817 Fernwood · Pleasantville, NJ 08232

$180,000

3 bd · 1.5 ba · 1,000 sqft · SingleFamily public records · 105 Days on market

Built 1910 Est $217k · 17% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +7.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable home near Northfield border. one extra room for storage. Owner anxious to sell, bring your offer ASAP. Tenant on month to month lease. sorry temporarelly no showings.

Key facts

• Listed 105 days

Property features AI

Finance

• Other: Property listed for sale; Lead-based paint disclosure available

Exterior

• Parking: No exterior parking listed; No garage
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Vinyl exterior; Zoned R-75; Not waterfront
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Fenced yard; Patio; Concrete driveway; Shed; Paved road

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Master bedroom on first floor
• Flooring: Tile; Wall-to-wall carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Electric heating; Natural gas heating; Ceiling fans; Wall air conditioning units
• Interior features: Storage; Blinds and shades; Screens
• Laundry & utility: Laundry/utility room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.5% in Pleasantville — 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 73/100 on livability (#194 in NJ) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+; Watch: crime C-, schools F, amenities F.
• Pleasantville Public School District (suburban): math 6% / reading 28% proficiency, ranked #451 of 472 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $217,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 Fernwood	0.00mi	3/1.5	1,000 (0%)	1mo	$165,000	$165	99
733 Cresson Ave	0.23mi	3/2.0	1,056 (+6%)	0mo	$335,000	$317	78
1414 Garfield Ave Ave	0.16mi	3/1.0	1,088 (+9%)	10mo	$220,000	$202	67
800 Cedar Ln	0.37mi	3/1.0	939 (-6%)	21mo	$240,000	$256	53
601 Portland Ave	0.69mi	3/2.0	1,148 (+15%)	21mo	$249,000	$217	24

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,796
• Equity at exit: $26,839

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $29,732
• Equity at exit: $15,563

Cash invested: $50,400 (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 08232

• Home prices YoY: -17.3%
• Active inventory: 84
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$944
• Tax from tax record: −$384 /mo · $4,613/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $396

Break-even live

Break-even rent $1,776

Max offer price $180,000

Occupancy floor 78%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 W Ridgewood Ave Pleasantville, NJ	1.0–3.0	1.0–1.5	905	$2,500	$2.76	21d	1	0.63mi
199 Heather Croft #199 Egg Harbor Township, NJ	2.0	1.0	944	$2,100	$2.22	21d	1	0.99mi
173 Heather Croft Egg Harbor Township, NJ	2.0	1.0	944	$2,000	$2.12	21d	1	1.03mi
310 Heather Croft Egg Harbor Township, NJ	2.0	2.0	972	$2,200	$2.26	44d	1	1.04mi
272 Heather Croft #272 Egg Harbor Township, NJ	2.0	1.0	944	$2,300	$2.44	21d	1	1.04mi
124 Gravesmith Dr Egg Harbor Township, NJ	3.0	1.0	1288	$2,500	$1.94	44d	1	1.10mi

Listing history 17 events

1. 2026-05-01
   historical Under Contract
2. 2026-04-25
   status Active
3. 2026-04-15
   historical Under Contract
4. 2026-04-06
   price $180,000
5. 2026-03-23
   status Active
6. 2026-03-06
   historical Under Contract
7. 2026-02-10
   listed $190,000 Active
8. 2007-08-13
   soldstatus $170,000
9. 2007-07-23
   soldstatus $170,000 177-char remark

   Show marketing remark (177 chars)

   Affordable home near Northfield border. one extra room for storage. Owner anxious to sell, bring your offer ASAP. Tenant on month to month lease. sorry temporarelly no showings.

10. 2007-07-06
    historical 177-char remark

    Show marketing remark (177 chars)

    Affordable home near Northfield border. one extra room for storage. Owner anxious to sell, bring your offer ASAP. Tenant on month to month lease. sorry temporarelly no showings.

11. 2007-06-14
    listed $175,000 177-char remark

    Show marketing remark (177 chars)

    Affordable home near Northfield border. one extra room for storage. Owner anxious to sell, bring your offer ASAP. Tenant on month to month lease. sorry temporarelly no showings.

12. 2003-02-05
    soldstatus $55,000 255-char remark

    Show marketing remark (255 chars)

    THIS IS A HUD OWNED PROPERTY BEING SOLD AS IS. FOR BID INFORMATION GO TO WWW. FIRSTPRESTON. COM CASE #351-259576. IF NEEDED TERMITE TREATMENT/REPAIRS AT BUYERS EXPENSE. GAS HEAT, PORCH, FENCED YARD OFF STREET PARKING VACANT NO APPOINTMENT MUST USE HUD KEY

13. 2002-11-19
    historical 255-char remark

    Show marketing remark (255 chars)

    THIS IS A HUD OWNED PROPERTY BEING SOLD AS IS. FOR BID INFORMATION GO TO WWW. FIRSTPRESTON. COM CASE #351-259576. IF NEEDED TERMITE TREATMENT/REPAIRS AT BUYERS EXPENSE. GAS HEAT, PORCH, FENCED YARD OFF STREET PARKING VACANT NO APPOINTMENT MUST USE HUD KEY

14. 2002-11-14
    listed $45,500 255-char remark

    Show marketing remark (255 chars)

    THIS IS A HUD OWNED PROPERTY BEING SOLD AS IS. FOR BID INFORMATION GO TO WWW. FIRSTPRESTON. COM CASE #351-259576. IF NEEDED TERMITE TREATMENT/REPAIRS AT BUYERS EXPENSE. GAS HEAT, PORCH, FENCED YARD OFF STREET PARKING VACANT NO APPOINTMENT MUST USE HUD KEY

15. 1992-05-07
    soldstatus $58,000
16. 1980-02-01
    soldstatus $15,500
17. 1979-10-01
    soldstatus $10,000

ⓘ 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: $4,613 · $384/mo
• Projected year-2 tax: $4,613 · $384/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,337
• − Mortgage interest: −$10,083
• − Property taxes: −$4,613
• − Insurance: −$900
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$5,236
• Taxable income: $2,130
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $4,244/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: Pleasantville Public School District
• NCES district ID: 3413200
• Math proficiency: 6% ▼ -11.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $39,569
• Composite: 14.34/100
• National rank: #9440
• State rank: #451 of 472 in NJ

Livability — Pleasantville

• Score: 73/100
• State rank: #194
• US rank: #5487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasantville, NJ
• Population (ZIP): 20,200

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 0.61)
• Race & ethnicity: Hispanic / Latino 52% Black 33% Two or more races 22% White 6% Asian 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 12% Dominican 14%
• Common ancestry: Hispanic 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 44% English-only · Spanish 48% French/Haitian/Cajun 5% 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: ▼ -72.51%
• Current HPI: 346.2085
• 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

+1700.0% since first listed

17 events — show timeline

• 2026-05-01 Contingent — SJSRMLS
• 2026-04-25 Relisted — SJSRMLS
• 2026-04-15 Contingent — SJSRMLS
• 2026-04-06 Price Changed $180,000 SJSRMLS
• 2026-03-23 Relisted — SJSRMLS
• 2026-03-06 Contingent — SJSRMLS
• 2026-02-10 Listed $190,000 SJSRMLS
• 2007-08-13 Sold (Public Records) $170,000 Public Records
• 2007-07-23 Sold (MLS) $170,000 SJSRMLS
• 2007-07-06 Listing Removed — SJSRMLS
• 2007-06-14 Listed $175,000 SJSRMLS
• 2003-02-05 Sold (MLS) $55,000 SJSRMLS
• 2002-11-19 Listing Removed — SJSRMLS
• 2002-11-14 Listed $45,500 SJSRMLS
• 1992-05-07 Sold (Public Records) $58,000 Public Records
• 1980-02-01 Sold (Public Records) $15,500 Public Records
• 1979-10-01 Sold (Public Records) $10,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,613 · +3.1% YoY. Source: county tax records.