4406 Yorktown Pl #81 · McKee City, NJ 08232

$174,900

1 bd · 1.0 ba · 1,016 sqft · Condo public records · 20 Days on market

Built 1985 $172/sqft · at area comps Est $168k · at est. $200/mo HOA · 9% 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 +22.1/30.0
• 1% rule +7.3/10.0
• DSCR +7.1/10.0
• ARV discount +5.7/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vacant and Ready to Close. 2nd Floor Unit with a spiral stair Loft Inviting Cathedral Ceilings, bright kitchen, sliders overlooking mature trees adding privacy and comfort. Open Concept Condo located close to Shopping, Casinos, AC Expressway, Golf Course, and so much Mays Landing has to offer. Schedule today.

Key facts

• Spacious loft
• $200 HOA
• 2 parking spots

Tags

• PRIVATE TREE-LINED BALCONY
• SPACIOUS LOFT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 84 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $5k 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 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $63k; list at $175k implies a 178% gain — meaningful room to come down on a strong offer.

Recommended offer $172,276 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 1.23% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 6.8

CMA / ARV

• ARV (median comp): $168,214
• List price: $174,900
• Delta: 4.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-10,314
• Equity at exit: $26,078

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $14,674
• Equity at exit: $15,122

Cash invested: $48,972 (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 08232

• Home prices YoY: -17.3%
• Active inventory: 84
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$917
• Tax from tax record: −$225 /mo · $2,696/yr
• Insurance: −$73
• HOA: −$200
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $281

Break-even live

Break-even rent $1,791

Max offer price $174,900

Occupancy floor 82%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2703 Mimosa Ct Mays Landing, NJ	2.0	1.5	1268	$2,200	$1.74	13d	1	0.57mi
2529 Cottonwood Ct Mays Landing, NJ	2.0	1.5	1376	$2,200	$1.60	13d	1	0.58mi
2529 Cottonwood Ct Mays Landing, NJ	2.0	1.5	1376	$2,200	$1.60	44d	1	0.58mi
2807 Hawthorn Ct Mays Landing, NJ	1.0	1.0	929	$1,800	$1.94	13d	1	0.64mi
3401 Montgomery Dr Mays Landing, NJ	1.0–2.0	1.0–2.0	1192	$2,240	$1.88	13d	18	0.77mi
2605 Flagstaff Ct #2605 Mays Landing, NJ	2.0	2.0	1250	$2,500	$2.00	21d	1	0.88mi
1932 Cologne Ave Mays Landing, NJ	1.0–2.0	1.0–2.0	775	$1,695	$2.19	13d	1	1.03mi
2000 Timber Glen Dr Mays Landing, NJ	2.0–3.0	2.5	1577	$2,441	$1.55	13d	2	1.04mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $174,900 Active 20 DOM
2. 2026-06-18
   days on market $174,900 Active 19 DOM
3. 2026-06-17
   days on market $174,900 Active 18 DOM
4. 2026-06-16
   days on market $174,900 Active 17 DOM
5. 2026-06-15
   days on market $174,900 Active 16 DOM
6. 2026-06-14
   days on market $174,900 Active 14 DOM
7. 2026-06-13
   days on market $174,900 Active 13 DOM
8. 2026-06-10
   days on market $174,900 Active 11 DOM
9. 2026-06-09
   days on market $174,900 Active 10 DOM
10. 2026-06-08
    days on market $174,900 Active 9 DOM
11. 2026-06-07
    days on market $174,900 Active 8 DOM
12. 2026-06-03
    days on market $174,900 Active 4 DOM
13. 2026-06-02
    days on market $174,900 Active 3 DOM
14. 2026-06-01
    days on market $174,900 Active 2 DOM
15. 2026-05-30
    remarks 502-char remark
16. 2026-05-30
    pricedays on marketlisting id $174,900 Active 1 DOM
17. 2026-04-14
    status Active 311-char remark

    Show marketing remark (311 chars)

    Vacant and Ready to Close. 2nd Floor Unit with a spiral stair Loft Inviting Cathedral Ceilings, bright kitchen, sliders overlooking mature trees adding privacy and comfort. Open Concept Condo located close to Shopping, Casinos, AC Expressway, Golf Course, and so much Mays Landing has to offer. Schedule today.

18. 2026-03-06
    historical Under Contract 311-char remark

    Show marketing remark (311 chars)

    Vacant and Ready to Close. 2nd Floor Unit with a spiral stair Loft Inviting Cathedral Ceilings, bright kitchen, sliders overlooking mature trees adding privacy and comfort. Open Concept Condo located close to Shopping, Casinos, AC Expressway, Golf Course, and so much Mays Landing has to offer. Schedule today.

19. 2025-12-22
    listed $175,000 Active 311-char remark

    Show marketing remark (311 chars)

    Vacant and Ready to Close. 2nd Floor Unit with a spiral stair Loft Inviting Cathedral Ceilings, bright kitchen, sliders overlooking mature trees adding privacy and comfort. Open Concept Condo located close to Shopping, Casinos, AC Expressway, Golf Course, and so much Mays Landing has to offer. Schedule today.

20. 2019-03-13
    soldstatus $63,000

ⓘ 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: $2,696 · $225/mo
• Projected year-2 tax: $3,526 · $294/mo
• Expected delta: +$829/yr (+$69/mo · 30.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,752
• − Mortgage interest: −$9,797
• − Property taxes: −$2,696
• − Insurance: −$874
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − HOA: −$2,400
• − Depreciation: −$5,088
• Taxable income: $775
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $3,181/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
• Population (ZIP): 20,200

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 0.61)
• Race & ethnicity: Hispanic / Latino 52% Black 33% Two or more races 22% White 6% Asian 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 12% Dominican 14%
• Common ancestry: Hispanic 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 44% English-only · Spanish 48% French/Haitian/Cajun 5% 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: ▼ -72.51%
• Current HPI: 346.2085
• 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

+177.8% since first listed

4 events — show timeline

• 2026-04-14 Relisted — SJSRMLS
• 2026-03-06 Contingent — SJSRMLS
• 2025-12-22 Listed $175,000 SJSRMLS
• 2019-03-13 Sold (Public Records) $63,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,696 · +2.6% YoY. Source: county tax records.