159 Leona Stewart Ln · Hopewell, NJ 08534

$577,040

3 bd · 2.5 ba · 2,129 sqft · Townhouse · 123 Days on market

Built 2026 Good condition Garage $271/sqft · at area comps Est $603k · at est. ↓ 9% since listing

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Why this score? — see what drove the F 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).

• ARV discount +9.5/15.0
• Cash flow +7.1/30.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +1.9/10.0
• Rent growth +1.9/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on a desirable corner homesite, this three-story townhome blends stylish design with everyday convenience. A one-car garage welcomes you on the first floor, while the second level features an open-concept living area centered around a kitchen with a spacious island. Upstairs, a versatile loft is surrounded by three bedrooms, including a private owner's suite, and low-maintenance landscaping makes outdoor upkeep a breeze.

Key facts

• One car garage
• Kitchen
• Loft

Tags

• ONE CAR GARAGE
• OPEN LIVING AREA
• FAMILY ROOM
• DINING ROOM
• KITCHEN
• LOFT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $577k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-831 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $457k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (30.8% below list).
• Recommended offer: $400k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.6% in Hopewell — 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 76/100 on livability (#125 in NJ, #3,403 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D, commute F, cost of living F.
• Hopewell Valley Regional School District (suburban): math 39% / reading 66% proficiency, ranked #72 of 472 in NJ (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Bear Tavern Elementary School (math 27% / reading 57%, grade F, #422 of 1,303 statewide, top 35%, 459 students, 3% FRL); Timberlane Middle School (math 40% / reading 69%, grade B-, #68 of 431 statewide, top 16%, 780 students, 3% FRL); Hopewell Valley Central High School (math 44% / reading 71%, grade C, #67 of 399 statewide, top 17%, 1,079 students, 5% FRL) — zoned schools at 4% FRL track the district average.
• Market conditions: Rents soft (-2.2%/yr); 198 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• Mercer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($508k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $399,565 (30.8% 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 123 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
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: 0.69% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.17%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $603,257
• List price: $577,040
• Delta: -3.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 Leona Stewart Blvd	0.03mi	3/2.5	2,129 (0%)	1mo	$552,500	$260	98
130 Leona Stewart Blvd	0.00mi	3/2.5	2,129 (0%)	8mo	$579,990	$272	93
146 Leona Stewart Blvd	0.03mi	3/2.5	2,129 (0%)	7mo	$585,000	$275	93
154 Leona Stewart Blvd	0.03mi	3/2.5	2,129 (0%)	7mo	$595,000	$279	92
138 Leona Stewart Blvd	0.02mi	3/2.5	2,129 (0%)	8mo	$569,990	$268	92
118 Leona Stewart Blvd	0.04mi	3/2.5	2,129 (0%)	10mo	$570,000	$268	90
150 Leona Stewart	0.03mi	3/2.5	2,185 (+3%)	7mo	$570,000	$261	88
110 Stoutsburg Blvd	0.06mi	3/2.5	2,129 (0%)	17mo	$579,990	$272	83
131 Stoutsburg Blvd	0.05mi	3/2.5	2,129 (0%)	19mo	$560,990	$263	82
135 Stoutsburg Blvd	0.04mi	3/2.5	2,129 (0%)	20mo	$584,990	$275	82
146 Stoutsburg Blvd	0.07mi	3/2.5	2,129 (0%)	22mo	$590,000	$277	78
142 Stoutsburg Blvd	0.08mi	3/2.5	2,129 (0%)	22mo	$574,440	$270	78

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.3%
• Equity multiple: 0.02×
• Total profit: $-158,096
• Equity at exit: $86,039

10-year hold

• IRR: -51.6%
• Equity multiple: -0.55×
• Total profit: $-250,846
• Equity at exit: $49,892

Cash invested: $161,571 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 9 under contract
• Months of supply: 5.4 mo (19%/mo absorbed)
• Median asking: $589,900 ($280/sqft)
• Median days on market: 54 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +1.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08534

• Home prices YoY: -32.9%
• Rents YoY: -2.2%
• Active inventory: 198
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $3,996 high
• Mortgage (P&I): −$3,026
• Tax est. 1.5%: −$721 /mo · $8,656/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $-831

Break-even live

Break-even rent $5,048

Max offer price $456,760

Occupancy floor —

Sensitivity live

Price	-10% $-432	-5% $-632	+0% $-831	+5% $-1,031	+10% $-1,230
Rent	-10% $-1,147	-5% $-989	+0% $-831	+5% $-673	+10% $-516
Rate	-1.0pp $-541	-0.5pp $-684	base $-831	+0.5pp $-981	+1.0pp $-1,133

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: $144,260
• Closing costs: $17,311
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Stoutsburg Blvd Hopewell Township, NJ	3.0	2.5	2129	$3,800	$1.78	139d	1	0.07mi
126 Ada Hightower Ave Pennington, NJ	4.0	3.5	2453	$4,900	$2.00	139d	1	0.18mi
144 Ada Hightower Ave Pennington, NJ	4.0	3.5	2453	$4,400	$1.79	5d	1	0.21mi
148 Ada Hightower Ave Pennington, NJ	4.0	3.5	2453	$4,750	$1.94	2d	1	0.22mi
206 Concord Pl Pennington, NJ	3.0	2.5	1594	$3,250	$2.04	5d	1	0.80mi
1 Samuel Peterson Dr Ewing Township, NJ	1.0–2.0	1.0–2.0	1109	$3,915	$3.53	0d	18	1.23mi
406 Pebble Creek Ct Pennington, NJ	3.0	2.5	1908	$3,150	$1.65	5d	1	1.29mi
229 Lewis Fisher Dr Titusville, NJ	3.0	2.5	2129	$3,500	$1.64	5d	1	1.35mi
417 Timberlake Dr Unit 417 Trenton, NJ	2.0	2.0	1552	$2,395	$1.54	3d	1	1.39mi
635 Timberlake Dr Trenton, NJ	2.0	2.0	1510	$1,750	$1.16	6d	1	1.44mi

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK; number limit applies)
• HOA & community: Monthly HOA/condo fee of $352 covers common area maintenance, exterior building maintenance, lawn maintenance and snow removalCommunity amenities include common grounds and a dog parkOne-time other fee of $1,056

Exterior

• Parking: Rear-entry attached garage with garage door opener (1 attached garage space)One driveway parking spaceOn-street parking availableTwo total garage/parking spaces
• Utilities: Public waterPublic sewer
• Home design: End-of-row townhouse (condominium)Construction not yet completedCombination exterior with vinyl siding
• Construction: Slab foundation
• Exterior features: Common grounds and dog park available through the communityIrrigation water rights indicatedNot in a federal flood zoneAbove-grade other structures noted

Interior

• Kitchen: Built-in microwaveDishwasherGarbage disposalGas oven/rangeRefrigeratorStainless steel appliancesInstant hot water at kitchen
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms on upper levelOne half bathroom on main levelTotal: two full, one half
• Heating & cooling: Forced air heating (natural gas)Central air conditioning (natural gas)
• Interior features: Doors swing inwardLevel entry to main floorExcellent property conditionNo basementEstimated living area about 2,129 above grade
• Laundry & utility: Washer and dryer includedTankless water heater

Listing history 50 events

1. 2026-09-23
   days on market $577,040 Active 123 DOM
2. 2026-09-22
   pricedays on market $577,040 Active 122 DOM
3. 2026-09-21
   days on market $579,990 Active 121 DOM
4. 2026-09-20
   days on market $579,990 Active 120 DOM
5. 2026-09-18
   days on market $579,990 Active 118 DOM
6. 2026-09-17
   days on market $579,990 Active 117 DOM
7. 2026-09-16
   pricedays on market $579,990 Active 116 DOM
8. 2026-09-15
   days on market $571,090 Active 115 DOM
9. 2026-09-14
   days on marketlisting id $571,090 Active 114 DOM
10. 2026-09-13
    days on market $571,090 Active 31 DOM
11. 2026-09-12
    days on market $571,090 Active 30 DOM
12. 2026-09-11
    pricedays on market $571,090 Active 29 DOM
13. 2026-09-06
    price $574,790 Active 23 DOM
14. 2026-09-05
    days on market $578,490 Active 23 DOM
15. 2026-09-04
    pricedays on market $578,490 Active 22 DOM
16. 2026-09-03
    days on market $582,190 Active 21 DOM
17. 2026-08-31
    days on market $582,190 Active 18 DOM
18. 2026-08-30
    days on market $582,190 Active 17 DOM
19. 2026-08-29
    days on market $582,190 Active 16 DOM
20. 2026-08-28
    days on market $582,190 Active 15 DOM
21. 2026-08-27
    days on market $582,190 Active 14 DOM
22. 2026-08-25
    days on market $582,190 Active 12 DOM
23. 2026-08-24
    days on market $582,190 Active 11 DOM
24. 2026-08-23
    days on market $582,190 Active 10 DOM
25. 2026-08-22
    days on market $582,190 Active 9 DOM
26. 2026-08-21
    days on market $582,190 Active 8 DOM
27. 2026-08-20
    days on market $582,190 Active 7 DOM
28. 2026-08-19
    days on market $582,190 Active 6 DOM
29. 2026-08-18
    days on market $582,190 Active 5 DOM
30. 2026-08-17
    days on market $582,190 Active 4 DOM
31. 2026-08-16
    days on market $582,190 Active 3 DOM
32. 2026-08-15
    days on market $582,190 Active 2 DOM
33. 2026-08-15
    days on marketlisting id $582,190 Active 1 DOM
34. 2026-08-13
    days on market $582,190 Active 82 DOM
35. 2026-08-12
    days on market $582,190 Active 81 DOM
36. 2026-08-11
    days on market $582,190 Active 80 DOM
37. 2026-08-10
    days on market $582,190 Active 79 DOM
38. 2026-08-09
    days on market $582,190 Active 78 DOM
39. 2026-08-08
    days on market $582,190 Active 77 DOM
40. 2026-08-07
    days on market $582,190 Active 76 DOM
41. 2026-08-06
    days on market $582,190 Active 75 DOM
42. 2026-08-05
    days on market $582,190 Active 74 DOM
43. 2026-08-04
    pricedays on market $582,190 Active 73 DOM

    Show marketing remark (428 chars)

    Set on a desirable corner homesite, this three-story townhome blends stylish design with everyday convenience. A one-car garage welcomes you on the first floor, while the second level features an open-concept living area centered around a kitchen with a spacious island. Upstairs, a versatile loft is surrounded by three bedrooms, including a private owner's suite, and low-maintenance landscaping makes outdoor upkeep a breeze.

44. 2026-08-03
    pricedays on market $583,440 Active 72 DOM
45. 2026-07-31
    days on market $581,440 Active 69 DOM
46. 2026-07-29
    days on market $581,440 Active 67 DOM
47. 2026-07-27
    days on marketlisting id $581,440 Active 65 DOM
48. 2026-07-25
    days on market $581,440 Active 30 DOM
49. 2026-07-23
    days on market $581,440 Active 28 DOM
50. 2026-07-22
    days on market $581,440 Active 27 DOM

ⓘ 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: $47,948
• − Mortgage interest: −$32,323
• − Property taxes: −$8,656
• − Insurance: −$2,885
• − Repairs & maintenance: −$3,836
• − Management: −$3,836
• − Depreciation: −$16,787
• Taxable loss: −$20,374
• Est. tax savings @ 24.0%: +$4,890
• After-tax cash flow: $-5,085/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.

Condition & rehab AI · 22 photos

Good 80/100 None rehab

This three-story townhome is in excellent condition with modern finishes and a well-maintained exterior. It offers a great balance of comfort and style, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bedrooms — Hardwood floors in the living areas contrast with carpeted bedrooms ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Bear Tavern Elementary School F NJ #422/1,303 Nat'l #17,861/41,679 Middle Timberlane Middle School B- NJ #68/431 Nat'l #2,564/14,009 High Hopewell Valley Central High School C NJ #67/399 Nat'l #4,023/17,239

Schools (NCES district)

• District: Hopewell Valley Regional School District
• NCES district ID: 3407530
• Math proficiency: 39% ▼ -25.00%
• Reading proficiency: 66% ▼ -10.00%
• Median HH income: $126,131
• Composite: 52.03/100
• National rank: #1636
• State rank: #72 of 472 in NJ

B Composite livability gradescore 76/100

Livability — Hopewell

• Score: 76/100
• State rank: #125
• US rank: #3403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mercer County · 381,395 people
• Metro: Trenton-Princeton, NJ
• Population (ZIP): 13,272
• Household income: $175,573
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 7% of renters

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Population outlook (Mercer County) Hauer SSP2

• Today (2025): 381,395 people
• By 2030: 384,640 · +0.9%
• By 2040: 391,431 · +2.6%
• By 2050: 397,845 · +4.3%
• By 2075: 417,281 · +9.4%
• By 2100: 420,327 · +10.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Asian 18% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 8% Italian 2% Scotch-Irish 1%
• Foreign-born: 17% · China, Canada, South Korea
• Languages at home: 80% English-only · Other Indo-European 6% Chinese 5% Other Asian/Pacific 3%

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Political lean MEDSL · Mercer

• 2024 margin: Solid D (+33.9) · D 65.9% · R 32.0% · Other 2.1%
• 2008→2024 swing: -2.2pp toward R · 2008: 36.1pp · 2024: 33.9pp
• All cycles: 2024: D+33.9 2020: D+40.0 2016: D+36.2 2012: D+36.8 2008: D+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.16%
• Current HPI: 234.5759
• Rent YoY: ▼ -2.25%
• Metro: Trenton-Princeton, NJ
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

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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

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK; number limit applies)
• HOA & community: Monthly HOA/condo fee of $352 covers common area maintenance, exterior building maintenance, lawn maintenance and snow removalCommunity amenities include common grounds and a dog parkOne-time other fee of $1,056

Exterior

• Parking: Rear-entry attached garage with garage door opener (1 attached garage space)One driveway parking spaceOn-street parking availableTwo total garage/parking spaces
• Utilities: Public waterPublic sewer
• Home design: End-of-row townhouse (condominium)Construction not yet completedCombination exterior with vinyl siding
• Construction: Slab foundation
• Exterior features: Common grounds and dog park available through the communityIrrigation water rights indicatedNot in a federal flood zoneAbove-grade other structures noted

Interior

• Kitchen: Built-in microwaveDishwasherGarbage disposalGas oven/rangeRefrigeratorStainless steel appliancesInstant hot water at kitchen
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms on upper levelOne half bathroom on main levelTotal: two full, one half
• Heating & cooling: Forced air heating (natural gas)Central air conditioning (natural gas)
• Interior features: Doors swing inwardLevel entry to main floorExcellent property conditionNo basementEstimated living area about 2,129 above grade
• Laundry & utility: Washer and dryer includedTankless water heater

Price history

-9.0% since first listed

23 events — show timeline

• 2026-08-13 Listed $582,190 BRIGHT MLS
• 2026-08-04 Price Changed $582,190 Zillow
• 2026-08-01 Price Changed $583,440 Zillow
• 2026-07-25 Listing Removed — BRIGHT MLS
• 2026-07-21 Price Changed $581,440 Zillow
• 2026-07-20 Price Changed $581,440 BRIGHT MLS
• 2026-07-18 Price Changed $585,490 Zillow
• 2026-07-13 Price Changed $584,490 BRIGHT MLS
• 2026-07-07 Price Changed $589,840 BRIGHT MLS
• 2026-07-07 Price Changed $589,840 Zillow
• 2026-06-25 Listed $602,940 BRIGHT MLS
• 2026-06-24 Listing Removed — BRIGHT MLS
• 2026-06-23 Price Changed $602,940 Zillow
• 2026-06-22 Price Changed $602,940 BRIGHT MLS
• 2026-06-16 Price Changed $605,840 Zillow
• 2026-06-15 Price Changed $605,840 BRIGHT MLS
• 2026-06-03 Price Changed $609,990 Zillow
• 2026-06-03 Price Changed $609,990 BRIGHT MLS
• 2026-06-02 Price Changed $630,040 Zillow
• 2026-06-01 Price Changed $599,690 BRIGHT MLS
• 2026-05-26 Price Changed $634,440 Zillow
• 2026-05-26 Listed $634,440 BRIGHT MLS
• 2026-05-23 Listed $639,440 Zillow