611 W Park Ave · Pleasantville, NJ 08232-4357

$184,900

3 bd · 2.0 ba · 1,412 sqft · SingleFamily public records · 13 Days on market

Built 1910 Est $289k · 36% 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 +20.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +6.6/10.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Nice 2 story 3 bedroom house on extra large lot. Freshly painted, large dining room, enclosed porch for den or study, all new windows, large deck, nice front porch and more!! No reasonble offer refused!!

Key facts

• Almost half an acre
• Max manning complex
• Park ave park

Tags

• MAX MANNING COMPLEX
• PARK AVE PARK
• FRONT BONUS ROOM
• REAR DECK
• ALMOST HALF AN ACRE

Property features AI

Exterior

• Parking: Exterior parking for three or more cars; No garage
• Utilities: Public water; Public sewer
• Home design: Estate property; Offered for sale
• Exterior features: Deck; Yellow exterior

Interior

• Flooring: Tile; Vinyl; Wall-to-wall carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Full basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 7.9% 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: 1 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 24y 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.
• Current owner paid $95k; list at $185k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% 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 $184,900

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $289,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 S New Rd	0.21mi	3/1.5	1,410 (-0%)	1mo	$269,000	$191	87
1204 Columbia Ave Ave	0.20mi	3/1.5	1,364 (-3%)	6mo	$225,000	$165	78
514 Lafayette Ave	0.12mi	3/1.0	1,310 (-7%)	3mo	$282,500	$216	76
308 Shadeland	0.22mi	4/2.0 (+1)	1,394 (-1%)	11mo	$285,900	$205	74
22 W Park Ave	0.49mi	3/2.0	1,444 (+2%)	4mo	$135,000	$93	70
1215 Broad St	0.47mi	3/2.0	1,456 (+3%)	5mo	$290,000	$199	69
1208 Mckinley Ave	0.29mi	3/1.0	1,286 (-9%)	5mo	$160,000	$124	64
3 Van Mar Ave	0.63mi	3/1.5	1,409 (-0%)	6mo	$240,000	$170	63
402 W Bayview Ave	0.38mi	3/2.0	1,568 (+11%)	11mo	$336,000	$214	55
6857 Old Egg Harbor Rd	0.56mi	3/3.5	1,464 (+4%)	9mo	$385,000	$263	54
400 Aster Ave	0.69mi	3/2.5	1,590 (+13%)	10mo	$350,000	$220	37
532 Dolphin Ave	0.60mi	2/1.5 (-1)	1,200 (-15%)	9mo	$319,000	$266	32

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: 13.0%
• Equity multiple: 1.74×
• Total profit: $38,536
• Equity at exit: $83,139

10-year hold

• IRR: 15.0%
• Equity multiple: 3.22×
• Total profit: $115,042
• Equity at exit: $128,127

Cash invested: $51,772 (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 08232-4357

• Active inventory: 1
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,323 high
• Mortgage (P&I): −$970
• Tax from tax record: −$537 /mo · $6,440/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $252

Break-even live

Break-even rent $2,004

Max offer price $184,900

Occupancy floor 84%

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: $46,225
• Closing costs: $5,547
• 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	0.54mi
124 Gravesmith Dr Egg Harbor Township, NJ	3.0	1.0	1288	$2,500	$1.94	44d	1	1.16mi
199 Heather Croft #199 Egg Harbor Township, NJ	2.0	1.0	944	$2,100	$2.22	21d	1	1.31mi
173 Heather Croft Egg Harbor Township, NJ	2.0	1.0	944	$2,000	$2.12	21d	1	1.35mi
310 Heather Croft Egg Harbor Township, NJ	2.0	2.0	972	$2,200	$2.26	44d	1	1.36mi
272 Heather Croft #272 Egg Harbor Township, NJ	2.0	1.0	944	$2,300	$2.44	21d	1	1.36mi

Listing history 12 events

1. 2026-06-19
   days on market $184,900 Active 13 DOM
2. 2026-06-18
   days on market $184,900 Active 12 DOM
3. 2026-06-17
   days on market $184,900 Active 11 DOM
4. 2026-06-16
   days on market $184,900 Active 10 DOM
5. 2026-06-15
   days on market $184,900 Active 9 DOM
6. 2026-06-14
   days on market $184,900 Active 7 DOM
7. 2026-06-13
   days on market $184,900 Active 6 DOM
8. 2026-06-10
   days on market $184,900 Active 4 DOM
9. 2026-06-09
   days on market $184,900 Active 3 DOM
10. 2026-06-08
    days on market $184,900 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $184,900 Active 1 DOM

ⓘ 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: $6,440 · $537/mo
• Projected year-2 tax: $6,440 · $537/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 4/10 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: $27,876
• − Mortgage interest: −$10,357
• − Property taxes: −$6,440
• − Insurance: −$924
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − Depreciation: −$5,379
• Taxable income: $315
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $2,946/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 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%

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

+293.4% since first listed

6 events — show timeline

• 2026-06-05 Listed $184,900 SJSRMLS
• 2002-11-13 Sold (Public Records) $94,900 Public Records
• 2002-10-04 Sold (MLS) $94,900 SJSRMLS
• 2002-09-11 Listing Removed — SJSRMLS
• 2002-08-27 Listed $94,900 SJSRMLS
• 1987-04-03 Sold (Public Records) $47,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $6,440 · +3.1% YoY. Source: county tax records.