1030 Old Zion Rd · Egg Harbor, NJ 08234-5930

$699,900

4 bd · 4.0 ba · 2,622 sqft · SingleFamily public records · 17 Days on market

Built 1980 Est $590k · 19% over

---

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 +12.5/30.0
• Appreciation +5.0/10.0
• DSCR +3.7/10.0
• 1% rule +3.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This is a beautifully landscaped large property that offers outstanding features to the particular buyer including an inground pool, bonus storage/shop room off the 2-car attached garage, wood paneled trophy room with loft and wood stove, den, family room, partial basement with finished rumpus room, and an unbelievable 45 x 75 outbuilding that includes a 10 x 75 concrete block shooting range and a full bath with sauna room. Public water in street.

Key facts

• New roof
• Home office
• Garage

Tags

• PRIVATE NEWLY RENOVATED BATHS
• CENTER ISLAND KITCHEN
• FAMILY ROOM WITH FIREPLACE
• HOME OFFICE
• INGROUND FIBERGLASS POOL
• NEW ROOF

Property features AI

Exterior

• Parking: Parking for three or more cars; Attached garage and detached garage (see remarks)
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Single-family property for sale; Entry level: Main; Zoned RG-1
• Construction: Partial basement
• Exterior features: Vinyl siding; Blue exterior color; No waterfront

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: All bedrooms on the main level (4 bedrooms)
• Bathrooms: Four full bathrooms, all on the main level
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Wood stove fireplace; Partial basement
• Laundry & utility: Utility room on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $700k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $682k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $584k (16.6% below list).
• Recommended offer: $584k (16.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Egg Harbor Township School District (suburban): math 18% / reading 46% proficiency, ranked #311 of 472 in NJ (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clayton J. Davenport Elementary School (math 17% / reading 32%, grade F, #878 of 1,303 statewide, top 70%, 757 students, 64% FRL); Fernwood Avenue Middle School (math 13% / reading 50%, grade F, #289 of 431 statewide, top 69%, 883 students, 50% FRL); Egg Harbor Township High School (math 32% / reading 52%, grade F, #169 of 399 statewide, top 44%, 2,335 students, 47% FRL) — zoned schools average 54% FRL vs 34% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($5k loan paydown + $21k appreciation (3.0% local appreciation)).
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $232k; list at $700k implies a 202% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $584,008 (16.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $589,950
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Burnside Dr	0.37mi	4/3.0	2,394 (-9%)	7mo	$440,000	$184	58
229 Lander Rd	0.39mi	4/3.0	2,400 (-8%)	8mo	$490,000	$204	57
101 Haviv Dr	0.63mi	4/2.5	2,780 (+6%)	2mo	$665,000	$239	53
3360 Bargaintown Rd	0.29mi	3/3.0 (-1)	2,400 (-8%)	13mo	$458,000	$191	53
6829 Mill Rd	0.54mi	4/2.5	2,682 (+2%)	20mo	$550,000	$205	48
311 Reynolds Rd	0.45mi	3/2.5 (-1)	2,300 (-12%)	5mo	$518,000	$225	43
6827 Mill Rd Road Road Road Road Rd	0.53mi	4/2.5	2,800 (+7%)	20mo	$635,000	$227	42
49 Weeping Willow Cir	0.75mi	4/3.5	3,000 (+14%)	1mo	$770,000	$257	39
3412 Bargaintown Rd	0.59mi	5/3.5 (+1)	2,929 (+12%)	16mo	$701,000	$239	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 6.9%
• Equity multiple: 1.40×
• Total profit: $77,853
• Equity at exit: $314,705

10-year hold

• IRR: 9.7%
• Equity multiple: 2.46×
• Total profit: $286,350
• Equity at exit: $484,998

Cash invested: $195,972 (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 08234-5930

• Active inventory: 1
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $5,840 medium
• Mortgage (P&I): −$3,670
• Tax from tax record: −$753 /mo · $9,040/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,226
• Net cashflow: $-102

Break-even live

Break-even rent $5,969

Max offer price $681,946

Occupancy floor 97%

Sensitivity live

Price	-10% $295	-5% $96	+0% $-102	+5% $-300	+10% $-498
Rent	-10% $-563	-5% $-332	+0% $-102	+5% $129	+10% $360
Rate	-1.0pp $251	-0.5pp $76	base $-102	+0.5pp $-283	+1.0pp $-468

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: $174,975
• Closing costs: $20,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Julie Dr Northfield, NJ	5.0	3.5	2860	$7,000	$2.45	46d	1	0.62mi
49 Fairhill Ave Egg Harbor Township, NJ	4.0	2.5	2208	$3,750	$1.70	15d	1	1.02mi

Listing history 14 events

1. 2026-06-22
   days on market $699,900 Active 17 DOM
2. 2026-06-19
   days on market $699,900 Active 15 DOM
3. 2026-06-18
   days on market $699,900 Active 14 DOM
4. 2026-06-17
   days on market $699,900 Active 13 DOM
5. 2026-06-17
   remarks 678-char remark
6. 2026-06-16
   days on market $699,900 Active 12 DOM
7. 2026-06-15
   days on market $699,900 Active 11 DOM
8. 2026-06-14
   days on market $699,900 Active 9 DOM
9. 2026-06-13
   days on market $699,900 Active 8 DOM
10. 2026-06-10
    days on market $699,900 Active 6 DOM
11. 2026-06-09
    days on market $699,900 Active 5 DOM
12. 2026-06-08
    days on market $699,900 Active 4 DOM
13. 2026-06-07
    remarks 663-char remark
14. 2026-06-07
    listed $699,900 Active 3 DOM

ⓘ 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: $9,040 · $753/mo
• Projected year-2 tax: $13,234 · $1,103/mo
• Expected delta: +$4,194/yr (+$349/mo · 46.4%)

ⓘ 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 8/10 Severe 7 d/yr ≥99°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,081
• − Mortgage interest: −$39,205
• − Property taxes: −$9,040
• − Insurance: −$3,500
• − Repairs & maintenance: −$5,606
• − Management: −$5,606
• − Depreciation: −$20,361
• Taxable loss: −$13,237
• Est. tax savings @ 24.0%: +$3,177
• After-tax cash flow: $1,957/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: Egg Harbor Township School District
• NCES district ID: 3404560
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $71,612
• Composite: 29.81/100
• National rank: #6421
• State rank: #311 of 472 in NJ

Livability — Egg Harbor

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

Census & demographics

• Census place: Bargaintown, NJ

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+0.1% since first listed

11 events — show timeline

• 2026-06-03 Listed $699,900 SJSRMLS
• 2014-01-09 Sold (Public Records) $232,000 Public Records
• 2013-12-31 Sold (MLS) $232,000 SJSRMLS
• 2012-06-08 Listing Removed — SJSRMLS
• 2012-01-09 Listed $279,000 SJSRMLS
• 2011-10-01 Listing Removed — SJSRMLS
• 2011-05-10 Listed $300,000 SJSRMLS
• 2011-01-01 Listing Removed — SJSRMLS
• 2011-01-01 Listing Removed — SJSRMLS
• 2010-06-20 Listed $415,000 SJSRMLS
• 2010-06-20 Listed $699,000 SJSRMLS

Property tax history

+0.7%/yr

Latest (2025): $9,040 · +1.4% YoY. Source: county tax records.