5 Redwood Ct · Estell Manor, NJ 08330

$209,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 4 Days on market

Built 2019 Est $200k · at est. $686/mo HOA · 26% of rent

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Why this score? — see what drove the C- 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 +12.5/30.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +5.4/15.0
• Schools +4.7/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * * New Listing Alert! Bright and cheery 3 bed 2 bath ranch style home in Oaks of Weymouth ready for you to make it your own! Located in a cul-de-sac, this home is situated beautifully for privacy and relaxation. Enjoy your morning coffee on your front porch and evening grilling on your side deck, this home offers everything you need for your next season of life! Beautiful kitchen with nice finishes throughout. Affordable living at its best with no compromising of space and amenities! Enjoy the clubhouse and pool, take a stroll through the neighborhood, THIS is the home and the lifestyle you've been waiting for. Schedule your showing today!

Key facts

• Clubhouse
• Front porch
• Side deck

Tags

• CUL-DE-SAC
• FRONT PORCH
• SIDE DECK
• CLUBHOUSE
• POOL

Property features AI

Finance

• Financial info: Ground rent listed as an annual expense item
• HOA & community: Monthly association fee of $686; HOA fees cover sewer, taxes, trash, water, snow removal, and pool(s)

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Private / community water; Public sewer; Natural gas available; Electric available; Natural gas hot water
• Home design: Manufactured home; Single-story (main-level living); Above-grade living space approximately 1,500 finished square feet; Senior community with 55+ age requirement
• Construction: Combination construction materials; Crawl space foundation; Above-grade structures present
• Exterior features: Community pool; Shed; Ground rent applies

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas stove / oven; Water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: 90% efficiency forced air heating; Natural gas heating fuel; Central air conditioning (electric)
• Interior features: Carpeted areas; Gourmet kitchen with island; Traditional floor plan; Stall shower and tub/shower; Ceiling fan(s); Formal dining room; Family room opening to the kitchen
• Laundry & utility: Washer and dryer; Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-29 ($-353/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (2.0% below list).
• Meets the 1% rule at list price ($3k rent vs $209k).
• Recommended offer: $205k (2.0% 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 41% 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 $22k of equity ($1k loan paydown + $21k 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 $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $204,748 (2.0% 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. 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: 1.27% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $199,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Birch	0.11mi	3/2.0	1,500 (0%)	8mo	$200,000	$133	88
60 Pinetree Ln	0.30mi	3/2.0	1,500 (0%)	4mo	$225,000	$150	83
11 Maple Ct	0.18mi	3/2.0	1,600 (+7%)	6mo	$230,000	$144	76
70 Hickory Ln	0.08mi	2/2.0 (-1)	1,456 (-3%)	13mo	$190,000	$130	76
13 Hickory Ln	0.27mi	2/2.0 (-1)	1,400 (-7%)	4mo	$164,900	$118	68
4 Pinetree Ln	0.21mi	2/2.0 (-1)	1,600 (+7%)	10mo	$219,900	$137	66
17 Chestnut Ct	0.17mi	2/2.0 (-1)	1,600 (+7%)	13mo	$195,000	$122	65
58 Hickory Ln	0.17mi	2/2.0 (-1)	1,400 (-7%)	14mo	$132,500	$95	64
15 Redwood Ln	0.19mi	3/2.0	1,344 (-10%)	13mo	$229,000	$170	63
15 Locust Ct	0.21mi	2/2.0 (-1)	1,600 (+7%)	21mo	$174,000	$109	57
5 Sycamore Ln	0.14mi	2/2.0 (-1)	1,680 (+12%)	19mo	$242,000	$144	53
2 Poplar Ct	0.29mi	2/2.0 (-1)	1,680 (+12%)	19mo	$210,000	$125	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: 23.9%
• Equity multiple: 2.92×
• Total profit: $112,417
• Equity at exit: $188,284

10-year hold

• IRR: 21.3%
• Equity multiple: 6.70×
• Total profit: $333,439
• Equity at exit: $406,041

Cash invested: $58,520 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,659 medium
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$686
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-29

Break-even live

Break-even rent $2,697

Max offer price $204,748

Occupancy floor 96%

Sensitivity live

Price	-10% $115	-5% $43	+0% $-29	+5% $-102	+10% $-174
Rent	-10% $-239	-5% $-134	+0% $-29	+5% $76	+10% $181
Rate	-1.0pp $76	-0.5pp $24	base $-29	+0.5pp $-84	+1.0pp $-139

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $686 · $8,232/yr
• Likely covers: pool

Listing history 4 events

1. 2026-06-22
   days on market $209,000 Active 4 DOM
2. 2026-06-19
   days on market $209,000 Active 2 DOM
3. 2026-06-17
   remarks 649-char remark
4. 2026-06-17
   listed $209,000 Active 1 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: $31,913
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,553
• − Management: −$2,553
• − HOA: −$8,232
• − Depreciation: −$6,080
• Taxable loss: −$3,392
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $461/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: 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

2 events — show timeline

• 2026-06-17 Listed $209,000 BRIGHT MLS
• 2026-06-14 Listed $209,000 SJSRMLS