24 Sycamore Ln · Estell Manor, NJ 08330

$222,000

2 bd · 2.0 ba · 1,680 sqft · SingleFamily · 35 Days on market

Built 2005 Good condition $132/sqft · at area comps Est $222k · 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 +20.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• 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

Oaks of Weymouth Beauty!! This Wonderfully Maintained Home offers the perfect blend of comfort, space, and lifestyle in one of the area’s most desirable 55+ Active Communities. Step inside to discover a large and inviting Living Room with soaring vaulted ceilings that flows seamlessly into the Dining Area, creating an open and airy atmosphere ideal for entertaining or relaxing at home. The Spacious Kitchen is a true centerpiece, featuring an abundance of cabinetry and counter space along with a generous eat-in area perfect for casual dining. Just off the kitchen, the sun-filled Family Room offers an abundance of natural light and a warm, welcoming feel throughout the day. Rarely offered, the screened-in porch provides the perfect retreat for morning coffee, quiet afternoons, or enjoying the fresh air in comfort all season long. This home features two spacious bedrooms, including a primary suite with an oversized walk-in closet. The primary bath offers a relaxing sunken tub, separate shower, double vanity, and a large storage closet for added convenience. NEWER ROOF (2023) and HVAC SYSTEM (2024). Residents of this sought-after community enjoy exceptional amenities including a swimming pool, fitness center, billiards room, pickleball courts, and a variety of organized social activities. Ideally situated in a peaceful setting while still just minutes from shopping, dining, and everyday conveniences, this home truly offers the best of carefree living. Located just 20 minutes to Ocean City and direct access to Shore Points!

Key facts

• Fitness center
• Screened-in porch
• Pickleball courts

Tags

• SCREENED-IN PORCH
• ABUNDANCE OF CABINETRY
• NATURAL LIGHT
• SWIMMING POOL
• FITNESS CENTER
• PICKLEBALL COURTS

Property features AI

Finance

• Other: Excellent property condition; No stairs (accessible); Estimated year built and living area (above grade finished area estimated)
• HOA & community: Land lease community (Oaks of Weymouth); Monthly land lease payment of $585

Exterior

• Parking: Other parking
• Security: Secure storage
• Utilities: Public water; Private sewer; Natural gas hot water
• Home design: Manufactured home; Above-grade structure
• Construction: Vinyl siding
• Exterior features: Gutter system; Sidewalks; Secure storage; Street lights; Community pool; Patio (enclosed, screened with roof)

Interior

• Kitchen: Built-in microwave; Microwave; Self-cleaning oven; Stove; Refrigerator; Eat-in kitchen
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (including two full baths on main level)
• Heating & cooling: Forced air heating; Natural gas heat; Central air conditioning (electric)
• Interior features: Open and traditional floor plan elements with combination living/dining and kitchen/dining layouts; Breakfast area; Formal dining room; Family room off the kitchen; Entry-level bedroom; Master bath; Walk-in closet(s); Ceiling fan(s); Walk-in shower and tub/shower
• Laundry & utility: Washer and dryer in unit; Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $222k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $222k).
• Recommended offer: $215k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 6.3% 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: 244 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 $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $162k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $215,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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: 1.03% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $222,139
• List price: $222,000
• Delta: -0.06%
• 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
5 Sycamore Ln	0.09mi	2/2.0	1,680 (0%)	19mo	$242,000	$144	80
11 Maple Ct	0.16mi	3/2.0 (+1)	1,600 (-5%)	6mo	$230,000	$144	75
4 Pinetree Ln	0.21mi	2/2.0	1,600 (-5%)	10mo	$219,900	$137	74
17 Fernwood Ln	0.22mi	2/2.0	1,680 (0%)	21mo	$175,000	$104	72
2 Poplar Ct	0.34mi	2/2.0	1,680 (0%)	19mo	$210,000	$125	68
60 Pinetree Ln	0.16mi	3/2.0 (+1)	1,500 (-11%)	4mo	$225,000	$150	67
2 Birch	0.13mi	3/2.0 (+1)	1,500 (-11%)	8mo	$200,000	$133	64
17 Chestnut Ct	0.40mi	2/2.0	1,600 (-5%)	13mo	$195,000	$122	62
15 Locust Ct	0.39mi	2/2.0	1,600 (-5%)	21mo	$174,000	$109	56
24 Dogwood Ln	0.31mi	3/2.0 (+1)	1,792 (+7%)	18mo	$200,000	$112	55
70 Hickory Ln	0.31mi	2/2.0	1,456 (-13%)	13mo	$190,000	$130	53

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: 28.2%
• Equity multiple: 3.23×
• Total profit: $138,698
• Equity at exit: $199,995

10-year hold

• IRR: 24.6%
• Equity multiple: 7.35×
• Total profit: $394,549
• Equity at exit: $431,297

Cash invested: $62,160 (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: 244
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,164
• Tax est. 1.5%: −$278 /mo · $3,330/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $279

Break-even live

Break-even rent $1,942

Max offer price $222,000

Occupancy floor 83%

Sensitivity live

Price	-10% $432	-5% $356	+0% $279	+5% $202	+10% $125
Rent	-10% $97	-5% $188	+0% $279	+5% $369	+10% $460
Rate	-1.0pp $391	-0.5pp $335	base $279	+0.5pp $221	+1.0pp $163

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $222,000 Active 35 DOM
2. 2026-06-18
   days on market $222,000 Active 34 DOM
3. 2026-06-17
   days on market $222,000 Active 33 DOM
4. 2026-06-16
   days on market $222,000 Active 32 DOM
5. 2026-06-15
   days on market $222,000 Active 31 DOM
6. 2026-06-14
   days on market $222,000 Active 29 DOM
7. 2026-06-13
   days on market $222,000 Active 28 DOM
8. 2026-06-10
   days on market $222,000 Active 26 DOM
9. 2026-06-09
   days on market $222,000 Active 25 DOM
10. 2026-06-08
    days on market $222,000 Active 24 DOM
11. 2026-06-07
    days on market $222,000 Active 23 DOM
12. 2026-06-05
    days on market $222,000 Active 20 DOM
13. 2026-06-03
    days on market $222,000 Active 19 DOM
14. 2026-06-02
    days on market $222,000 Active 18 DOM
15. 2026-06-01
    days on market $222,000 Active 17 DOM
16. 2026-05-31
    days on market $222,000 Active 16 DOM
17. 2026-05-30
    days on market $222,000 Active 15 DOM
18. 2026-05-15
    listed $222,000 Active 1550-char remark

    Show marketing remark (1550 chars)

    Oaks of Weymouth Beauty!! This Wonderfully Maintained Home offers the perfect blend of comfort, space, and lifestyle in one of the area’s most desirable 55+ Active Communities. Step inside to discover a large and inviting Living Room with soaring vaulted ceilings that flows seamlessly into the Dining Area, creating an open and airy atmosphere ideal for entertaining or relaxing at home. The Spacious Kitchen is a true centerpiece, featuring an abundance of cabinetry and counter space along with a generous eat-in area perfect for casual dining. Just off the kitchen, the sun-filled Family Room offers an abundance of natural light and a warm, welcoming feel throughout the day. Rarely offered, the screened-in porch provides the perfect retreat for morning coffee, quiet afternoons, or enjoying the fresh air in comfort all season long. This home features two spacious bedrooms, including a primary suite with an oversized walk-in closet. The primary bath offers a relaxing sunken tub, separate shower, double vanity, and a large storage closet for added convenience. NEWER ROOF (2023) and HVAC SYSTEM (2024). Residents of this sought-after community enjoy exceptional amenities including a swimming pool, fitness center, billiards room, pickleball courts, and a variety of organized social activities. Ideally situated in a peaceful setting while still just minutes from shopping, dining, and everyday conveniences, this home truly offers the best of carefree living. Located just 20 minutes to Ocean City and direct access to Shore Points!

19. 2026-05-15
    listed $222,000 Active 1550-char remark

    Show marketing remark (1550 chars)

    Oaks of Weymouth Beauty!! This Wonderfully Maintained Home offers the perfect blend of comfort, space, and lifestyle in one of the area’s most desirable 55+ Active Communities. Step inside to discover a large and inviting Living Room with soaring vaulted ceilings that flows seamlessly into the Dining Area, creating an open and airy atmosphere ideal for entertaining or relaxing at home. The Spacious Kitchen is a true centerpiece, featuring an abundance of cabinetry and counter space along with a generous eat-in area perfect for casual dining. Just off the kitchen, the sun-filled Family Room offers an abundance of natural light and a warm, welcoming feel throughout the day. Rarely offered, the screened-in porch provides the perfect retreat for morning coffee, quiet afternoons, or enjoying the fresh air in comfort all season long. This home features two spacious bedrooms, including a primary suite with an oversized walk-in closet. The primary bath offers a relaxing sunken tub, separate shower, double vanity, and a large storage closet for added convenience. NEWER ROOF (2023) and HVAC SYSTEM (2024). Residents of this sought-after community enjoy exceptional amenities including a swimming pool, fitness center, billiards room, pickleball courts, and a variety of organized social activities. Ideally situated in a peaceful setting while still just minutes from shopping, dining, and everyday conveniences, this home truly offers the best of carefree living. Located just 20 minutes to Ocean City and direct access to Shore Points!

20. 2023-04-28
    soldstatus $162,500 Sold

    Show marketing remark (1065 chars)

    Offered is a very well maintained 2 bedroom, 2 full bath popular model in the desirable Oaks of Weymouth over 55 Community. This model is nestled in a serene setting with numerous amenities. There is a large living room with vaulted ceilings that adjoins the dining area. The spacious kitchen features an expansive amount of cabinetry and counter space, along with a large eat-in area. Joined to the kitchen is a family room with an abundance of natural light. Also off of the kitchen is a rare screened in porch perfect for morning coffee and all day enjoyment. This home features two bedrooms, with the master offering a huge walk in closet. The master bath boasts a sunken tub, shower, double vanity and large storage closet. This popular community features a swimming pool, billiards, fitness center, pickleball and organized activities. The unique location of the community offers a peaceful setting while still close to restaurants and retail. Best of all, the lot fee includes water, sewer, trash and the clubhouse. Come see for yourself, no disappointments!

21. 2023-03-28
    historical Under Contract

    Show marketing remark (1065 chars)

    Offered is a very well maintained 2 bedroom, 2 full bath popular model in the desirable Oaks of Weymouth over 55 Community. This model is nestled in a serene setting with numerous amenities. There is a large living room with vaulted ceilings that adjoins the dining area. The spacious kitchen features an expansive amount of cabinetry and counter space, along with a large eat-in area. Joined to the kitchen is a family room with an abundance of natural light. Also off of the kitchen is a rare screened in porch perfect for morning coffee and all day enjoyment. This home features two bedrooms, with the master offering a huge walk in closet. The master bath boasts a sunken tub, shower, double vanity and large storage closet. This popular community features a swimming pool, billiards, fitness center, pickleball and organized activities. The unique location of the community offers a peaceful setting while still close to restaurants and retail. Best of all, the lot fee includes water, sewer, trash and the clubhouse. Come see for yourself, no disappointments!

22. 2023-02-25
    listed $162,500 Active

    Show marketing remark (1065 chars)

    Offered is a very well maintained 2 bedroom, 2 full bath popular model in the desirable Oaks of Weymouth over 55 Community. This model is nestled in a serene setting with numerous amenities. There is a large living room with vaulted ceilings that adjoins the dining area. The spacious kitchen features an expansive amount of cabinetry and counter space, along with a large eat-in area. Joined to the kitchen is a family room with an abundance of natural light. Also off of the kitchen is a rare screened in porch perfect for morning coffee and all day enjoyment. This home features two bedrooms, with the master offering a huge walk in closet. The master bath boasts a sunken tub, shower, double vanity and large storage closet. This popular community features a swimming pool, billiards, fitness center, pickleball and organized activities. The unique location of the community offers a peaceful setting while still close to restaurants and retail. Best of all, the lot fee includes water, sewer, trash and the clubhouse. Come see for yourself, no disappointments!

ⓘ 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: −$12,435
• − Property taxes: −$3,330
• − Insurance: −$1,110
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$6,458
• Taxable loss: −$201
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $3,394/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 well-maintained home in a desirable community offers a good balance of comfort and space, with minor cosmetic updates needed to maximize its value.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics.
• Rental Replace worn carpet — Fresh carpet improves comfort and reduces maintenance costs for renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Rental Replace worn carpet — Fresh carpet improves comfort and reduces maintenance costs for renters. ↑

ⓘ 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

+36.6% since first listed

5 events — show timeline

• 2026-05-15 Listed $222,000 BRIGHT MLS
• 2026-05-15 Listed $222,000 SJSRMLS
• 2023-04-28 Sold (MLS) $162,500 SJSRMLS
• 2023-03-28 Contingent — SJSRMLS
• 2023-02-25 Listed $162,500 SJSRMLS