182 Pebble Beach Dr · McKee City, NJ 08330

$200,000

2 bd · 2.0 ba · 1,420 sqft · Manufactured · 50 Days on market

$141/sqft · 8% above area Est $185k · 8% over

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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 +25.7/30.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• ARV discount +3.9/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

182 Pebble Beach Drive is your perfect opportunity for an ideal 55+ lifestyle at The Fairways in Mays Landing. This beautiful 2 bedroom with 2 full bathroom is nestled along a serene golf course like setting. The front covered porch graciously welcomes all. You'll love the bright living/dining great room with it's stylish decor. The expansive eat-in kitchen has an abundant amount of cabinetry & counter space for all your cooking needs. The Main En Suite is an oasis with it's nicely appointed bedroom furnishings, large bathroom & walk-in closet. The second bedroom has endless possibilites as a guest room, office or flex space. A nice size laundry room with a side entrance to the attached garage. Quick access to both the Atlantic City Expressway & the Garden State Parkway make it desirable for easy commutes to all the Shore points, Philadelphia & North Jersey. View now via the 3D Tour link then book your showing today!

Key facts

• Garage
• Pool
• Listed 49 days

Property features AI

Finance

• HOA & community: Adult community (55+)

Exterior

• Parking: Exterior parking for three or more cars; One-car garage
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Mobile home; Offered for sale
• Exterior features: In-ground pool; Porch; Vinyl siding; Not waterfront; Not in a floodplain

Interior

• Kitchen: Electric stove
• Flooring: Vinyl; Wall-to-wall carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Walk-in closet; Other features (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.0% in McKee 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: area grade C — 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: 240 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• This rent runs 37% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $200k implies a 122% gain — meaningful room to come down on a strong offer.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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. 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.
4. 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.
5. 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: 1.18% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $185,000
• List price: $200,000
• Delta: 8.11%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Medinah Ave	0.19mi	2/2.0	1,530 (+8%)	22mo	$180,000	$118	60
3 Knollwood Dr	0.56mi	2/2.0	1,550 (+9%)	1mo	$162,000	$105	58

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: 31.8%
• Equity multiple: 3.49×
• Total profit: $139,378
• Equity at exit: $180,176

10-year hold

• IRR: 27.5%
• Equity multiple: 7.90×
• Total profit: $386,597
• Equity at exit: $388,556

Cash invested: $56,000 (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: 240
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,354 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $478

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 75%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6020 Delilah Rd Egg Harbor Township, NJ	1.0–2.0	1.0–2.0	1009	$2,425	$2.40	13d	1	1.13mi

Listing history 28 events

1. 2026-06-19
   days on market $200,000 Active 50 DOM
2. 2026-06-18
   days on market $200,000 Active 49 DOM
3. 2026-06-17
   days on market $200,000 Active 48 DOM
4. 2026-06-16
   days on market $200,000 Active 47 DOM
5. 2026-06-15
   days on market $200,000 Active 46 DOM
6. 2026-06-14
   days on market $200,000 Active 44 DOM
7. 2026-06-13
   days on market $200,000 Active 43 DOM
8. 2026-06-10
   days on market $200,000 Active 41 DOM
9. 2026-06-09
   days on market $200,000 Active 40 DOM
10. 2026-06-08
    days on market $200,000 Active 39 DOM
11. 2026-06-07
    days on market $200,000 Active 38 DOM
12. 2026-06-03
    days on market $200,000 Active 34 DOM
13. 2026-06-03
    price $200,000 Active 33 DOM
14. 2026-06-02
    days on market $215,000 Active 33 DOM
15. 2026-06-01
    days on market $215,000 Active 32 DOM
16. 2026-05-31
    days on market $215,000 Active 31 DOM
17. 2026-05-30
    days on market $215,000 Active 30 DOM
18. 2026-04-30
    listed $215,000 Active 742-char remark
19. 2024-09-12
    historical 954-char remark

    Show marketing remark (954 chars)

    182 Pebble Beach Drive is your perfect opportunity for an ideal 55+ lifestyle at The Fairways in Mays Landing. This beautiful 2 bedroom with 2 full bathroom is nestled along a serene golf course like setting. The front covered porch graciously welcomes all. You'll love the bright living/dining great room with it's stylish decor. The expansive eat-in kitchen has an abundant amount of cabinetry & counter space for all your cooking needs. The Main En Suite is an oasis with it's nicely appointed bedroom furnishings, large bathroom & walk-in closet. The second bedroom has endless possibilites as a guest room, office or flex space. A nice size laundry room with a side entrance to the attached garage. Quick access to both the Atlantic City Expressway & the Garden State Parkway make it desirable for easy commutes to all the Shore points, Philadelphia & North Jersey. View now via the 3D Tour link then book your showing today!

20. 2024-05-17
    listed $219,900 Active 954-char remark

    Show marketing remark (954 chars)

    182 Pebble Beach Drive is your perfect opportunity for an ideal 55+ lifestyle at The Fairways in Mays Landing. This beautiful 2 bedroom with 2 full bathroom is nestled along a serene golf course like setting. The front covered porch graciously welcomes all. You'll love the bright living/dining great room with it's stylish decor. The expansive eat-in kitchen has an abundant amount of cabinetry & counter space for all your cooking needs. The Main En Suite is an oasis with it's nicely appointed bedroom furnishings, large bathroom & walk-in closet. The second bedroom has endless possibilites as a guest room, office or flex space. A nice size laundry room with a side entrance to the attached garage. Quick access to both the Atlantic City Expressway & the Garden State Parkway make it desirable for easy commutes to all the Shore points, Philadelphia & North Jersey. View now via the 3D Tour link then book your showing today!

21. 2016-12-15
    soldstatus $89,900 Sold

    Show marketing remark (620 chars)

    OPEN HOUSE SUNDAY OCTOBER 9THth. .. THIS IS THE ONE YOU BEEN WAITING FOR !!! KNOLLWOOD MODEL, PREMIUM LOT on GOLF COURSE, OPEN floor plan w/ LARGE FRONT porch, LARGE eat-in- kitchen w/ LOTS of cabinets PLUS a in wall stereo system, FORMAL L/R & FORMAL D/R, SEPARATE laundry room w/ more cabinets, BEAUTIFUL laminate wood flooring, 4 ceiling fans, CENTRAL air conditioning , PULL down stairs in OVERSIZE 1 car garage with more storage/shelving & room for 3/4 cars on CONCRETE driveway, SPRINKERS, TEE off golf course property, make your appt. today TOO SEE YOUR 4-EVER HOME, move in condition, QUICK CLOSEING.

22. 2016-11-30
    historical Under Contract

    Show marketing remark (620 chars)

    OPEN HOUSE SUNDAY OCTOBER 9THth. .. THIS IS THE ONE YOU BEEN WAITING FOR !!! KNOLLWOOD MODEL, PREMIUM LOT on GOLF COURSE, OPEN floor plan w/ LARGE FRONT porch, LARGE eat-in- kitchen w/ LOTS of cabinets PLUS a in wall stereo system, FORMAL L/R & FORMAL D/R, SEPARATE laundry room w/ more cabinets, BEAUTIFUL laminate wood flooring, 4 ceiling fans, CENTRAL air conditioning , PULL down stairs in OVERSIZE 1 car garage with more storage/shelving & room for 3/4 cars on CONCRETE driveway, SPRINKERS, TEE off golf course property, make your appt. today TOO SEE YOUR 4-EVER HOME, move in condition, QUICK CLOSEING.

23. 2016-09-01
    historical
24. 2016-08-30
    listed $98,900 Active

    Show marketing remark (620 chars)

    OPEN HOUSE SUNDAY OCTOBER 9THth. .. THIS IS THE ONE YOU BEEN WAITING FOR !!! KNOLLWOOD MODEL, PREMIUM LOT on GOLF COURSE, OPEN floor plan w/ LARGE FRONT porch, LARGE eat-in- kitchen w/ LOTS of cabinets PLUS a in wall stereo system, FORMAL L/R & FORMAL D/R, SEPARATE laundry room w/ more cabinets, BEAUTIFUL laminate wood flooring, 4 ceiling fans, CENTRAL air conditioning , PULL down stairs in OVERSIZE 1 car garage with more storage/shelving & room for 3/4 cars on CONCRETE driveway, SPRINKERS, TEE off golf course property, make your appt. today TOO SEE YOUR 4-EVER HOME, move in condition, QUICK CLOSEING.

25. 2016-07-08
    price $98,900
26. 2016-07-06
    price $99,900
27. 2016-04-04
    price $102,900
28. 2015-10-10
    listed $107,900 Active

ⓘ 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: $28,249
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − Depreciation: −$5,818
• Taxable income: $2,708
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $5,081/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

+85.4% since first listed

14 events — show timeline

• 2026-06-16 Price Changed $200,000 SJSRMLS
• 2026-06-16 Price Changed $215,000 SJSRMLS
• 2026-06-02 Price Changed $200,000 SJSRMLS
• 2026-04-30 Listed $215,000 SJSRMLS
• 2024-09-12 Listing Removed — SJSRMLS
• 2024-05-17 Listed $219,900 SJSRMLS
• 2016-12-15 Sold (MLS) $89,900 SJSRMLS
• 2016-11-30 Contingent — SJSRMLS
• 2016-09-01 Listing Removed — SJSRMLS
• 2016-08-30 Listed $98,900 SJSRMLS
• 2016-07-08 Price Changed $98,900 SJSRMLS
• 2016-07-06 Price Changed $99,900 SJSRMLS
• 2016-04-04 Price Changed $102,900 SJSRMLS
• 2015-10-10 Listed $107,900 SJSRMLS