5655 White Horse Pike · Egg Harbor City, NJ 08215

$159,900

4 bd · 1.0 ba · 1,043 sqft · SingleFamily public records · 14 Days on market

Built 1940 1.34 ac lot

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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 +7.5/15.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Multiple Offers. . HIGHEST and BEST by 3:30 Thursday June 11, 2026. ATTENTION !! All First Time Buyers or First Time Investors. Here is an Excellent Opportunity to make your First Real Estate Investment !!Reasonably Priced 4 Bedroom One Bath Home on a 1.33 Acre Lot, On the Bus Line and Close to Everything. Features: A Freshly PaintedInterior and Exterior, New Gas Heater in 2021, Living Room already has a Chimney for a Future Wood Stove, Central Air Conditioning, RearEntrance has a Laundry Room/Mud room and Separate Heater Room for Extra Storage, Partial Basement with Sump Pump, Additional storagein Attic, Plenty of room behind the Home for Gardening or Family Fun, Shows Nice and will need

Key facts

• Laundry room
• New gas heater
• 1.34 acre lot

Tags

• FRESHLY PAINTED INTERIOR
• FRESHLY PAINTED EXTERIOR
• NEW GAS HEATER
• CHIMNEY FOR WOOD STOVE
• CENTRAL AIR CONDITIONING
• LAUNDRY ROOM

Property features AI

Finance

• Other: Property listed for sale

Exterior

• Parking: Exterior parking for three or more cars; No garage
• Utilities: Well water; Septic sewer; Gas water heater; Natural gas available for heating
• Home design: Single-family property; Over 25 years old; Zoned DVC; Lot dimensions approximately 218.60 x 267 (1–5 acres)
• Construction: Vinyl and wood exterior; Partial unfinished basement
• Exterior features: Vinyl and wood siding; Gravel driveway; Green exterior color; Not waterfront

Interior

• Kitchen: Dishwasher; Gas stove; Microwave; Refrigerator; Eat-in layout
• Bedrooms: Two bedrooms on the main level; Two bedrooms on the upper level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Storage; Eat-in kitchen; Laundry/utility room; Attic storage; Partial unfinished basement; Fireplace (see remarks)
• Laundry & utility: Washer and dryer included; Laundry/utility room on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

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 ($3k rent vs $160k).
• Cap rate 14.6% vs local median 5.6% in Egg Harbor 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 66/100 on livability (#353 in NJ) — a middle-class / working-renter tenant base. Strengths: health & safety A, housing B+, crime B; Watch: employment D, amenities F.
• Greater Egg Harbor Regional High School District (suburban): math 16% / reading 49% proficiency, ranked #319 of 472 in NJ (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mullica Township Primary School (math 17% / reading 37%, grade F, #795 of 1,303 statewide, top 64%, 359 students, 42% FRL); Mullica Township Middle School (math 18% / reading 49%, grade F, #265 of 431 statewide, top 63%, 277 students, 45% FRL); Cedar Creek High School (math 21% / reading 61%, grade F, #180 of 399 statewide, top 46%, 929 students, 40% FRL).
• Market conditions: 80 active listings in the ZIP; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• This rent runs 45% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $160k implies a 966% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1940 — 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. 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: 1.89% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.80%
• DSCR: 2.33
• GRM: 4.4

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: 24.4%
• Equity multiple: 2.01×
• Total profit: $45,066
• Equity at exit: $23,842

10-year hold

• IRR: 32.3%
• Equity multiple: 3.93×
• Total profit: $131,057
• Equity at exit: $13,825

Cash invested: $44,772 (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 08215

• Home prices YoY: -22.4%
• Active inventory: 80
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,025 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$372 /mo · $4,470/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $1,112

Break-even live

Break-even rent $1,617

Max offer price $159,900

Occupancy floor 58%

Sensitivity live

Price	-10% $1,203	-5% $1,157	+0% $1,112	+5% $1,067	+10% $1,022
Rent	-10% $873	-5% $993	+0% $1,112	+5% $1,231	+10% $1,351
Rate	-1.0pp $1,193	-0.5pp $1,153	base $1,112	+0.5pp $1,071	+1.0pp $1,028

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   status $159,900 Pending 14 DOM
2. 2026-06-19
   days on market $159,900 Active 14 DOM
3. 2026-06-18
   days on market $159,900 Active 13 DOM
4. 2026-06-17
   days on market $159,900 Active 12 DOM
5. 2026-06-16
   days on market $159,900 Active 11 DOM
6. 2026-06-15
   days on market $159,900 Active 10 DOM
7. 2026-06-14
   days on market $159,900 Active 8 DOM
8. 2026-06-13
   days on market $159,900 Active 7 DOM
9. 2026-06-10
   days on market $159,900 Active 5 DOM
10. 2026-06-09
    days on market $159,900 Active 4 DOM
11. 2026-06-08
    days on market $159,900 Active 3 DOM
12. 2026-06-07
    days on marketlisting id $159,900 Active 2 DOM
13. 2026-06-05
    remarks 699-char remark
14. 2026-06-05
    listed $159,900 Active 1 DOM

ⓘ 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: $4,470 · $372/mo
• Projected year-2 tax: $4,470 · $372/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 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,298
• − Mortgage interest: −$8,957
• − Property taxes: −$4,470
• − Insurance: −$800
• − Repairs & maintenance: −$2,904
• − Management: −$2,904
• − Depreciation: −$4,652
• Taxable income: $11,613
• Est. tax owed @ 24.0%: −$2,787
• After-tax cash flow: $10,557/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: Greater Egg Harbor Regional High School District
• NCES district ID: 3406060
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $58,324
• Composite: 28.94/100
• National rank: #6629
• State rank: #319 of 472 in NJ

Livability — Egg Harbor City

• Score: 66/100
• State rank: #353
• US rank: #11600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Atlantic County · 143,611 people
• City population: 13,545
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 13,545
• Household income: $80,893
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 484.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 19% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 6% Russian/Polish/Slavic 2% 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: ▼ -76.92%
• Current HPI: 267.2078
• 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

+966.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $159,900 SJSRMLS
• 1986-11-05 Sold (Public Records) $15,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $4,470 · +10.2% YoY. Source: county tax records.