74 Knollwood Dr · McKee City, NJ 08330

$129,900

2 bd · 2.0 ba · 1,400 sqft · SingleFamily · 111 Days on market

Built 2005 Good condition $93/sqft · 63% below area ↓ 19% since listing

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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
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Step into 74 Knollwood and feel instantly at home. The expansive front porch sets the tone, offering the perfect spot for peaceful evenings and relaxed mornings. Inside, a spacious living room, dining area, and generously sized kitchen are ready for your personal touch. The primary suite features a walk-in closet and full bath, providing comfort and convenience. The second bedroom is impressively sized — truly fit for a queen. This home also comes equipped with a Generac generator for added peace of mind. Easy to show. Schedule your appointment today and discover all that 74 Knollwood has to offer.

Key facts

• Generac generator
• Walk-in closet
• Front porch

Tags

• FRONT PORCH
• WALK-IN CLOSET
• FULL BATH
• GENERAC GENERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $950 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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 B — 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; 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 $14k of equity ($898 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.80% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.35%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $354,817
• List price: $129,900
• Delta: -63.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Loch Lomond Ct	0.22mi	2/2.0	1,332 (-5%)	12mo	$160,000	$120	72
51 Knollwood	0.09mi	2/2.0	1,600 (+14%)	10mo	$215,000	$134	64
63 Knollwood	0.10mi	2/2.0	1,200 (-14%)	12mo	$155,000	$129	62
197 Pebble Beach Rd	0.50mi	3/2.0 (+1)	1,500 (+7%)	3mo	$166,000	$111	57
134 Glen Eagles Ct	0.42mi	2/2.0	1,600 (+14%)	3mo	$90,000	$56	54
116 Galleria Dr	0.43mi	3/2.5 (+1)	1,440 (+3%)	21mo	$375,000	$260	51
216 Burning Tree Ln	0.35mi	2/2.0	1,600 (+14%)	12mo	$239,900	$150	50
78 Northridge Dr	0.64mi	3/2.5 (+1)	1,510 (+8%)	3mo	$315,000	$209	48
297 Pebble Beach Dr	0.47mi	2/2.0	1,576 (+13%)	17mo	$244,900	$155	43

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: 48.2%
• Equity multiple: 4.61×
• Total profit: $131,300
• Equity at exit: $117,024

10-year hold

• IRR: 42.0%
• Equity multiple: 10.32×
• Total profit: $339,137
• Equity at exit: $252,367

Cash invested: $36,372 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,339 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $950

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 54%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-12
   price $129,900 611-char remark

   Show marketing remark (611 chars)

   Step into 74 Knollwood and feel instantly at home. The expansive front porch sets the tone, offering the perfect spot for peaceful evenings and relaxed mornings. Inside, a spacious living room, dining area, and generously sized kitchen are ready for your personal touch. The primary suite features a walk-in closet and full bath, providing comfort and convenience. The second bedroom is impressively sized — truly fit for a queen. This home also comes equipped with a Generac generator for added peace of mind. Easy to show. Schedule your appointment today and discover all that 74 Knollwood has to offer.

2. 2026-04-21
   price $129,900 665-char remark

   Show marketing remark (665 chars)

   Step into 74 Knollwood and feel instantly at home. The expansive front porch sets the tone, offering the perfect spot for peaceful evenings and relaxed mornings. Inside, a spacious living room, dining area, and generously sized kitchen are ready for your personal touch. Needs some paint and carpet otherwise its fabulous! The primary suite features a walk-in closet and full bath, providing comfort and convenience. The second bedroom is impressively sized — truly fit for a queen. This home also comes equipped with a GENERAC GENERATOR!!!for added peace of mind. Easy to show. Schedule your appointment today and discover all that 74 Knollwood has to offer.

3. 2026-03-31
   price $149,900 665-char remark

   Show marketing remark (665 chars)

   Step into 74 Knollwood and feel instantly at home. The expansive front porch sets the tone, offering the perfect spot for peaceful evenings and relaxed mornings. Inside, a spacious living room, dining area, and generously sized kitchen are ready for your personal touch. Needs some paint and carpet otherwise its fabulous! The primary suite features a walk-in closet and full bath, providing comfort and convenience. The second bedroom is impressively sized — truly fit for a queen. This home also comes equipped with a GENERAC GENERATOR!!!for added peace of mind. Easy to show. Schedule your appointment today and discover all that 74 Knollwood has to offer.

4. 2026-01-29
   listed $159,900 Active 611-char remark

   Show marketing remark (611 chars)

   Step into 74 Knollwood and feel instantly at home. The expansive front porch sets the tone, offering the perfect spot for peaceful evenings and relaxed mornings. Inside, a spacious living room, dining area, and generously sized kitchen are ready for your personal touch. The primary suite features a walk-in closet and full bath, providing comfort and convenience. The second bedroom is impressively sized — truly fit for a queen. This home also comes equipped with a Generac generator for added peace of mind. Easy to show. Schedule your appointment today and discover all that 74 Knollwood has to offer.

5. 2026-01-21
   listed $159,900 Active 665-char remark

   Show marketing remark (665 chars)

   Step into 74 Knollwood and feel instantly at home. The expansive front porch sets the tone, offering the perfect spot for peaceful evenings and relaxed mornings. Inside, a spacious living room, dining area, and generously sized kitchen are ready for your personal touch. Needs some paint and carpet otherwise its fabulous! The primary suite features a walk-in closet and full bath, providing comfort and convenience. The second bedroom is impressively sized — truly fit for a queen. This home also comes equipped with a GENERAC GENERATOR!!!for added peace of mind. Easy to show. Schedule your appointment today and discover all that 74 Knollwood has to offer.

ⓘ 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: $28,069
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − Depreciation: −$3,779
• Taxable income: $9,925
• Est. tax owed @ 24.0%: −$2,382
• After-tax cash flow: $9,020/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 · 1 photo

Good 75/100 Cosmetic rehab

This home is in good condition with a good curb appeal and minimal maintenance needed. It is move-in ready and would benefit from some cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can increase property value
• Resale Paint interior trim — Improves the home's appearance and can increase property value
• Rental Replace light fixtures — Modernizes the home and can attract renters
• Both Install smart home devices — Enhances convenience and can increase property value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and can increase property value ↑
• Resale Paint interior trim — Improves the home's appearance and can increase property value ↑
• Rental Replace light fixtures — Modernizes the home and can attract renters ↑
• Both Install smart home devices — Enhances convenience and can increase property 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: 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

-18.8% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $129,900 BRIGHT MLS
• 2026-04-21 Price Changed $129,900 SJSRMLS
• 2026-03-31 Price Changed $149,900 SJSRMLS
• 2026-01-29 Listed $159,900 BRIGHT MLS
• 2026-01-21 Listed $159,900 SJSRMLS