washing machine; however, a clothes dryer is not included, as the current owner does not use one. Enjoy relaxing in the screened-in patio, providing additional three-season living space. The property also offers three approved parking spaces, making guest parking easy and convenient. This home has been lovingly cared for by the same owner for the past 24 years, reflecting true pride of ownership throughout. The backyard is generously sized and bordered by a privacy buffer of mature trees, creating a peaceful setting. Utilities include public water and privately maintained community sewer service. The Oaks of Weymouth community amenities include a swimming pool, pickleball courts, clubhouse, and meeting room for community activities. Residents also benefit from onsite property management and a well-maintained neighborhood environment. The current lot rent for a new owner will be $821 per month and includes water, sewer, trash removal, and access to all community amenities. Residents are responsible for their own lawn care and snow removal in parking areas. Seller is offering a $10,000 seller concession at closing to be used for any window repairs or replacement as a buyer may deem necessary. Come see all this home has to offer — you won’t be disappointed!

13. 2026-05-18
    status Active 1954-char remark

    Show marketing remark (1954 chars)

    Oaks of Weymouth home featuring 2 bedrooms, 2 full baths, and approximately 1,400 square feet of living space. This well-maintained home has been substantially updated over the past several years, including a new roof and HVAC system installed in 2018. The interior offers hardwood flooring throughout most of the home, along with a beautifully remodeled kitchen featuring granite countertops, stainless steel appliances, and a ceramic tile backsplash. Both bedrooms include spacious walk-in closets for added storage and convenience. Additional features include ceiling fans everywhere to enhance energy efficiency and comfort year-round. The laundry room includes a washing machine; however, a clothes dryer is not included, as the current owner does not use one. Enjoy relaxing in the screened-in patio, providing additional three-season living space. The property also offers three approved parking spaces, making guest parking easy and convenient. This home has been lovingly cared for by the same owner for the past 24 years, reflecting true pride of ownership throughout. The backyard is generously sized and bordered by a privacy buffer of mature trees, creating a peaceful setting. Utilities include public water and privately maintained community sewer service. The Oaks of Weymouth community amenities include a swimming pool, pickleball courts, clubhouse, and meeting room for community activities. Residents also benefit from onsite property management and a well-maintained neighborhood environment. The current lot rent for a new owner will be $821 per month and includes water, sewer, trash removal, and access to all community amenities. Residents are responsible for their own lawn care and snow removal in parking areas. Seller is offering a $10,000 seller concession at closing to be used for any window repairs or replacement as a buyer may deem necessary. Come see all this home has to offer — you won’t be disappointed!

14. 2026-05-14
    status Pending

    Show marketing remark (1954 chars)

    Oaks of Weymouth home featuring 2 bedrooms, 2 full baths, and approximately 1,400 square feet of living space. This well-maintained home has been substantially updated over the past several years, including a new roof and HVAC system installed in 2018. The interior offers hardwood flooring throughout most of the home, along with a beautifully remodeled kitchen featuring granite countertops, stainless steel appliances, and a ceramic tile backsplash. Both bedrooms include spacious walk-in closets for added storage and convenience. Additional features include ceiling fans everywhere to enhance energy efficiency and comfort year-round. The laundry room includes a washing machine; however, a clothes dryer is not included, as the current owner does not use one. Enjoy relaxing in the screened-in patio, providing additional three-season living space. The property also offers three approved parking spaces, making guest parking easy and convenient. This home has been lovingly cared for by the same owner for the past 24 years, reflecting true pride of ownership throughout. The backyard is generously sized and bordered by a privacy buffer of mature trees, creating a peaceful setting. Utilities include public water and privately maintained community sewer service. The Oaks of Weymouth community amenities include a swimming pool, pickleball courts, clubhouse, and meeting room for community activities. Residents also benefit from onsite property management and a well-maintained neighborhood environment. The current lot rent for a new owner will be $821 per month and includes water, sewer, trash removal, and access to all community amenities. Residents are responsible for their own lawn care and snow removal in parking areas. Seller is offering a $10,000 seller concession at closing to be used for any window repairs or replacement as a buyer may deem necessary. Come see all this home has to offer — you won’t be disappointed!

15. 2026-05-14
    historical Under Contract 1954-char remark

    Show marketing remark (1954 chars)

    Oaks of Weymouth home featuring 2 bedrooms, 2 full baths, and approximately 1,400 square feet of living space. This well-maintained home has been substantially updated over the past several years, including a new roof and HVAC system installed in 2018. The interior offers hardwood flooring throughout most of the home, along with a beautifully remodeled kitchen featuring granite countertops, stainless steel appliances, and a ceramic tile backsplash. Both bedrooms include spacious walk-in closets for added storage and convenience. Additional features include ceiling fans everywhere to enhance energy efficiency and comfort year-round. The laundry room includes a washing machine; however, a clothes dryer is not included, as the current owner does not use one. Enjoy relaxing in the screened-in patio, providing additional three-season living space. The property also offers three approved parking spaces, making guest parking easy and convenient. This home has been lovingly cared for by the same owner for the past 24 years, reflecting true pride of ownership throughout. The backyard is generously sized and bordered by a privacy buffer of mature trees, creating a peaceful setting. Utilities include public water and privately maintained community sewer service. The Oaks of Weymouth community amenities include a swimming pool, pickleball courts, clubhouse, and meeting room for community activities. Residents also benefit from onsite property management and a well-maintained neighborhood environment. The current lot rent for a new owner will be $821 per month and includes water, sewer, trash removal, and access to all community amenities. Residents are responsible for their own lawn care and snow removal in parking areas. Seller is offering a $10,000 seller concession at closing to be used for any window repairs or replacement as a buyer may deem necessary. Come see all this home has to offer — you won’t be disappointed!

16. 2026-05-09
    listed $223,000 Active

    Show marketing remark (1954 chars)

    Oaks of Weymouth home featuring 2 bedrooms, 2 full baths, and approximately 1,400 square feet of living space. This well-maintained home has been substantially updated over the past several years, including a new roof and HVAC system installed in 2018. The interior offers hardwood flooring throughout most of the home, along with a beautifully remodeled kitchen featuring granite countertops, stainless steel appliances, and a ceramic tile backsplash. Both bedrooms include spacious walk-in closets for added storage and convenience. Additional features include ceiling fans everywhere to enhance energy efficiency and comfort year-round. The laundry room includes a washing machine; however, a clothes dryer is not included, as the current owner does not use one. Enjoy relaxing in the screened-in patio, providing additional three-season living space. The property also offers three approved parking spaces, making guest parking easy and convenient. This home has been lovingly cared for by the same owner for the past 24 years, reflecting true pride of ownership throughout. The backyard is generously sized and bordered by a privacy buffer of mature trees, creating a peaceful setting. Utilities include public water and privately maintained community sewer service. The Oaks of Weymouth community amenities include a swimming pool, pickleball courts, clubhouse, and meeting room for community activities. Residents also benefit from onsite property management and a well-maintained neighborhood environment. The current lot rent for a new owner will be $821 per month and includes water, sewer, trash removal, and access to all community amenities. Residents are responsible for their own lawn care and snow removal in parking areas. Seller is offering a $10,000 seller concession at closing to be used for any window repairs or replacement as a buyer may deem necessary. Come see all this home has to offer — you won’t be disappointed!

17. 2026-05-09
    listed $223,000 Active 1954-char remark

    Show marketing remark (1954 chars)

    Oaks of Weymouth home featuring 2 bedrooms, 2 full baths, and approximately 1,400 square feet of living space. This well-maintained home has been substantially updated over the past several years, including a new roof and HVAC system installed in 2018. The interior offers hardwood flooring throughout most of the home, along with a beautifully remodeled kitchen featuring granite countertops, stainless steel appliances, and a ceramic tile backsplash. Both bedrooms include spacious walk-in closets for added storage and convenience. Additional features include ceiling fans everywhere to enhance energy efficiency and comfort year-round. The laundry room includes a washing machine; however, a clothes dryer is not included, as the current owner does not use one. Enjoy relaxing in the screened-in patio, providing additional three-season living space. The property also offers three approved parking spaces, making guest parking easy and convenient. This home has been lovingly cared for by the same owner for the past 24 years, reflecting true pride of ownership throughout. The backyard is generously sized and bordered by a privacy buffer of mature trees, creating a peaceful setting. Utilities include public water and privately maintained community sewer service. The Oaks of Weymouth community amenities include a swimming pool, pickleball courts, clubhouse, and meeting room for community activities. Residents also benefit from onsite property management and a well-maintained neighborhood environment. The current lot rent for a new owner will be $821 per month and includes water, sewer, trash removal, and access to all community amenities. Residents are responsible for their own lawn care and snow removal in parking areas. Seller is offering a $10,000 seller concession at closing to be used for any window repairs or replacement as a buyer may deem necessary. Come see all this home has to offer — you won’t be disappointed!

ⓘ 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: $28,069
• − Mortgage interest: −$12,491
• − Property taxes: −$3,345
• − Insurance: −$1,115
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − HOA: −$9,852
• − Depreciation: −$6,487
• Taxable loss: −$9,713
• Est. tax savings @ 24.0%: +$2,331
• After-tax cash flow: $-3,839/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 · 21 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated mobile home is move-in ready with good condition and minimal repairs needed.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Replace window screens — Improves energy efficiency and appearance
• Both Replace carpet with hardwood — Improves both resale and rental value
• Both Install smart home devices — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace window screens — Improves energy efficiency and appearance ↑
• Both Replace carpet with hardwood — Improves both resale and rental value ↑
• Both Install smart home devices — Enhances comfort and energy efficiency ↑

ⓘ 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 — Estell Manor

• Score: 64/100
• State rank: #414
• US rank: #14535

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Atlantic County · 143,611 people
• City population: 1,269
• 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

6 events — show timeline

• 2026-05-18 Relisted — BRIGHT MLS
• 2026-05-18 Relisted — SJSRMLS
• 2026-05-14 Pending — BRIGHT MLS
• 2026-05-14 Contingent — SJSRMLS
• 2026-05-09 Listed $223,000 SJSRMLS
• 2026-05-09 Listed $223,000 BRIGHT MLS