76 Valley View Rd · High Bridge, NJ 08829-1318

$300,000

3 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 62 Days on market

Built 1958 0.92 ac lot

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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).

• Cash flow +9.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Schools +4.9/10.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Set on just under an acre and backing directly to a scenic golf course, this 3-bedroom, 1-bath ranch offers space, privacy, and outstanding potential. The home features a functional single-level layout with a spacious living room highlighted by a fireplace, a large kitchen with ample room to redesign and customize, and three well-sized bedrooms. Outside, the property includes an oversized one-car garage, a driveway with parking for 3"4 additional vehicles, and an in-ground pool that will require replacement. While the home is in need of renovations, the setting and footprint create a strong opportunity for investors, contractors, or owner-occupants looking to add value and make it thei

Key facts

• In-ground pool
• Large kitchen
• Spacious living room

Tags

• FUNCTIONAL SINGLE-LEVEL LAYOUT
• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• IN-GROUND POOL
• GENEROUS LOT SIZE

Property features AI

Exterior

• Parking: Attached 1-car garage; Driveway fits two cars side-by-side
• Utilities: Electric service; Propane gas; Public water; Public sewer
• Home design: Ranch style; Approximate construction year (exact year not specified)
• Construction: Wood exterior construction
• Exterior features: Wood siding; Composition shingle roof; No easements

Interior

• Kitchen: Not an eat-in kitchen; Formal dining room adjacent
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating (1 unit); Central air conditioning
• Interior features: Gas range/oven; Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (11.9% below list).
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (11.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#178 in NJ, #4,717 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, amenities F, commute F.
• North Hunterdon-Voorhees Regional High School District (suburban): math 37% / reading 63% proficiency, ranked #103 of 472 in NJ (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: High Bridge Elementary School (math 22% / reading 42%, grade F, #661 of 1,303 statewide, top 54%, 209 students, 16% FRL); High Bridge Middle School (math 32% / reading 62%, grade D+, #129 of 431 statewide, top 32%, 144 students, 12% FRL); Voorhees High School (math 36% / reading 57%, grade D-, #129 of 399 statewide, top 33%, 672 students, 5% FRL).
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 389 units permitted in Hunterdon County in 2024 (180 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Hunterdon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 20% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,333 (11.9% 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. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 1.03% ✓
• Cap rate: 5.49%
• Cash-on-cash: -2.88%
• DSCR: 0.87
• GRM: 8.1

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: 4.9%
• Equity multiple: 1.28×
• Total profit: $23,680
• Equity at exit: $134,893

10-year hold

• IRR: 8.1%
• Equity multiple: 2.23×
• Total profit: $102,916
• Equity at exit: $207,886

Cash invested: $84,000 (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 08829-1318

• Active inventory: 1
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,096 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$950 /mo · $11,395/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $-202

Break-even live

Break-even rent $3,352

Max offer price $264,333

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-117	+0% $-202	+5% $-287	+10% $-372
Rent	-10% $-446	-5% $-324	+0% $-202	+5% $-80	+10% $43
Rate	-1.0pp $-51	-0.5pp $-126	base $-202	+0.5pp $-280	+1.0pp $-359

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Central Ave Unit A High Bridge, NJ	3.0	2.0	1165	$2,850	$2.45	0d	1	0.50mi
48 Jericho Rd High Bridge, NJ	3.0	2.0	2065	$3,350	$1.62	0d	1	0.58mi

Listing history 21 events

1. 2026-06-21
   days on market $300,000 Active 62 DOM
2. 2026-06-18
   days on market $300,000 Active 59 DOM
3. 2026-06-17
   days on market $300,000 Active 58 DOM
4. 2026-06-16
   days on market $300,000 Active 57 DOM
5. 2026-06-15
   days on market $300,000 Active 56 DOM
6. 2026-06-13
   days on market $300,000 Active 54 DOM
7. 2026-06-13
   pricedays on market $300,000 Active 53 DOM
8. 2026-06-09
   days on market $320,000 Active 50 DOM
9. 2026-06-08
   days on market $320,000 Active 49 DOM
10. 2026-06-07
    days on market $320,000 Active 48 DOM
11. 2026-06-04
    days on market $320,000 Active 45 DOM
12. 2026-06-03
    days on market $320,000 Active 44 DOM
13. 2026-06-02
    days on market $320,000 Active 43 DOM
14. 2026-06-01
    days on market $320,000 Active 42 DOM
15. 2026-05-31
    days on market $320,000 Active 41 DOM
16. 2026-04-30
    price $320,000
17. 2026-04-30
    status Active
18. 2026-03-25
    historical
19. 2026-03-12
    listed $250,000 Active
20. 2025-09-16
    soldstatus $366,263
21. 1999-08-05
    soldstatus $169,900

ⓘ 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: $11,395 · $950/mo
• Projected year-2 tax: $11,395 · $950/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,153
• − Mortgage interest: −$16,805
• − Property taxes: −$11,395
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,972
• − Management: −$2,972
• − Depreciation: −$8,727
• Taxable loss: −$7,218
• Est. tax savings @ 24.0%: +$1,732
• After-tax cash flow: $-690/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: North Hunterdon-Voorhees Regional High School District
• NCES district ID: 3411610
• Math proficiency: 37% ▼ -17.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $112,200
• Composite: 48.63/100
• National rank: #2108
• State rank: #103 of 472 in NJ

Livability — High Bridge

• Score: 74/100
• State rank: #178
• US rank: #4717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: High Bridge, NJ

Population outlook (Hunterdon County) Hauer SSP2

• Today (2025): 122,644 people
• By 2030: 121,131 · -1.2%
• By 2040: 117,753 · -4.0%
• By 2050: 112,601 · -8.2%
• By 2075: 104,371 · -14.9%
• By 2100: 93,364 · -23.9%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+88.3% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $320,000 GSMLS
• 2026-04-30 Relisted — GSMLS
• 2026-03-25 Delisted — GSMLS
• 2026-03-12 Listed $250,000 GSMLS
• 2025-09-16 Sold (Public Records) $366,263 Public Records
• 1999-08-05 Sold (Public Records) $169,900 Public Records

Property tax history

+0.4%/yr

Latest (2025): $11,395 · -9.5% YoY. Source: county tax records.