1809 Main St · Port Norris, NJ 08349

$150,000

2 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 8 Days on market

Built 1895 7,840 sqft lot $121/sqft · 21% below area Est $190k · 21% under

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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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +4.9/10.0
• Appreciation +4.8/10.0
• DSCR +4.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Bring back the beauty to this charming home located in historic Port Norris. With some TLC, it will be perfect for a new family or investor. The back entrance has a ramp for easy access from the driveway. The main floor features a kitchen, full bathroom, dining room, living room, enclosed front porch and an additional room that could be used as a family room, office space or turned into an additional bedroom. The second floor features two bedrooms and another full bathroom. There is also an attic and unfinished basement for additional storage space. Home & detached garage is being sold strictly "AS IS".

Key facts

• Victorian style home
• Unfinished basement
• Third level

Tags

• VICTORIAN STYLE HOME
• ORIGINAL HARDWOOD FLOORS
• REPLACEMENT VINYL WINDOWS
• UNFINISHED BASEMENT
• THIRD LEVEL
• APPROVED ENGINEERING DESIGNS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Well water; On-site septic; Natural gas available; Natural gas hot water
• Home design: Detached property; Ownership: Fee simple
• Construction: Frame construction; Block foundation; Unfinished basement; Above-grade living area approximately 1,236 finished
• Exterior features: Detached garage(s); Lot dimensions approximately 99 x 0

Interior

• Kitchen: Stove
• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Ramp to main level (accessibility)
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $58 ($696/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (0.9% below list).
• Recommended offer: $149k (0.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#508 in NJ) — a working-class tenant base; expect higher turnover. Strengths: crime A+; Watch: schools F, amenities F, commute F.
• Commercial Township School District (rural): math 5% / reading 29% proficiency, ranked #449 of 472 in NJ (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $489 of equity ($1k loan paydown + $-548 appreciation (-0.4% local appreciation)).
• Cumberland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago 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.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $148,682 (0.9% below list)

Questions for the listing agent

1. Built in 1895 — 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. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 8.4

CMA / ARV

• ARV (median comp): $189,720
• List price: $150,000
• Delta: -20.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 Main St	0.00mi	2/2.0	1,236 (0%)	1mo	$170,000	$138	99
1909-- 1/2 North Ave	0.18mi	2/1.0	1,200 (-3%)	9mo	$180,000	$150	75
2306 Market St	0.60mi	3/2.0 (+1)	1,256 (+2%)	10mo	$249,900	$199	56
2321 Bacon St	0.66mi	2/1.5	1,328 (+7%)	7mo	$150,000	$113	49
6820 Brown St	0.43mi	3/1.5 (+1)	1,336 (+8%)	13mo	$63,500	$48	48
6878 Yock Wock Rd	0.57mi	2/1.5	1,278 (+3%)	22mo	$275,000	$215	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.92×
• Total profit: $-3,178
• Equity at exit: $40,836

10-year hold

• IRR: 4.4%
• Equity multiple: 1.46×
• Total profit: $19,119
• Equity at exit: $46,965

Cash invested: $42,000 (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 08349

• Home prices YoY: -0.2%
• Active inventory: 24
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$267 /mo · $3,210/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $58

Break-even live

Break-even rent $1,413

Max offer price $150,000

Occupancy floor 91%

Sensitivity live

Price	-10% $143	-5% $100	+0% $58	+5% $16	+10% $-27
Rent	-10% $-59	-5% $-1	+0% $58	+5% $117	+10% $175
Rate	-1.0pp $134	-0.5pp $96	base $58	+0.5pp $19	+1.0pp $-20

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-08
   status Pending 1682-char remark
2. 2026-04-30
   listed $150,000 Active 1682-char remark
3. 2022-07-11
   soldstatus $60,000
4. 2022-07-08
   soldstatus $60,000 Closed 627-char remark

   Show marketing remark (627 chars)

   Bring back the beauty to this charming home located in historic Port Norris. With some TLC, it will be perfect for a new family or investor. The back entrance has a ramp for easy access from the driveway. The main floor features a kitchen, full bathroom, dining room, living room, enclosed front porch and an additional room that could be used as a family room, office space or turned into an additional bedroom. The second floor features two bedrooms and another full bathroom. There is also an attic and unfinished basement for additional storage space. Home & detached garage is being sold strictly "AS IS".

5. 2022-06-20
   historical Active Under Contract 627-char remark

   Show marketing remark (627 chars)

   Bring back the beauty to this charming home located in historic Port Norris. With some TLC, it will be perfect for a new family or investor. The back entrance has a ramp for easy access from the driveway. The main floor features a kitchen, full bathroom, dining room, living room, enclosed front porch and an additional room that could be used as a family room, office space or turned into an additional bedroom. The second floor features two bedrooms and another full bathroom. There is also an attic and unfinished basement for additional storage space. Home & detached garage is being sold strictly "AS IS".

6. 2022-05-13
   price $69,000 627-char remark

   Show marketing remark (627 chars)

   Bring back the beauty to this charming home located in historic Port Norris. With some TLC, it will be perfect for a new family or investor. The back entrance has a ramp for easy access from the driveway. The main floor features a kitchen, full bathroom, dining room, living room, enclosed front porch and an additional room that could be used as a family room, office space or turned into an additional bedroom. The second floor features two bedrooms and another full bathroom. There is also an attic and unfinished basement for additional storage space. Home & detached garage is being sold strictly "AS IS".

7. 2022-04-13
   listed $71,000 Active 627-char remark

   Show marketing remark (627 chars)

   Bring back the beauty to this charming home located in historic Port Norris. With some TLC, it will be perfect for a new family or investor. The back entrance has a ramp for easy access from the driveway. The main floor features a kitchen, full bathroom, dining room, living room, enclosed front porch and an additional room that could be used as a family room, office space or turned into an additional bedroom. The second floor features two bedrooms and another full bathroom. There is also an attic and unfinished basement for additional storage space. Home & detached garage is being sold strictly "AS IS".

ⓘ 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: $3,210 · $267/mo
• Projected year-2 tax: $3,472 · $289/mo
• Expected delta: +$263/yr (+$22/mo · 8.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 47% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,842
• − Mortgage interest: −$8,402
• − Property taxes: −$3,210
• − Insurance: −$750
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$4,364
• Taxable loss: −$1,738
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $1,113/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: Commercial Township School District
• NCES district ID: 3403480
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 29% ▲ 10.00%
• Median HH income: $45,143
• Composite: 14.86/100
• National rank: #9378
• State rank: #449 of 472 in NJ

Livability — Port Norris

• Score: 58/100
• State rank: #508
• US rank: #21543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Norris, NJ
• City population: 2,400
• Population (ZIP): 2,400

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 19% Hispanic / Latino 9% Two or more races 7% Native American 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Slovak 11% Romanian 5% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.37%
• Current HPI: 177.1561
• 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

+139.4% since first listed

9 events — show timeline

• 2026-06-01 Sold (Public Records) $170,000 Public Records
• 2026-05-28 Sold (MLS) $170,000 BRIGHT MLS
• 2026-05-08 Pending — BRIGHT MLS
• 2026-04-30 Listed $150,000 BRIGHT MLS
• 2022-07-11 Sold (Public Records) $60,000 Public Records
• 2022-07-08 Sold (MLS) $60,000 BRIGHT MLS
• 2022-06-20 Contingent — BRIGHT MLS
• 2022-05-13 Price Changed $69,000 BRIGHT MLS
• 2022-04-13 Listed $71,000 BRIGHT MLS

Property tax history

+3.6%/yr

Latest (2025): $3,210 · +4.8% YoY. Source: county tax records.