2734 Evergreen Ct #2734 · McKee City, NJ 08330

$164,000

2 bd · 1.0 ba · 892 sqft · Condo · 79 Days on market

Built 1986 $184/sqft · 16% above area Est $142k · 16% over $250/mo HOA · 11% of rent

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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 +25.5/30.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• DSCR +8.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.5/15.0

Listing remarks MLS

Welcome to easy living in the desirable Woodlands community of Mays Landing! This well-maintained 2-bedroom, 1-bath condo offers the perfect blend of comfort, space, and convenience. Step inside to find a spacious living room featuring a cozy gas fireplace—perfect for relaxing nights at home. The separate dining area flows seamlessly into the kitchen, creating a functional layout for everyday living and entertaining. Both bedrooms are generously sized, offering plenty of room to unwind, along with ample closet space throughout. Enjoy the added convenience of a dedicated laundry room complete with a washer and dryer, plus abundant storage options to keep everything organized. Out back, a private patio provides the ideal setting for quiet evenings or your morning coffee. Located just minutes from shopping, the AC Expressway, and Atlantic City, and only about 30 minutes to the Jersey Shore beaches, this home offers both accessibility and a peaceful setting. Whether you're a first-time buyer, downsizing, or looking for a low-maintenance lifestyle, this condo is a must-see!

Key facts

• Cozy gas fireplace
• Private patio
• $250 HOA

Tags

• COZY GAS FIREPLACE
• DEDICATED LAUNDRY ROOM
• PRIVATE PATIO
• MINUTES FROM SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $164k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $154k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.0% in McKee City — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• This rent runs 35% 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 $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask is 9011% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $46k; list at $164k implies a 257% 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 $154,160 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 6.1

CMA / ARV

• ARV (median comp): $141,859
• List price: $164,000
• Delta: 15.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 3.48×
• Total profit: $113,838
• Equity at exit: $147,744

10-year hold

• IRR: 27.4%
• Equity multiple: 7.89×
• Total profit: $316,472
• Equity at exit: $318,616

Cash invested: $45,920 (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: 240
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,235 medium
• Mortgage (P&I): −$860
• Tax est. 1.5%: −$205 /mo · $2,460/yr
• Insurance: −$68
• HOA: −$250
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $382

Break-even live

Break-even rent $1,751

Max offer price $164,000

Occupancy floor 78%

Sensitivity live

Price	-10% $495	-5% $439	+0% $382	+5% $325	+10% $269
Rent	-10% $205	-5% $294	+0% $382	+5% $470	+10% $559
Rate	-1.0pp $465	-0.5pp $424	base $382	+0.5pp $340	+1.0pp $296

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3401 Montgomery Dr Mays Landing, NJ	1.0–2.0	1.0–2.0	1192	$2,810	$2.36	14d	18	0.19mi
2807 Hawthorn Ct Mays Landing, NJ	1.0	1.0	929	$1,800	$1.94	14d	1	0.20mi
1932 Cologne Ave Mays Landing, NJ	1.0–2.0	1.0–2.0	775	$1,825	$2.35	14d	1	0.61mi

HOA detail condo

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

Listing history 30 events

1. 2026-06-19
   days on market $164,000 Active 79 DOM
2. 2026-06-18
   days on market $164,000 Active 78 DOM
3. 2026-06-17
   days on market $164,000 Active 77 DOM
4. 2026-06-16
   days on market $164,000 Active 76 DOM
5. 2026-06-15
   days on market $164,000 Active 75 DOM
6. 2026-06-14
   days on market $164,000 Active 73 DOM
7. 2026-06-13
   days on market $164,000 Active 72 DOM
8. 2026-06-10
   days on market $164,000 Active 70 DOM
9. 2026-06-09
   days on market $164,000 Active 69 DOM
10. 2026-06-08
    days on market $164,000 Active 68 DOM
11. 2026-06-07
    days on market $164,000 Active 67 DOM
12. 2026-06-03
    days on market $164,000 Active 63 DOM
13. 2026-06-02
    days on market $164,000 Active 62 DOM
14. 2026-06-01
    days on market $164,000 Active 61 DOM
15. 2026-05-31
    days on market $164,000 Active 60 DOM
16. 2026-05-30
    days on market $164,000 Active 59 DOM
17. 2026-04-14
    historical $1,800
18. 2026-04-02
    listed $1,800
19. 2026-04-01
    historical 1091-char remark

    Show marketing remark (1089 chars)

    Welcome to easy living in the desirable Woodlands community of Mays Landing! This well-maintained 2-bedroom, 1-bath condo offers the perfect blend of comfort, space, and convenience. Step inside to find a spacious living room featuring a cozy gas fireplace—perfect for relaxing nights at home. The separate dining area flows seamlessly into the kitchen, creating a functional layout for everyday living and entertaining. Both bedrooms are generously sized, offering plenty of room to unwind, along with ample closet space throughout. Enjoy the added convenience of a dedicated laundry room complete with a washer and dryer, plus abundant storage options to keep everything organized. Outback, a private patio provides the ideal setting for quiet evenings or your morning coffee. Located just minutes from shopping, the ACExpressway, and Atlantic City, and only about 30 minutes to the Jersey Shore beaches, this home offers both accessibility and a peaceful setting. Whether you're a first-time buyer, downsizing, or looking for a low-maintenance lifestyle, this condo is a must-see!

20. 2026-04-01
    listed $164,000 Active 1089-char remark

    Show marketing remark (1089 chars)

    Welcome to easy living in the desirable Woodlands community of Mays Landing! This well-maintained 2-bedroom, 1-bath condo offers the perfect blend of comfort, space, and convenience. Step inside to find a spacious living room featuring a cozy gas fireplace—perfect for relaxing nights at home. The separate dining area flows seamlessly into the kitchen, creating a functional layout for everyday living and entertaining. Both bedrooms are generously sized, offering plenty of room to unwind, along with ample closet space throughout. Enjoy the added convenience of a dedicated laundry room complete with a washer and dryer, plus abundant storage options to keep everything organized. Outback, a private patio provides the ideal setting for quiet evenings or your morning coffee. Located just minutes from shopping, the ACExpressway, and Atlantic City, and only about 30 minutes to the Jersey Shore beaches, this home offers both accessibility and a peaceful setting. Whether you're a first-time buyer, downsizing, or looking for a low-maintenance lifestyle, this condo is a must-see!

21. 2026-03-20
    listed $165,000 Active 1091-char remark

    Show marketing remark (1091 chars)

    Welcome to easy living in the desirable Woodlands community of Mays Landing! This well-maintained 2-bedroom, 1-bath condo offers the perfect blend of comfort, space, and convenience. Step inside to find a spacious living room featuring a cozy gas fireplace—perfect for relaxing nights at home. The separate dining area flows seamlessly into the kitchen, creating a functional layout for everyday living and entertaining. Both bedrooms are generously sized, offering plenty of room to unwind, along with ample closet space throughout. Enjoy the added convenience of a dedicated laundry room complete with a washer and dryer, plus abundant storage options to keep everything organized. Out back, a private patio provides the ideal setting for quiet evenings or your morning coffee. Located just minutes from shopping, the AC Expressway, and Atlantic City, and only about 30 minutes to the Jersey Shore beaches, this home offers both accessibility and a peaceful setting. Whether you're a first-time buyer, downsizing, or looking for a low-maintenance lifestyle, this condo is a must-see!

22. 2022-07-06
    listed $133,500 Active
23. 2022-07-06
    historical
24. 2020-11-10
    historical
25. 2020-10-01
    listed $97,500 Active
26. 2017-10-27
    soldstatus $46,000 Sold
27. 2017-10-23
    listed Under Contract
28. 2005-03-01
    soldstatus $86,000
29. 2005-02-09
    historical
30. 2005-01-18
    listed $85,500

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°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 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,816
• − Mortgage interest: −$9,187
• − Property taxes: −$2,460
• − Insurance: −$820
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − HOA: −$3,000
• − Depreciation: −$4,771
• Taxable income: $2,288
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $4,035/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 — McKee City

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

Census & demographics

• Census place: McKee City, NJ
• 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

-97.9% since first listed

14 events — show timeline

• 2026-04-14 Rental Removed $1,800 SJSRMLS
• 2026-04-02 Listed for Rent $1,800 SJSRMLS
• 2026-04-01 Listed $164,000 SJSRMLS
• 2026-04-01 Listing Removed — SJSRMLS
• 2026-03-20 Listed $165,000 SJSRMLS
• 2022-07-06 Listing Removed — SJSRMLS
• 2022-07-06 Listed $133,500 SJSRMLS
• 2020-11-10 Listing Removed — SJSRMLS
• 2020-10-01 Listed $97,500 SJSRMLS
• 2017-10-27 Sold (MLS) $46,000 SJSRMLS
• 2017-10-23 Listed — SJSRMLS
• 2005-03-01 Sold (MLS) $86,000 SJSRMLS
• 2005-02-09 Listing Removed — SJSRMLS
• 2005-01-18 Listed $85,500 SJSRMLS