49 Dogwood Ln · Estell Manor, NJ 08330

$225,000

2 bd · 2.0 ba · 1,680 sqft · SingleFamily · 42 Days on market

Built 2022 Good condition $134/sqft · at area comps Est $217k · at est.

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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 +19.6/30.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• ARV discount +5.8/15.0
• 1% rule +5.2/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Like new (2022) Enjoy the covered front porch, large living opens to Chef's kitchen, upgraded cabinets, center island, stainless sink & all appliances, gas range, formal dining rm w/ new laminate floor/ Sliding door opens to deck with retractable remote awning, den (make great office or 3rd BR) guest rm. with hall bath, master suite has walk in closet with storage cabinet & organizer shelves, huge master bath, shower with seat, double sink & custom vanity w/ dressing area. Laundry room with laundry sink opens to deck also. Attic opening. Large storage shed gives extra storage. Enjoy Adult Lifestye with all the Oaks activities & amenities including Jersey shore points and Atlantic City casninos.

Key facts

• Private deck
• Large center island
• Walk-in closet

Tags

• CHEF'S KITCHEN
• LARGE CENTER ISLAND
• PRIVATE DECK
• WALK-IN CLOSET
• CUSTOM BUILT-INS
• SPA-LIKE EN-SUITE BATH

Property features AI

Finance

• Other: Not in a floodplain
• HOA & community: Adult community (55+)

Exterior

• Parking: Two-car exterior parking
• Utilities: Public sewer; Private water
• Home design: Gray exterior; Vinyl siding; Mobile home; Property is listed for sale; Located in an estate
• Construction: 2-5 years old
• Exterior features: Deck; Porch; Shed; Sidewalks; Sprinkler system; Stone driveway; Insulated glass (storms/screens)

Interior

• Kitchen: Dishwasher; Gas stove; Self-cleaning oven; Microwave; Refrigerator; Center island
• Bedrooms: Master bedroom on main floor; Additional bedroom(s) on main floor
• Flooring: Vinyl flooring; Wall-to-wall carpet
• Bathrooms: Two full bathrooms on main floor
• Heating & cooling: Central air conditioning; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Carbon monoxide detector; Smoke/fire alarm; Kitchen center island; Walk-in closet; Blinds, curtains and drapes
• Laundry & utility: Washer; Dryer; Main floor laundry/utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 6.1% in Estell Manor — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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.
• Market conditions: 240 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $216,658
• List price: $225,000
• Delta: 3.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Pinetree Ln	0.10mi	2/2.0	1,600 (-5%)	10mo	$219,900	$137	79
11 Maple Ct	0.08mi	3/2.0 (+1)	1,600 (-5%)	5mo	$230,000	$144	79
5 Sycamore Ln	0.14mi	2/2.0	1,680 (0%)	19mo	$242,000	$144	78
17 Fernwood Ln	0.14mi	2/2.0	1,680 (0%)	21mo	$175,000	$104	76
2 Poplar Ct	0.19mi	2/2.0	1,680 (0%)	19mo	$210,000	$125	75
17 Chestnut Ct	0.23mi	2/2.0	1,600 (-5%)	13mo	$195,000	$122	70
2 Birch	0.09mi	3/2.0 (+1)	1,500 (-11%)	8mo	$200,000	$133	66
15 Locust Ct	0.19mi	2/2.0	1,600 (-5%)	21mo	$174,000	$109	66
24 Dogwood Ln	0.15mi	3/2.0 (+1)	1,792 (+7%)	17mo	$200,000	$112	62
70 Hickory Ln	0.15mi	2/2.0	1,456 (-13%)	13mo	$190,000	$130	60
60 Pinetree Ln	0.33mi	3/2.0 (+1)	1,500 (-11%)	3mo	$225,000	$150	59

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: 27.8%
• Equity multiple: 3.21×
• Total profit: $139,012
• Equity at exit: $202,698

10-year hold

• IRR: 24.3%
• Equity multiple: 7.29×
• Total profit: $396,510
• Equity at exit: $437,126

Cash invested: $63,000 (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 08330

• Home prices YoY: 3.9%
• Active inventory: 240
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $258

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 84%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-10
   days on market $225,000 Under Contract 42 DOM
2. 2026-06-09
   days on market $225,000 Under Contract 41 DOM
3. 2026-06-08
   days on market $225,000 Under Contract 40 DOM
4. 2026-06-07
   days on market $225,000 Under Contract 39 DOM
5. 2026-06-05
   days on market $225,000 Under Contract 36 DOM
6. 2026-06-03
   days on market $225,000 Under Contract 35 DOM
7. 2026-06-02
   days on market $225,000 Under Contract 34 DOM
8. 2026-06-01
   days on market $225,000 Under Contract 33 DOM
9. 2026-05-31
   days on market $225,000 Under Contract 32 DOM
10. 2026-05-30
    days on market $225,000 Under Contract 31 DOM
11. 2026-05-12
    historical Under Contract 1172-char remark
12. 2026-04-29
    listed $225,000 Active 1172-char remark
13. 2023-12-12
    soldstatus $190,000 Sold 727-char remark

    Show marketing remark (727 chars)

    Like new (2022) Enjoy the covered front porch, large living opens to Chef's kitchen, upgraded cabinets, center island, stainless sink & all appliances, gas range, formal dining rm w/ new laminate floor/ Sliding door opens to deck with retractable remote awning, den (make great office or 3rd BR) guest rm. with hall bath, master suite has walk in closet with storage cabinet & organizer shelves, huge master bath, shower with seat, double sink & custom vanity w/ dressing area. Laundry room with laundry sink opens to deck also. Attic opening. Large storage shed gives extra storage. Enjoy Adult Lifestye with all the Oaks activities & amenities including Jersey shore points and Atlantic City casninos.

14. 2023-11-08
    historical Under Contract 727-char remark

    Show marketing remark (727 chars)

    Like new (2022) Enjoy the covered front porch, large living opens to Chef's kitchen, upgraded cabinets, center island, stainless sink & all appliances, gas range, formal dining rm w/ new laminate floor/ Sliding door opens to deck with retractable remote awning, den (make great office or 3rd BR) guest rm. with hall bath, master suite has walk in closet with storage cabinet & organizer shelves, huge master bath, shower with seat, double sink & custom vanity w/ dressing area. Laundry room with laundry sink opens to deck also. Attic opening. Large storage shed gives extra storage. Enjoy Adult Lifestye with all the Oaks activities & amenities including Jersey shore points and Atlantic City casninos.

15. 2023-10-26
    listed $200,000 Active 727-char remark

    Show marketing remark (727 chars)

    Like new (2022) Enjoy the covered front porch, large living opens to Chef's kitchen, upgraded cabinets, center island, stainless sink & all appliances, gas range, formal dining rm w/ new laminate floor/ Sliding door opens to deck with retractable remote awning, den (make great office or 3rd BR) guest rm. with hall bath, master suite has walk in closet with storage cabinet & organizer shelves, huge master bath, shower with seat, double sink & custom vanity w/ dressing area. Laundry room with laundry sink opens to deck also. Attic opening. Large storage shed gives extra storage. Enjoy Adult Lifestye with all the Oaks activities & amenities including Jersey shore points and Atlantic City casninos.

ⓘ 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: $27,539
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$6,545
• Taxable loss: −$516
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $3,221/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 · 12 photos

Good 80/100 Cosmetic rehab

This 'like-new' home in Estell Manor, built in 2022, offers a bright open floor plan with modern amenities and a good condition score. It's ready for move-in and minor updates to enhance its curb appeal and value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value.
• Resale Replace carpet in living areas — Fresh carpet improves aesthetics and comfort.
• Rental Clean and maintain HVAC system — Ensures comfort and reduces maintenance costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value. ↑
• Resale Replace carpet in living areas — Fresh carpet improves aesthetics and comfort. ↑
• Rental Clean and maintain HVAC system — Ensures comfort and reduces maintenance costs for tenants. ↑

ⓘ 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

+10.0% since first listed

6 events — show timeline

• 2026-06-10 Sold (MLS) $220,000 SJSRMLS
• 2026-05-12 Contingent — SJSRMLS
• 2026-04-29 Listed $225,000 SJSRMLS
• 2023-12-12 Sold (MLS) $190,000 SJSRMLS
• 2023-11-08 Contingent — SJSRMLS
• 2023-10-26 Listed $200,000 SJSRMLS