7 Pin Oak Dr · McKee City, NJ 08330

$425,000

4 bd · 2.0 ba · 1,481 sqft · SingleFamily public records · 17 Days on market

Built 2022 10,019 sqft lot $287/sqft · at area comps Est $447k · at est.

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +9.7/15.0
• Cash flow +6.8/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +2.0/10.0
• DSCR +1.0/10.0

Listing remarks MLS

The Freeport model by D. R. Horton is only 4 years young, ranch home plan featuring 1,497 square feet of living space, 4 bedrooms, 2 bathrooms and a 2-car garage. Look no further than the Freeport for the convenience of first floor living! The foyer welcomes you in past two large bedrooms and a full bath on one side, as you continue on you are greeted by another full bedroom and laundry on the other side. Use one bedroom as a home office or playroom for children, you decide how this space functions! The kitchen area opens to the spacious great room, to be used however best fits your needs and lifestyle. Tucked behind the great room is the en suite which features its own full bathroom and walk-in closet. Quartz kitchen countertops, stainless appliances and engineered wood floors are included along with a full yard irrigation system. ADT security system. Home is 20 minutes to the beach, and . 2 miles from the Atlantic County bike trail. .. Don't miss this house!

Key facts

• Open floor plan
• Outdoor sodded yard
• 6 foot wooden fence

Tags

• OPEN FLOOR PLAN
• LG KITCHEN SUITE
• GREAT ROOM
• OUTDOOR SODDED YARD
• 6 FOOT WOODEN FENCE
• TWO CAR GARAGE

Property features AI

Exterior

• Home design: House; Living area about 1,497
• Exterior features: Lot approximately 0.23 acres

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-668 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (30.5% below list).
• Recommended offer: $295k (30.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: 244 active listings in the ZIP; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $2,955/mo this rent would consume 46% of the median local household income ($77k/yr) (locally 1003% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $45k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago 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 $295,499 (30.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.73%
• DSCR: 0.70
• GRM: 12.0

CMA / ARV

• ARV (median comp): $446,754
• List price: $425,000
• Delta: -7.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Galleria Dr	0.23mi	3/2.5 (-1)	1,440 (-3%)	21mo	$375,000	$260	61
78 Northridge Dr	0.61mi	3/2.5 (-1)	1,510 (+2%)	3mo	$315,000	$209	59
197 Pebble Beach Rd	0.68mi	3/2.0 (-1)	1,500 (+1%)	3mo	$166,000	$111	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.59×
• Total profit: $189,023
• Equity at exit: $382,874

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $590,252
• Equity at exit: $825,682

Cash invested: $119,000 (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 08330

• Home prices YoY: 3.9%
• Active inventory: 244
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,955 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$596 /mo · $7,156/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-668

Break-even live

Break-even rent $3,800

Max offer price $307,042

Occupancy floor —

Sensitivity live

Price	-10% $-427	-5% $-547	+0% $-668	+5% $-788	+10% $-908
Rent	-10% $-901	-5% $-784	+0% $-668	+5% $-551	+10% $-434
Rate	-1.0pp $-454	-0.5pp $-560	base $-668	+0.5pp $-778	+1.0pp $-890

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $425,000 Active 17 DOM
2. 2026-06-19
   days on market $425,000 Active 15 DOM
3. 2026-06-18
   days on market $425,000 Active 14 DOM
4. 2026-06-17
   days on market $425,000 Active 13 DOM
5. 2026-06-16
   days on market $425,000 Active 12 DOM
6. 2026-06-15
   days on market $425,000 Active 11 DOM
7. 2026-06-14
   days on market $425,000 Active 9 DOM
8. 2026-06-13
   days on market $425,000 Active 8 DOM
9. 2026-06-10
   days on market $425,000 Active 6 DOM
10. 2026-06-09
    days on market $425,000 Active 5 DOM
11. 2026-06-08
    days on market $425,000 Active 4 DOM
12. 2026-06-07
    pricestatusdays on marketlisting id $425,000 Active 3 DOM
13. 2026-06-03
    days on market $415,000 Coming Soon 28 DOM
14. 2026-06-02
    days on market $415,000 Coming Soon 27 DOM
15. 2026-06-01
    days on market $415,000 Coming Soon 26 DOM
16. 2026-05-31
    days on market $415,000 Coming Soon 25 DOM
17. 2026-05-30
    days on market $415,000 Coming Soon 24 DOM
18. 2026-05-06
    historical $415,000 974-char remark

    Show marketing remark (974 chars)

    The Freeport model by D. R. Horton is only 4 years young, ranch home plan featuring 1,497 square feet of living space, 4 bedrooms, 2 bathrooms and a 2-car garage. Look no further than the Freeport for the convenience of first floor living! The foyer welcomes you in past two large bedrooms and a full bath on one side, as you continue on you are greeted by another full bedroom and laundry on the other side. Use one bedroom as a home office or playroom for children, you decide how this space functions! The kitchen area opens to the spacious great room, to be used however best fits your needs and lifestyle. Tucked behind the great room is the en suite which features its own full bathroom and walk-in closet. Quartz kitchen countertops, stainless appliances and engineered wood floors are included along with a full yard irrigation system. ADT security system. Home is 20 minutes to the beach, and . 2 miles from the Atlantic County bike trail. .. Don't miss this house!

19. 2024-08-09
    historical
20. 2024-03-01
    listed $389,900 Active
21. 2024-02-10
    historical
22. 2023-11-29
    historical
23. 2023-11-09
    price $389,000
24. 2023-11-08
    historical $3,300
25. 2023-10-27
    listed $399,900 Active
26. 2023-10-12
    price $3,300
27. 2023-10-08
    listed $3,500
28. 2022-07-29
    soldstatus $386,490 Closed
29. 2022-06-12
    status Pending
30. 2022-06-02
    status Active
31. 2022-05-07
    status Pending
32. 2022-05-04
    listed $376,490 Active
33. 2021-11-26
    soldstatus $1,750,000

ⓘ 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: $7,156 · $596/mo
• Projected year-2 tax: $8,869 · $739/mo
• Expected delta: +$1,713/yr (+$143/mo · 23.9%)

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

Taxation est. · year 1

• Rental income: $35,460
• − Mortgage interest: −$23,807
• − Property taxes: −$7,156
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,837
• − Management: −$2,837
• − Depreciation: −$12,364
• Taxable loss: −$15,665
• Est. tax savings @ 24.0%: +$3,760
• After-tax cash flow: $-4,253/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
• County: Atlantic County · 143,611 people
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 29,972
• Household income: $77,167
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 1003.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 58% Hispanic / Latino 16% Black 14% Two or more races 13% Asian 4%
• Hispanic origin (detail): Puerto Rican 7% Dominican 4%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 1%
• Foreign-born: 9% · Canada, Vietnam, Guatemala
• Languages at home: 84% English-only · Spanish 10% Tagalog/Filipino 1% 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: ▲ 11.58%
• Current HPI: 308.5148
• 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

-75.7% since first listed

17 events — show timeline

• 2026-06-04 Listed $425,000 ForSaleByOwner.com
• 2026-05-06 Coming Soon $415,000 BRIGHT MLS
• 2024-08-09 Listing Removed — BRIGHT MLS
• 2024-03-01 Listed $389,900 BRIGHT MLS
• 2024-02-10 Coming Soon — BRIGHT MLS
• 2023-11-29 Listing Removed — SJSRMLS
• 2023-11-09 Price Changed $389,000 SJSRMLS
• 2023-11-08 Rental Removed $3,300 BRIGHTMLS
• 2023-10-27 Listed $399,900 SJSRMLS
• 2023-10-12 Price Changed $3,300 BRIGHTMLS
• 2023-10-08 Listed for Rent $3,500 BRIGHTMLS
• 2022-07-29 Sold (MLS) $386,490 BRIGHT MLS
• 2022-06-12 Pending — BRIGHT MLS
• 2022-06-02 Relisted — BRIGHT MLS
• 2022-05-07 Pending — BRIGHT MLS
• 2022-05-04 Listed $376,490 BRIGHT MLS
• 2021-11-26 Sold (Public Records) $1,750,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $7,156 · +2.6% YoY. Source: county tax records.