5 Navajo Ct #5 · Galloway, NJ 08205

$193,000

2 bd · 2.0 ba · 1,040 sqft · Condo · 40 Days on market

Built 1991 Good condition $250/mo HOA · 13% 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).

• Cash flow +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Condition / age +3.8/5.0
• DSCR +3.7/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * MULTIPLE OFFERS * * HIGHEST AND BEST DUE BY 05/18 12:00PM * * NEW LISTING * * Welcome to this beautifully maintained 2nd-floor condominium featuring a rare and desirable 2-way entry layout with an amazing floor plan designed for comfortable everyday living. Step into the large open living room filled with natural light, while the laminate flooring throughout the unit adds a clean, modern touch and makes maintenance easy. The cozy, beautifully designed kitchen flows perfectly into the dining area, surrounded by multiple windows overlooking the parking area, creating a bright and inviting atmosphere. The spacious common bathroom features tiled flooring and ample space, while the primary suite is tucked away in the back of the unit, complete with a walk-in closet and peaceful wooded views for added privacy and relaxation. Enjoy your own covered private balcony facing the wooded lot — the perfect place to unwind with morning coffee or evening fresh air. The neighborhood also offers the comfort of multiple security cameras throughout the community. A wonderful opportunity offering comfort, privacy, functionality, and great value all in one package!

Key facts

• $250 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $193k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-26 ($-318/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (2.0% below list).
• Meets the 1% rule at list price ($2k rent vs $193k).
• Recommended offer: $187k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Greater Egg Harbor Regional High School District (suburban): math 16% / reading 49% proficiency, ranked #319 of 472 in NJ (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 240 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

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.
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.
• Current owner paid $80k; list at $193k implies a 142% 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 $187,210 (3.0% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-32,776
• Equity at exit: $28,777

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-29,966
• Equity at exit: $16,687

Cash invested: $54,040 (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 08205

• Home prices YoY: -12.3%
• Active inventory: 240
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,971 medium
• Mortgage (P&I): −$1,012
• Tax est. 1.5%: −$241 /mo · $2,895/yr
• Insurance: −$80
• HOA: −$250
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-26

Break-even live

Break-even rent $2,005

Max offer price $189,171

Occupancy floor 96%

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Iroquois Dr Galloway, NJ	2.0	1.0	855	$1,800	$2.11	13d	1	0.21mi
31 Arapaho Pl Unit 1 Galloway, NJ	2.0	1.0	855	$2,100	$2.46	13d	1	0.71mi
180 Walden Way Galloway, NJ	1.0–3.0	1.0–2.5	1037	$2,319	$2.24	1d	1	0.83mi
64 Mattix Run Galloway, NJ	2.0	1.0	1007	$1,800	$1.79	21d	1	1.38mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-17
   days on market $193,000 Under Contract 40 DOM
2. 2026-06-16
   days on market $193,000 Under Contract 39 DOM
3. 2026-06-15
   days on market $193,000 Under Contract 38 DOM
4. 2026-06-14
   days on market $193,000 Under Contract 36 DOM
5. 2026-06-13
   days on market $193,000 Under Contract 35 DOM
6. 2026-06-10
   days on market $193,000 Under Contract 33 DOM
7. 2026-06-09
   days on market $193,000 Under Contract 32 DOM
8. 2026-06-08
   days on market $193,000 Under Contract 31 DOM
9. 2026-06-07
   days on market $193,000 Under Contract 30 DOM
10. 2026-06-03
    days on market $193,000 Under Contract 26 DOM
11. 2026-06-02
    days on market $193,000 Under Contract 25 DOM
12. 2026-06-01
    days on market $193,000 Under Contract 24 DOM
13. 2026-05-31
    days on market $193,000 Under Contract 23 DOM
14. 2026-05-30
    days on market $193,000 Under Contract 22 DOM
15. 2026-05-06
    listed $193,000 Active 1177-char remark

    Show marketing remark (1177 chars)

    * * MULTIPLE OFFERS * * HIGHEST AND BEST DUE BY 05/18 12:00PM * * NEW LISTING * * Welcome to this beautifully maintained 2nd-floor condominium featuring a rare and desirable 2-way entry layout with an amazing floor plan designed for comfortable everyday living. Step into the large open living room filled with natural light, while the laminate flooring throughout the unit adds a clean, modern touch and makes maintenance easy. The cozy, beautifully designed kitchen flows perfectly into the dining area, surrounded by multiple windows overlooking the parking area, creating a bright and inviting atmosphere. The spacious common bathroom features tiled flooring and ample space, while the primary suite is tucked away in the back of the unit, complete with a walk-in closet and peaceful wooded views for added privacy and relaxation. Enjoy your own covered private balcony facing the wooded lot — the perfect place to unwind with morning coffee or evening fresh air. The neighborhood also offers the comfort of multiple security cameras throughout the community. A wonderful opportunity offering comfort, privacy, functionality, and great value all in one package!

16. 2017-12-21
    soldstatus $79,900 Sold 184-char remark

    Show marketing remark (184 chars)

    2 BR, 2 BA in desirable Society Hill 2, new carpet, fresh paint, all new appliances, , new blinds and lights throughout, 2nd floor, pets allowed, excellent location, VACANT - LOCK BOX.

17. 2017-11-17
    historical Under Contract 184-char remark

    Show marketing remark (184 chars)

    2 BR, 2 BA in desirable Society Hill 2, new carpet, fresh paint, all new appliances, , new blinds and lights throughout, 2nd floor, pets allowed, excellent location, VACANT - LOCK BOX.

18. 2017-10-30
    listed $79,900 Active 184-char remark

    Show marketing remark (184 chars)

    2 BR, 2 BA in desirable Society Hill 2, new carpet, fresh paint, all new appliances, , new blinds and lights throughout, 2nd floor, pets allowed, excellent location, VACANT - LOCK BOX.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $23,655
• − Mortgage interest: −$10,811
• − Property taxes: −$2,895
• − Insurance: −$965
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − HOA: −$3,000
• − Depreciation: −$5,615
• Taxable loss: −$3,415
• Est. tax savings @ 24.0%: +$820
• After-tax cash flow: $502/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 75/100 Cosmetic rehab

This well-maintained 2nd-floor condominium features a rare 2-way entry layout with an open floor plan and modern updates. It is ready for move-in and offers a great investment opportunity.

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both replace light fixtures — Modern light fixtures improve aesthetics and energy efficiency
• Both install new flooring in kitchen — New flooring in the kitchen can improve functionality and aesthetics
• Both update countertops — Modern countertops can improve functionality and aesthetics
• Both install new appliances — New appliances can improve functionality and aesthetics
• Both landscape front yard — Landscaping can improve curb appeal and add value

Renovation cost estimate screening

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace light fixtures — Modern light fixtures improve aesthetics and energy efficiency ↑
• Both install new flooring in kitchen — New flooring in the kitchen can improve functionality and aesthetics ↑
• Both update countertops — Modern countertops can improve functionality and aesthetics ↑
• Both install new appliances — New appliances can improve functionality and aesthetics ↑
• Both landscape front yard — Landscaping can improve curb appeal and add value ↑

ⓘ 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: Greater Egg Harbor Regional High School District
• NCES district ID: 3406060
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $58,324
• Composite: 28.94/100
• National rank: #6629
• State rank: #319 of 472 in NJ

Livability — Galloway

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

Census & demographics

• Census place: Smithville, NJ
• County: Atlantic County · 143,611 people
• City population: 28,877
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 28,877
• Household income: $93,370
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 732.0

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 0.58)
• Race & ethnicity: White 62% Hispanic / Latino 14% Two or more races 12% Asian 9% Black 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Romanian 7% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 75% English-only · Spanish 11% Other Indo-European 7% Russian/Polish/Slavic 3%

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: ▼ -44.12%
• Current HPI: 315.4814
• 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

+141.6% since first listed

4 events — show timeline

• 2026-05-06 Listed $193,000 SJSRMLS
• 2017-12-21 Sold (MLS) $79,900 SJSRMLS
• 2017-11-17 Contingent — SJSRMLS
• 2017-10-30 Listed $79,900 SJSRMLS