1544 Benjamin Franklin Ct · Mays Landing, NJ 08330

$289,000

3 bd · 2.5 ba · 1,398 sqft · Townhouse · 168 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
• Cash flow +7.4/30.0
• ARV discount +6.9/15.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +1.6/10.0

Listing remarks

Gorgeous 3 bedroom, 2.5 bath, two story condo located in the desirable Mays Landing Village, a community known for its stately brick architecture, pristine grounds, and resort style amenities. Residents enjoy access to an in ground pool, hot tub, playground, basketball court, and ample non assigned parking, all set within a beautifully maintained neighborhood. The home opens to a spacious and inviting living room featuring a gas fireplace and wide plank, hand scraped flooring, creating a cozy yet open atmosphere. A convenient powder room and washer/dryer closet are thoughtfully located just off the living space. The open concept kitchen and dining area are ideal for both everyday living and

Key facts

• Hot tub
• Play ground
• Basketball court

Tags

• IN GROUND POOL
• HOT TUB
• PLAY GROUND
• BASKETBALL COURT
• LARGE LIVING ROOM
• GAS BURNING FIREPLACE

Property features AI

Finance

• Other: Property managed by a property manager; Pets allowed with number limit and size/weight restrictions
• Financial info: Lease not considered
• HOA & community: Monthly HOA fee (approximately $358.52); HOA covers common area maintenance, exterior building maintenance, lawn care (front/rear/side), road maintenance, management, parking fee, pool(s), recreation facilities, reserve funds, and all ground fee; Community amenities include outdoor pool, hot tub, swimming pool, basketball courts, volleyball courts, playground/tot lots, and security

Exterior

• Parking: Parking lot (community/assigned parking fee included in HOA)
• Security: Community security (HOA amenity)
• Utilities: Public water; Public sewer; Natural gas for heating, cooling fuel, and hot water
• Home design: Condominium; Interior townhouse/rowhouse; Frame construction
• Construction: Frame construction; Block foundation; Above-grade and below-grade structures
• Exterior features: Community pool; Doors swing inward; Parking lot

Interior

• Kitchen: Eat-in kitchen with island and table space; Pantry; Upgraded countertops
• Bedrooms: Three bedrooms on the upper level
• Flooring: Engineered wood; Ceramic tile; Carpet; Wood floors
• Bathrooms: Two full bathrooms (both on upper levels); One half bathroom on the main level
• Heating & cooling: Central heating (forced air) — Natural gas; Central air — Natural gas; Ceiling fan(s)
• Interior features: Open floor plan; Family room off kitchen; Dining area; Eat-in kitchen with island and table space; Pantry; Recessed lighting; Upgraded countertops; Master bath; Walk-in shower; Tub shower; Walk-in closet(s); Attic; Ceiling fan(s); Carpet; Wood floors
• Laundry & utility: Laundry on main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $289k.

Deal economics

• At list price, monthly cash flow is $-368 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (13.0% below list).
• Recommended offer: $236k (18.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#214 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, health & safety B+; Watch: commute C-, cost of living D+, amenities F.
• 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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago 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

• 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 (18.4% 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. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.45%
• DSCR: 0.76
• GRM: 9.6

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	0.00mi	3/2.5	1,398 (0%)	0mo	$289,000	$207	100
1515 Benjamin Franklin Ct #515	0.03mi	3/2.5	1,398 (0%)	2mo	$290,000	$207	97
1574 John Adams Ct #1574	0.03mi	3/2.5	1,398 (0%)	6mo	$285,000	$204	93
1553 John Adams Ct #653	0.06mi	3/2.5	1,398 (0%)	7mo	$237,500	$170	92
1551 John Adams Ct	0.06mi	3/2.5	1,494 (+7%)	0mo	$285,000	$191	86
1556 Benjamin Franklin Ct	0.02mi	3/2.5	1,494 (+7%)	9mo	$295,000	$197	80
1556 Benjamin Franklin Ct #1556	0.02mi	3/2.5	1,494 (+7%)	9mo	$295,000	$197	80
1536 Madison Ct	0.04mi	3/2.5	1,456 (+4%)	13mo	$305,000	$209	80
1537 Benjamin Franklin Ct	0.02mi	3/2.5	1,494 (+7%)	11mo	$300,000	$201	78
1516 Thomas Jefferson Ct #1516	0.07mi	3/2.5	1,500 (+7%)	11mo	$305,900	$204	76
1553 Madison Ct	0.08mi	2/2.5 (-1)	1,216 (-13%)	6mo	$259,900	$214	64
85 Gasko Rd	0.74mi	2/2.0 (-1)	1,486 (+6%)	11mo	$285,000	$192	39

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: 20.4%
• Equity multiple: 2.66×
• Total profit: $134,229
• Equity at exit: $260,354

10-year hold

• IRR: 18.7%
• Equity multiple: 6.12×
• Total profit: $414,217
• Equity at exit: $561,463

Cash invested: $80,920 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,516 medium
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$358
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-368

Break-even live

Break-even rent $2,981

Max offer price $235,777

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-268	+0% $-368	+5% $-468	+10% $-568
Rent	-10% $-567	-5% $-467	+0% $-368	+5% $-268	+10% $-169
Rate	-1.0pp $-222	-0.5pp $-294	base $-368	+0.5pp $-443	+1.0pp $-519

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: $72,250
• Closing costs: $8,670
• 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	1.06mi

HOA detail

• Monthly dues: $358 · $4,296/yr
• Likely covers: gaslandscapingpoolparking

Listing history 7 events

1. 2026-05-03
   status Pending
2. 2026-04-27
   historical Active Under Contract
3. 2025-12-23
   price $289,000
4. 2025-12-23
   price $289,000
5. 2025-11-10
   listed $295,000 Active
6. 2010-03-31
   historical
7. 2009-11-10
   listed $178,000

ⓘ 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: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,415
• − Management: −$2,415
• − HOA: −$4,296
• − Depreciation: −$8,407
• Taxable loss: −$9,314
• Est. tax savings @ 24.0%: +$2,235
• After-tax cash flow: $-2,178/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 — Mays Landing

• Score: 72/100
• State rank: #214
• US rank: #5982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mays Landing, NJ
• County: Atlantic County · 143,611 people
• City population: 29,972
• 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

+62.4% since first listed

7 events — show timeline

• 2026-05-03 Pending — BRIGHT MLS
• 2026-04-27 Contingent — BRIGHT MLS
• 2025-12-23 Price Changed $289,000 SJSRMLS
• 2025-12-23 Price Changed $289,000 BRIGHT MLS
• 2025-11-10 Listed $295,000 BRIGHT MLS
• 2010-03-31 Listing Removed — BRIGHT MLS
• 2009-11-10 Listed $178,000 BRIGHT MLS