61 N Bayard Ave · Woodbury, NJ 08096

$695,000

4 bd · None ba · 4,150 sqft · MultiFamily public records · 5 Days on market

Built 1920 0.41 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

This stunning 4 Bedroom , 3 1/2 bath home beautifully combines old-world charm with original details, rich textures , and timeless architecture with modern conveniences designed for today's lifestyle!. Built in 1920, this home has been lovingly maintained by the current owners since 1985, & showcases thoughtful remodeling and upgrades evident throughout. Features handsome stamped concrete front walkway up the expansive steps to wrap around porch. Entrance foyer leads into formal open Sitting area, Formal Living Room & Dining Room, each with a wood burning Fireplace, Study/Library or Family Room. 1990 open floor plan addition of fabulous great room with Stone Fireplace, elegan

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/?-bath multifamily listed at $695k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $695k).
• Cap rate 10.1% vs local median 4.1% in Woodbury — 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 75/100 on livability (#163 in NJ, #4,241 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A; Watch: amenities D-, commute F.
• Woodbury City Public School District (suburban): math 10% / reading 35% proficiency, ranked #411 of 472 in NJ (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Evergreen Avenue Elementary School (math 8% / reading 32%, grade F, #995 of 1,303 statewide, top 78%, 323 students, 63% FRL); Woodbury Jr-Sr High School (math 10% / reading 41%, grade F, #321 of 399 statewide, top 81%, 829 students, 62% FRL).
• Market conditions: 184 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• At $9,490/mo this rent would consume 128% of the median local household income ($89k/yr) (locally 1044% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $195k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $124k; list at $695k implies a 460% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $695,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.59%
• DSCR: 1.60
• GRM: 6.1

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $28,141
• Equity at exit: $103,627

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $206,992
• Equity at exit: $60,091

Cash invested: $194,600 (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 08096

• Active inventory: 184
• Price-to-rent: 24.4×

Monthly cashflow live

• Estimated rent: $9,490 medium
• Mortgage (P&I): −$3,645
• Tax from tax record: −$1,360 /mo · $16,317/yr
• Insurance: −$290
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,993
• Net cashflow: $2,203

Break-even live

Break-even rent $6,701

Max offer price $695,000

Occupancy floor 72%

Sensitivity live

Price	-10% $2,597	-5% $2,400	+0% $2,203	+5% $2,006	+10% $1,810
Rent	-10% $1,453	-5% $1,828	+0% $2,203	+5% $2,578	+10% $2,953
Rate	-1.0pp $2,553	-0.5pp $2,380	base $2,203	+0.5pp $2,023	+1.0pp $1,840

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	4	3.5	$9,488
Total (4 units)			$9,490

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: $173,750
• Closing costs: $20,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Hopkins St Woodbury, NJ	3.0	1.0	3000	$2,225	$0.74	25d	1	0.54mi

Listing history 5 events

1. 2026-04-21
   status Pending
2. 2026-04-17
   listed $695,000 Active
3. 2026-04-13
   historical $695,000
4. 1985-08-01
   soldstatus $124,000
5. 1981-06-01
   soldstatus $135,000

ⓘ 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: $16,317 · $1,360/mo
• Projected year-2 tax: $16,811 · $1,401/mo
• Expected delta: +$494/yr (+$41/mo · 3.0%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $113,880
• − Mortgage interest: −$38,931
• − Property taxes: −$16,317
• − Insurance: −$3,475
• − Repairs & maintenance: −$9,110
• − Management: −$9,110
• − Depreciation: −$20,218
• Taxable income: $16,718
• Est. tax owed @ 24.0%: −$4,012
• After-tax cash flow: $22,425/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: Woodbury City Public School District
• NCES district ID: 3418150
• Math proficiency: 10% ▼ -13.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $53,810
• Composite: 20.25/100
• National rank: #8621
• State rank: #411 of 472 in NJ

Livability — Woodbury

• Score: 75/100
• State rank: #163
• US rank: #4241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbury, NJ
• County: Gloucester County · 160,422 people
• City population: 35,336
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 35,336
• Household income: $89,013
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1044.0

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Black 12% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 1% Iranian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -239.24%
• Current HPI: 269.1606
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+414.8% since first listed

5 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-04-17 Listed $695,000 BRIGHT MLS
• 2026-04-13 Coming Soon $695,000 BRIGHT MLS
• 1985-08-01 Sold (Public Records) $124,000 Public Records
• 1981-06-01 Sold (Public Records) $135,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $16,317 · +1.1% YoY. Source: county tax records.