330 Falcon Dr · Little Egg Harbor, NJ 08087

$200,000

3 bd · 1.0 ba · 978 sqft · SingleFamily public records · 28 Days on market

Built 1982 4,791 sqft lot Est $299k · 33% under

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Why this score? — see what drove the B 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 330 Falcon Drive, this 3 bedroom 1 bath home is ready for you to come in and remodel it to make it H O M E .... Windows were replaced in the last few years as was the roof, solar is about $50 a month and helps with the electric. Close to regional shopping, beaches, and marinas. Jersey Shore home up for grabs. Make an appointment today. Being sold as is, Buyer to get transfer of title CO. A project for someone willing to do a full rehab.

Key facts

• Close to marinas
• Windows replaced
• Roof replaced

Tags

• WINDOWS REPLACED
• ROOF REPLACED
• CLOSE TO REGIONAL SHOPPING
• CLOSE TO BEACHES
• CLOSE TO MARINAS

Property features AI

Finance

• Other: Not located in a federal flood zone; No horses allowed; Above-grade finished area reported by assessor; Total of 5 rooms; No basement
• Financial info: Fee simple ownership; Property assessed values provided (financial details excluded per instructions)
• HOA & community: No HOA information provided

Exterior

• Parking: Driveway parking for two vehicles; Two total garage/parking spaces
• Security: No security features provided
• Utilities: Public water; Public sewer; Electric hot water; Municipal trash service
• Home design: Detached structure; Not winterized
• Construction: Wood siding, stick-built construction; Shingle roof; Crawl space foundation; Built year per assessor (year built source: Assessor)
• Exterior features: Level lot; Lot dimensions approximately 50 x 100

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric baseboard heating; Window air conditioning units (electric)
• Interior features: Has a free-standing wood fireplace; Major rehab needed
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Pinelands Regional School District (rural): math 14% / reading 46% proficiency, ranked #344 of 472 in NJ (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 297 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 35% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Ocean County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $49k; list at $200k implies a 309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.34% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.38%
• DSCR: 1.68
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $299,268
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Falcon Dr	0.00mi	3/1.0	978 (0%)	0mo	$170,000	$174	100
118 Lake Deerbrook Dr	0.30mi	3/1.0	1,040 (+6%)	2mo	$335,000	$322	74
18 Lake Huron Dr	0.47mi	3/1.0	1,000 (+2%)	1mo	$430,000	$430	73
425 National Union Blvd	0.29mi	3/1.0	1,056 (+8%)	1mo	$338,000	$320	73
215 Lexington Dr	0.38mi	2/1.0 (-1)	944 (-4%)	2mo	$145,000	$154	70
233 Yorktowne Dr	0.45mi	2/2.0 (-1)	986 (+1%)	3mo	$249,900	$253	67
203 Lake Placid Dr	0.19mi	2/1.0 (-1)	864 (-12%)	2mo	$324,900	$376	65
26 W Mullica Rd	0.74mi	3/2.0	986 (+1%)	2mo	$302,000	$306	59
21 S Dayton Dr	0.71mi	2/1.0 (-1)	912 (-7%)	0mo	$425,000	$466	50
106 Lantern Pl	0.62mi	2/2.0 (-1)	1,056 (+8%)	1mo	$245,000	$232	48
114 Mohican Ln	0.67mi	2/2.0 (-1)	1,056 (+8%)	0mo	$285,000	$270	46
123 Mohican Ln	0.65mi	2/2.0 (-1)	1,056 (+8%)	3mo	$160,000	$152	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $13,349
• Equity at exit: $29,821

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $70,679
• Equity at exit: $17,292

Cash invested: $56,000 (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 08087

• Active inventory: 297
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,675 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$263 /mo · $3,156/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $718

Break-even live

Break-even rent $1,766

Max offer price $200,000

Occupancy floor 68%

Sensitivity live

Price	-10% $831	-5% $774	+0% $718	+5% $661	+10% $604
Rent	-10% $506	-5% $612	+0% $718	+5% $823	+10% $929
Rate	-1.0pp $818	-0.5pp $769	base $718	+0.5pp $666	+1.0pp $613

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Pin Oak Ln Little Egg Harbor Twp, NJ	3.0	1.5	1000	$2,550	$2.55	0d	1	0.48mi
12 Timberline Dr Little Egg Harbor Twp, NJ	2.0	1.5	943	$2,250	$2.39	25d	1	0.99mi

Listing history 12 events

1. 2026-06-17
   remarks 453-char remark
2. 2026-06-17
   days on marketlisting id $200,000 Pending 28 DOM
3. 2026-05-18
   status Pending 453-char remark

   Show marketing remark (453 chars)

   Welcome to 330 Falcon Drive, this 3 bedroom 1 bath home is ready for you to come in and remodel it to make it H O M E .... Windows were replaced in the last few years as was the roof, solar is about $50 a month and helps with the electric. Close to regional shopping, beaches, and marinas. Jersey Shore home up for grabs. Make an appointment today. Being sold as is, Buyer to get transfer of title CO. A project for someone willing to do a full rehab.

4. 2026-05-12
   status Pending
5. 2026-05-03
   historical Active Under Contract
6. 2026-04-21
   status Active
7. 2026-04-20
   listed $200,000 Active 453-char remark

   Show marketing remark (453 chars)

   Welcome to 330 Falcon Drive, this 3 bedroom 1 bath home is ready for you to come in and remodel it to make it H O M E .... Windows were replaced in the last few years as was the roof, solar is about $50 a month and helps with the electric. Close to regional shopping, beaches, and marinas. Jersey Shore home up for grabs. Make an appointment today. Being sold as is, Buyer to get transfer of title CO. A project for someone willing to do a full rehab.

8. 2026-02-27
   historical Active Under Contract
9. 2026-01-30
   listed $200,000 Active
10. 1999-03-18
    soldstatus $48,950
11. 1988-12-08
    soldstatus $92,500
12. 1988-09-12
    soldstatus $78,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $3,156 · $263/mo
• Projected year-2 tax: $4,068 · $339/mo
• Expected delta: +$912/yr (+$76/mo · 28.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,094
• − Mortgage interest: −$11,203
• − Property taxes: −$3,156
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,568
• − Management: −$2,568
• − Depreciation: −$5,818
• Taxable income: $5,781
• Est. tax owed @ 24.0%: −$1,388
• After-tax cash flow: $7,225/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: Pinelands Regional School District
• NCES district ID: 3413000
• Math proficiency: 14% ▼ -20.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $59,396
• Composite: 26.97/100
• National rank: #7075
• State rank: #344 of 472 in NJ

Livability — Little Egg Harbor

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Mystic Island, NJ
• County: Ocean County · 439,426 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 25,342
• Household income: $91,677
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 519.0

Population outlook (Ocean County) Hauer SSP2

• Today (2025): 586,991 people
• By 2030: 581,403 · -1.0%
• By 2040: 564,913 · -3.8%
• By 2050: 538,149 · -8.3%
• By 2075: 468,845 · -20.1%
• By 2100: 350,297 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 6% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Ocean

• 2024 margin: Solid R (+36.0) · D 31.4% · R 67.4% · Other 1.2%
• 2008→2024 swing: -17.6pp toward R · 2008: -18.4pp · 2024: -36.0pp
• All cycles: 2024: R+36.0 2020: R+28.7 2016: R+34.0 2012: R+17.7 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -243.86%
• Current HPI: 340.4378
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+156.4% since first listed

10 events — show timeline

• 2026-05-18 Pending — MOMLS
• 2026-05-12 Pending — BRIGHT MLS
• 2026-05-03 Contingent — BRIGHT MLS
• 2026-04-21 Relisted — BRIGHT MLS
• 2026-04-20 Listed $200,000 MOMLS
• 2026-02-27 Contingent — BRIGHT MLS
• 2026-01-30 Listed $200,000 BRIGHT MLS
• 1999-03-18 Sold (Public Records) $48,950 Public Records
• 1988-12-08 Sold (Public Records) $92,500 Public Records
• 1988-09-12 Sold (Public Records) $78,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $3,156 · +10.8% YoY. Source: county tax records.