523 Hay Rd · Hammonton, NJ 08037

$165,000

3 bd · 1.0 ba · 1,374 sqft · SingleFamily public records · 3 Days on market

Built 1894 0.38 ac lot

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Handyman Special with Instant Equity To Be Earned! ARV $315,000++!! This property is loaded with potential and is perfect for investors, handymen, or buyers looking to create their dream home. The main level features a spacious living room, formal dining room, nicely sized kitchen, and full bathroom, while the second level offers three generously sized bedrooms. The lower level features a large unfinished basement with endless possibilities for storage or additional living space. The exterior of the home is fantastic with a huge backyard, private driveway parking, storage shed, and peaceful neighborhood setting. The property will require a new septic system and the home is in need of a full

Key facts

• Nicely sized kitchen
• Formal dining room
• Full bathroom

Tags

• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• NICELY SIZED KITCHEN
• FULL BATHROOM
• LARGE UNFINISHED BASEMENT
• HUGE BACKYARD

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Driveway
• Utilities: Well water; On-site septic
• Home design: Detached structure; Frame construction
• Construction: Concrete perimeter foundation; Above-grade and below-grade structures noted
• Exterior features: Lot dimensions approximately 95 x 175.25; No tidal water

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating; Natural gas fuel; Electric hot water
• Interior features: Unfinished basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.9% vs local median 3.3% in Hammonton — 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 72/100 on livability (#205 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F, cost of living F.
• Winslow Township School District (suburban): math 11% / reading 36% proficiency, ranked #387 of 472 in NJ (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 148 active listings in the ZIP; 1,018 units permitted in Camden County in 2024 (509 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.
• Camden County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1894 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.36% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.76%
• DSCR: 1.57
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,684
• Equity at exit: $24,602

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $44,871
• Equity at exit: $14,266

Cash invested: $46,200 (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 08037

• Home prices YoY: -28.8%
• Active inventory: 148
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,243 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$347 /mo · $4,161/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $491

Break-even live

Break-even rent $1,621

Max offer price $165,000

Occupancy floor 73%

Sensitivity live

Price	-10% $585	-5% $538	+0% $491	+5% $445	+10% $398
Rent	-10% $314	-5% $403	+0% $491	+5% $580	+10% $669
Rate	-1.0pp $575	-0.5pp $533	base $491	+0.5pp $449	+1.0pp $405

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $165,000 Active 3 DOM
2. 2026-06-17
   days on market $165,000 Active 2 DOM
3. 2026-06-16
   days on marketlisting id $165,000 Active 1 DOM
4. 2026-06-04
   days on market $165,000 Active 8 DOM
5. 2026-06-03
   days on market $165,000 Active 7 DOM
6. 2026-06-02
   days on market $165,000 Active 6 DOM
7. 2026-06-01
   days on market $165,000 Active 5 DOM
8. 2026-05-31
   days on market $165,000 Active 4 DOM
9. 2026-05-23
   historical $165,000

ⓘ 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: $4,161 · $347/mo
• Projected year-2 tax: $4,161 · $347/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,920
• − Mortgage interest: −$9,243
• − Property taxes: −$4,161
• − Insurance: −$825
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − Depreciation: −$4,800
• Taxable income: $3,584
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $5,037/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: Winslow Township School District
• NCES district ID: 3418060
• Math proficiency: 11% ▼ -17.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $70,254
• Composite: 22.65/100
• National rank: #8057
• State rank: #387 of 472 in NJ

Livability — Hammonton

• Score: 72/100
• State rank: #205
• US rank: #5755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,385
• Population (ZIP): 23,385

Population outlook (Camden County) Hauer SSP2

• Today (2025): 507,964 people
• By 2030: 502,182 · -1.1%
• By 2040: 485,602 · -4.4%
• By 2050: 465,630 · -8.3%
• By 2075: 419,986 · -17.3%
• By 2100: 369,492 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Dominican 2%
• Common ancestry: Romanian 6% Italian 2% Subsaharan African 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 80% English-only · Spanish 16% Other Indo-European 3% German/W. Germanic 1%

Political lean MEDSL · Camden

• 2024 margin: Strong D (+27.4) · D 63.0% · R 35.5% · Other 1.5%
• 2008→2024 swing: -8.8pp toward R · 2008: 36.2pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+33.5 2016: D+32.4 2012: D+36.6 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.42%
• Current HPI: 305.1238
• 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

1 event — show timeline

• 2026-05-23 Coming Soon $165,000 BRIGHT MLS

Property tax history

+3.9%/yr

Latest (2025): $4,161 · +1.9% YoY. Source: county tax records.