6321 Crocus St · Estell Manor, NJ 08330

$152,337

4 bd · 1.5 ba · 1,784 sqft · SingleFamily public records · 28 Days on market

Built 1966 0.26 ac lot $85/sqft · 59% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

* * * PLEASE NOTE!! Auction has ENDED. Offer has NOT been accepted yet, so we can not place u/c. If there is another auction round we will send out a notification through showing time to everyone that has shown property. * * * Property is being sold at auction. Agents, please review agent comments and visit auction website as most of your questions can be answered there. Opportunity knocks at 6321 Crocus Street in Hamilton Township (08330)! This 4-bedroom, 1.5-bath home offers approximately 1,784 square feet of living space and is ready for its next chapter. Built in 1966, the property is being sold strictly as-is and presents a great opportunity for investors, renovators, or buyers looking to bring their vision and make it their own. Situated on an approximately 90 x 125 irregular lot, the home features a large backyard that backs directly to Harding Lake, offering a peaceful, natural setting with plenty of potential for outdoor living or future improvements. The interior provides a spacious layout with four bedrooms and generous living areas. Located in Hamilton Township, this property benefits from a convenient South Jersey location with access to shopping, dining, and everyday amenities. Commuters will appreciate proximity to major roadways including I-295, the Atlantic City Expressway, and other regional routes, making travel to Atlantic City, Philadelphia, and surrounding areas straightforward. Whether you're looking for your next project or a property with strong upside potential, 6321 Crocus Street is a chance to invest in a desirable location with scenic backyard views and room to add value. Property is being sold As-Is condition. Buyer is responsible for all certifications. Seller never occupied. Neither the seller or listing agent make any representation as to the accuracy of any information contained herein. Buyer must conduct their own due diligence, verification, research and inspections and are relying solely on the results thereof.

Key facts

• Large backyard
• Access to shopping
• Access to dining

Tags

• LARGE BACKYARD
• BACKS DIRECTLY TO HARDING LAKE
• SCENIC BACKYARD VIEWS
• ACCESS TO SHOPPING
• ACCESS TO DINING
• ACCESS TO EVERYDAY AMENITIES

Property features AI

Exterior

• Parking: Front-entry attached garage (1 garage space); Driveway providing 2 additional parking spaces; Total of 3 garage and parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached property; Above-grade finished living space (per assessor)
• Construction: Frame construction; Slab foundation; Above-grade and below-grade structures noted
• Exterior features: Not in a federal flood zone; Lot approximately 90 x 125 (irregular)

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Four bedrooms on the upper level
• Bathrooms: One full bathroom; One half bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living room; Den; Utility room; No basement
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $978 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $152k).
• Recommended offer: $150k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 6.1% in Estell Manor — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: schools C-, amenities F, commute 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.
• Market conditions: 240 active listings in the ZIP; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $2,987/mo this rent would consume 46% of the median local household income ($77k/yr) (locally 1003% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $43k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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

• Watch-outs: property tax is 4.1% of price.
• 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 $150,051 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.96% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.50%
• DSCR: 2.22
• GRM: 4.2

CMA / ARV

• ARV (median comp): $367,185
• List price: $152,337
• Delta: -58.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6324 Bensen Ave	0.07mi	4/2.0	1,800 (+1%)	19mo	$315,000	$175	77
143 Rainbow	0.44mi	3/2.5 (-1)	1,822 (+2%)	1mo	$435,000	$239	66
58 Irving Ct	0.27mi	3/2.5 (-1)	1,908 (+7%)	3mo	$449,000	$235	64
6171 Robin Dr	0.40mi	3/1.5 (-1)	1,626 (-9%)	1mo	$380,000	$234	61
6313 Bensen Ave	0.07mi	3/1.5 (-1)	1,544 (-14%)	15mo	$340,000	$220	57
6156 Robin Dr	0.50mi	3/2.5 (-1)	1,737 (-3%)	13mo	$330,000	$190	53
47 Delancy Ct	0.37mi	3/2.5 (-1)	1,711 (-4%)	21mo	$389,900	$228	50
6161 Falcon Run Rd	0.46mi	3/2.5 (-1)	1,900 (+6%)	16mo	$340,000	$179	46
6210 Quinn Ave	0.33mi	3/2.0 (-1)	1,532 (-14%)	17mo	$330,000	$215	40
6172 Red Hawk Ct	0.43mi	3/2.5 (-1)	1,596 (-10%)	18mo	$330,000	$207	38

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: 45.1%
• Equity multiple: 4.41×
• Total profit: $145,481
• Equity at exit: $137,237

10-year hold

• IRR: 39.2%
• Equity multiple: 9.91×
• Total profit: $379,943
• Equity at exit: $295,957

Cash invested: $42,654 (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: 240
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,987 medium
• Mortgage (P&I): −$799
• Tax from tax record: −$520 /mo · $6,241/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $978

Break-even live

Break-even rent $1,750

Max offer price $152,337

Occupancy floor 62%

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: $38,084
• Closing costs: $4,570
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-30
   listed $152,337 Active 1840-char remark

   Show marketing remark (1987 chars)

   * * * PLEASE NOTE!! Auction has ENDED. Offer has NOT been accepted yet, so we can not place u/c. If there is another auction round we will send out a notification through showing time to everyone that has shown property. * * * Property is being sold at auction. Agents, please review agent comments and visit auction website as most of your questions can be answered there. Opportunity knocks at 6321 Crocus Street in Hamilton Township (08330)! This 4-bedroom, 1.5-bath home offers approximately 1,784 square feet of living space and is ready for its next chapter. Built in 1966, the property is being sold strictly as-is and presents a great opportunity for investors, renovators, or buyers looking to bring their vision and make it their own. Situated on an approximately 90 x 125 irregular lot, the home features a large backyard that backs directly to Harding Lake, offering a peaceful, natural setting with plenty of potential for outdoor living or future improvements. The interior provides a spacious layout with four bedrooms and generous living areas. Located in Hamilton Township, this property benefits from a convenient South Jersey location with access to shopping, dining, and everyday amenities. Commuters will appreciate proximity to major roadways including I-295, the Atlantic City Expressway, and other regional routes, making travel to Atlantic City, Philadelphia, and surrounding areas straightforward. Whether you're looking for your next project or a property with strong upside potential, 6321 Crocus Street is a chance to invest in a desirable location with scenic backyard views and room to add value. Property is being sold As-Is condition. Buyer is responsible for all certifications. Seller never occupied. Neither the seller or listing agent make any representation as to the accuracy of any information contained herein. Buyer must conduct their own due diligence, verification, research and inspections and are relying solely on the results thereof.

2. 2026-04-30
   listed $152,337 Active 1987-char remark

   Show marketing remark (1987 chars)

   * * * PLEASE NOTE!! Auction has ENDED. Offer has NOT been accepted yet, so we can not place u/c. If there is another auction round we will send out a notification through showing time to everyone that has shown property. * * * Property is being sold at auction. Agents, please review agent comments and visit auction website as most of your questions can be answered there. Opportunity knocks at 6321 Crocus Street in Hamilton Township (08330)! This 4-bedroom, 1.5-bath home offers approximately 1,784 square feet of living space and is ready for its next chapter. Built in 1966, the property is being sold strictly as-is and presents a great opportunity for investors, renovators, or buyers looking to bring their vision and make it their own. Situated on an approximately 90 x 125 irregular lot, the home features a large backyard that backs directly to Harding Lake, offering a peaceful, natural setting with plenty of potential for outdoor living or future improvements. The interior provides a spacious layout with four bedrooms and generous living areas. Located in Hamilton Township, this property benefits from a convenient South Jersey location with access to shopping, dining, and everyday amenities. Commuters will appreciate proximity to major roadways including I-295, the Atlantic City Expressway, and other regional routes, making travel to Atlantic City, Philadelphia, and surrounding areas straightforward. Whether you're looking for your next project or a property with strong upside potential, 6321 Crocus Street is a chance to invest in a desirable location with scenic backyard views and room to add value. Property is being sold As-Is condition. Buyer is responsible for all certifications. Seller never occupied. Neither the seller or listing agent make any representation as to the accuracy of any information contained herein. Buyer must conduct their own due diligence, verification, research and inspections and are relying solely on the results thereof.

3. 2011-07-21
   soldstatus $187,707
4. 2011-07-20
   soldstatus $187,707

   Show marketing remark (154 chars)

   USDA-RH QUALIFIED HOME! Home is Like NEW. You must see this beautiful home which backs to lake. Shade trees, deck. Redone in and out. Please take a look.

5. 2011-06-05
   historical

   Show marketing remark (154 chars)

   USDA-RH QUALIFIED HOME! Home is Like NEW. You must see this beautiful home which backs to lake. Shade trees, deck. Redone in and out. Please take a look.

6. 2011-03-16
   listed $199,000

   Show marketing remark (154 chars)

   USDA-RH QUALIFIED HOME! Home is Like NEW. You must see this beautiful home which backs to lake. Shade trees, deck. Redone in and out. Please take a look.

7. 2010-03-08
   soldstatus $125,000
8. 2010-02-26
   soldstatus $125,000
9. 2010-01-06
   historical
10. 2009-07-16
    listed $185,000
11. 2009-06-30
    historical
12. 2007-06-30
    listed $227,900
13. 1988-09-21
    soldstatus $90,000

ⓘ 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: $6,241 · $520/mo
• Projected year-2 tax: $6,241 · $520/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,849
• − Mortgage interest: −$8,533
• − Property taxes: −$6,241
• − Insurance: −$762
• − Repairs & maintenance: −$2,868
• − Management: −$2,868
• − Depreciation: −$4,432
• Taxable income: $10,146
• Est. tax owed @ 24.0%: −$2,435
• After-tax cash flow: $9,297/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 — 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
• 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

+69.3% since first listed

15 events — show timeline

• 2026-05-28 Contingent — SJSRMLS
• 2026-05-28 Pending — BRIGHT MLS
• 2026-04-30 Listed $152,337 BRIGHT MLS
• 2026-04-30 Listed $152,337 SJSRMLS
• 2011-07-21 Sold (Public Records) $187,707 Public Records
• 2011-07-20 Sold (MLS) $187,707 SJSRMLS
• 2011-06-05 Listing Removed — SJSRMLS
• 2011-03-16 Listed $199,000 SJSRMLS
• 2010-03-08 Sold (Public Records) $125,000 Public Records
• 2010-02-26 Sold (MLS) $125,000 SJSRMLS
• 2010-01-06 Listing Removed — SJSRMLS
• 2009-07-16 Listed $185,000 SJSRMLS
• 2009-06-30 Listing Removed — BRIGHT MLS
• 2007-06-30 Listed $227,900 BRIGHT MLS
• 1988-09-21 Sold (Public Records) $90,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $6,241 · +2.6% YoY. Source: county tax records.