2501 Tilton Rd #121 · Pomona, NJ 08234

$114,900

3 bd · 1.0 ba · 910 sqft · SingleFamily · 45 Days on market

Built 2024 Good condition $126/sqft · 25% above area Est $92k · 25% over ↓ 4% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully redone 2 year old unit available in Steeple chase family park in Egg Harbor Township. Three bedrooms, one bath. livingroom, eat in kitchen. all new appliances and a new shed.

Key facts

• Redone unit
• New appliances
• New shed

Tags

• REDONE UNIT
• NEW APPLIANCES
• NEW SHED

Property features AI

Finance

• Financial info: Annual ground rent listed under income/expense
• HOA & community: Land lease: $895 monthly; Land lease years remaining: 1; Land lease exists / ground rent exists

Exterior

• Parking: Driveway
• Utilities: Public water; Public septic; Electric available; Propane available; Cable TV available; Water average about $30/month
• Home design: Manufactured home; Combination construction; Above-grade living space (estimated 910 finished)
• Construction: Combination construction materials; Above grade additional structures; Effective/major remodel year 2025; Year built estimated
• Exterior features: Not in a federal flood zone; Ground rent exists

Interior

• Bedrooms: 3 bedrooms on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Forced air heating; Propane (owned) fuel; Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; No basement; Two or more access exits

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 4.6% in Pomona — 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 62/100 on livability (#441 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools F, amenities F, commute F.
• 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.
• Market conditions: 357 active listings in the ZIP; 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 $794 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($111k) 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.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.03% ✓
• Cap rate: 17.20%
• Cash-on-cash: 38.95%
• DSCR: 2.73
• GRM: 4.1

CMA / ARV

• ARV (median comp): $91,742
• List price: $114,900
• Delta: 25.24%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 Tilton Rd #113	0.04mi	3/1.0	910 (0%)	10mo	$90,000	$99	90
2501 Tilton Rd #323	0.04mi	3/1.0	960 (+6%)	2mo	$94,000	$98	88
2501 Tilton Rd #312	0.04mi	2/1.5 (-1)	864 (-5%)	1mo	$86,000	$100	82
2501 Tilton Rd #319	0.04mi	3/2.0	960 (+6%)	14mo	$70,000	$73	74
2528 Tilton Rd #421	0.50mi	2/1.5 (-1)	900 (-1%)	3mo	$60,000	$67	66
2501 Tilton Rd #314	0.07mi	2/2.0 (-1)	800 (-12%)	3mo	$92,500	$116	66
2501 Tilton Rd Unit 411	0.04mi	3/2.0	990 (+9%)	21mo	$95,000	$96	62

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: 35.2%
• Equity multiple: 2.49×
• Total profit: $47,918
• Equity at exit: $17,132

10-year hold

• IRR: 41.9%
• Equity multiple: 4.96×
• Total profit: $127,501
• Equity at exit: $9,934

Cash invested: $32,172 (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

• Home prices YoY: -6.7%
• Active inventory: 357
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,327 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $1,044

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 50%

Sensitivity live

Price	-10% $1,124	-5% $1,084	+0% $1,044	+5% $1,004	+10% $965
Rent	-10% $860	-5% $952	+0% $1,044	+5% $1,136	+10% $1,228
Rate	-1.0pp $1,102	-0.5pp $1,073	base $1,044	+0.5pp $1,014	+1.0pp $984

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $114,900 Active 45 DOM
2. 2026-06-18
   days on market $114,900 Active 44 DOM
3. 2026-06-17
   days on market $114,900 Active 43 DOM
4. 2026-06-16
   days on market $114,900 Active 42 DOM
5. 2026-06-15
   days on market $114,900 Active 41 DOM
6. 2026-06-14
   days on market $114,900 Active 39 DOM
7. 2026-06-13
   days on market $114,900 Active 38 DOM
8. 2026-06-10
   days on market $114,900 Active 36 DOM
9. 2026-06-09
   days on market $114,900 Active 35 DOM
10. 2026-06-08
    days on market $114,900 Active 34 DOM
11. 2026-06-07
    days on market $114,900 Active 33 DOM
12. 2026-06-02
    days on market $114,900 Active 28 DOM
13. 2026-06-01
    days on market $114,900 Active 27 DOM
14. 2026-05-31
    days on market $114,900 Active 26 DOM
15. 2026-05-30
    days on market $114,900 Active 25 DOM
16. 2026-05-05
    listed $119,900 Active 186-char remark

    Show marketing remark (186 chars)

    Beautifully redone 2 year old unit available in Steeple chase family park in Egg Harbor Township. Three bedrooms, one bath. livingroom, eat in kitchen. all new appliances and a new shed.

17. 2026-05-05
    listed $119,900 Active 186-char remark

    Show marketing remark (186 chars)

    Beautifully redone 2 year old unit available in Steeple chase family park in Egg Harbor Township. Three bedrooms, one bath. livingroom, eat in kitchen. all new appliances and a new shed.

ⓘ 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: $27,922
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − Depreciation: −$3,343
• Taxable income: $11,378
• Est. tax owed @ 24.0%: −$2,731
• After-tax cash flow: $9,799/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 · 13 photos

Good 80/100 None rehab

This single-family home is in excellent condition with recent renovations, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both New flooring — Enhances interior aesthetics and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both New flooring — Enhances interior aesthetics and resale 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: 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 — Pomona

• Score: 62/100
• State rank: #441
• US rank: #16217

Category grades

Amenities F Commute F Cost of living C Crime B- Employment A+ Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 46,856

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 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 16% Asian 13% Black 9% Two or more races 9%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 3% Italian 1% Slovak 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 12% Other Indo-European 4% Tagalog/Filipino 3%

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: ▼ -22.76%
• Current HPI: 319.2948
• 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

-4.2% since first listed

4 events — show timeline

• 2026-05-26 Price Changed $114,900 BRIGHT MLS
• 2026-05-26 Price Changed $114,900 MOMLS
• 2026-05-05 Listed $119,900 MOMLS
• 2026-05-05 Listed $119,900 BRIGHT MLS