2501 Tilton Rd #117 · Pomona, NJ 08234

$89,900

2 bd · 1.5 ba · 784 sqft · SingleFamily · 265 Days on market

Built 2025 Good condition $115/sqft · at area comps Est $86k · at est. ↓ 5% 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
• ARV discount +5.5/15.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A beautiful community set in the countryside of a bustling area, Steeplechase Village offers our residents a bit of country living with access to big city amenities. Our community has beautiful homes ranging from 2 to 3 bedrooms with driveways and spacious yards for residents to garden and BBQ in. On-site management and 24/7 emergency maintenance.

Key facts

• Spacious yards
• On-site management
• Built 2025

Tags

• SPACIOUS YARDS
• ON-SITE MANAGEMENT
• EMERGENCY MAINTENANCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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 $622 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. 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.
6. 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.
7. 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: 2.09% ✓
• Cap rate: 17.80%
• Cash-on-cash: 41.11%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (median comp): $86,000
• List price: $89,900
• Delta: 4.53%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 Tilton Rd #314	0.09mi	2/2.0	800 (+2%)	3mo	$92,500	$116	88
2501 Tilton Rd #312	0.00mi	2/1.5	864 (+10%)	1mo	$86,000	$100	82
2528 Tilton Rd #410	0.47mi	2/1.0	720 (-8%)	10mo	$55,000	$76	54
2528 Tilton Rd #421	0.47mi	2/1.5	900 (+15%)	3mo	$60,000	$67	51

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: 37.6%
• Equity multiple: 2.60×
• Total profit: $40,378
• Equity at exit: $13,404

10-year hold

• IRR: 44.2%
• Equity multiple: 5.21×
• Total profit: $105,991
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,878 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $862

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 49%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $89,900 Active 265 DOM
2. 2026-06-18
   days on market $89,900 Active 264 DOM
3. 2026-06-17
   days on market $89,900 Active 263 DOM
4. 2026-06-16
   days on market $89,900 Active 262 DOM
5. 2026-06-15
   days on market $89,900 Active 261 DOM
6. 2026-06-14
   days on market $89,900 Active 259 DOM
7. 2026-06-13
   days on market $89,900 Active 258 DOM
8. 2026-06-10
   days on market $89,900 Active 256 DOM
9. 2026-06-09
   days on market $89,900 Active 255 DOM
10. 2026-06-08
    days on market $89,900 Active 254 DOM
11. 2026-06-07
    days on market $89,900 Active 253 DOM
12. 2026-06-02
    days on market $89,900 Active 248 DOM
13. 2026-06-01
    days on market $89,900 Active 247 DOM
14. 2026-05-31
    days on market $89,900 Active 246 DOM
15. 2026-05-30
    days on market $89,900 Active 245 DOM
16. 2026-04-30
    price $89,900 349-char remark

    Show marketing remark (349 chars)

    A beautiful community set in the countryside of a bustling area, Steeplechase Village offers our residents a bit of country living with access to big city amenities. Our community has beautiful homes ranging from 2 to 3 bedrooms with driveways and spacious yards for residents to garden and BBQ in. On-site management and 24/7 emergency maintenance.

17. 2025-09-27
    listed $94,900 Active 349-char remark

    Show marketing remark (349 chars)

    A beautiful community set in the countryside of a bustling area, Steeplechase Village offers our residents a bit of country living with access to big city amenities. Our community has beautiful homes ranging from 2 to 3 bedrooms with driveways and spacious yards for residents to garden and BBQ in. On-site management and 24/7 emergency maintenance.

ⓘ 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: $22,535
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$2,615
• Taxable income: $9,480
• Est. tax owed @ 24.0%: −$2,275
• After-tax cash flow: $8,072/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 · 6 photos

Good 80/100 Cosmetic rehab

This single-family home in Steeplechase Village is in good condition with a modern kitchen and well-maintained exterior. It offers a good balance of curb appeal and interior functionality, making it a solid investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard and landscaping can increase both resale and rental value.
• Both Adding a small patio or deck — This can increase the living space and appeal to potential buyers/renters.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing and functional.
• Both Adding a smart home system — Smart home features can increase convenience and appeal to tech-savvy buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard and landscaping can increase both resale and rental value. ↑
• Both Adding a small patio or deck — This can increase the living space and appeal to potential buyers/renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing and functional. ↑
• Both Adding a smart home system — Smart home features can increase convenience and appeal to tech-savvy buyers/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: 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

-5.3% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $89,900 BRIGHT MLS
• 2025-09-27 Listed $94,900 BRIGHT MLS