172 Boston Rd · Pennsville, NJ 08070

$50,000

1 bd · 1.0 ba · 666 sqft · SingleFamily public records · 12 Days on market

Built 1930 10,001 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Price reduced!! This one-story home offers a wonderful opportunity to create a cozy and inviting space with your personal touch. Featuring 1 bedroom and 1 bathroom, the layout includes a comfortable living room, a dedicated dining room, a functional kitchen, and a convenient mudroom—providing a practical and flexible floor plan. The property also boasts a private yard, perfect for outdoor enjoyment, gardening, or entertaining, along with the added benefit of a carport for covered parking. While the home does require some updates and improvements, it presents excellent potential for customization and value enhancement. With a little vision and care, this property can truly shine as a

Key facts

• Carport
• Private yard
• 0.23 acre lot

Tags

• PRIVATE YARD
• CARPORT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 21.4% vs local median 3.7% in Pennsville — 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 72/100 on livability (#225 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: amenities F, commute F.
• Pennsville Public School District (suburban): math 12% / reading 45% proficiency, ranked #356 of 472 in NJ (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Valley Park Elementary School (362 students, 38% FRL); Pennsville Middle School (math 11% / reading 50%, grade F, #303 of 431 statewide, top 72%, 440 students, 39% FRL); Pennsville Memorial High School (math 17% / reading 42%, grade F, #290 of 399 statewide, top 74%, 462 students, 29% FRL).
• Market conditions: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Salem County population projected at -23% 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 $14k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $49k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $50,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.47% ✓
• Cap rate: 21.42%
• Cash-on-cash: 54.01%
• DSCR: 3.40
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $158,508
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Castle Dr	0.22mi	2/1.0 (+1)	704 (+6%)	17mo	$205,000	$291	61
110 Highland Ave	0.23mi	2/1.0 (+1)	690 (+4%)	24mo	$140,000	$203	58
103 Dunn Ln	0.23mi	2/1.0 (+1)	749 (+12%)	12mo	$200,000	$267	54
15 Glen Dr	0.40mi	2/1.0 (+1)	630 (-5%)	18mo	$150,000	$238	52
62 Cornell Rd	0.59mi	1/1.0	752 (+13%)	22mo	$149,777	$199	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: 9.3%
• Equity multiple: 1.37×
• Total profit: $5,144
• Equity at exit: $7,455

10-year hold

• IRR: 18.8%
• Equity multiple: 2.59×
• Total profit: $22,315
• Equity at exit: $4,323

Cash invested: $14,000 (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 08070

• Home prices YoY: -23.7%
• Active inventory: 90
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $204

Break-even live

Break-even rent $977

Max offer price $50,000

Occupancy floor 79%

Sensitivity live

Price	-10% $238	-5% $221	+0% $204	+5% $186	+10% $169
Rent	-10% $106	-5% $155	+0% $204	+5% $252	+10% $301
Rate	-1.0pp $229	-0.5pp $216	base $204	+0.5pp $191	+1.0pp $177

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Fort Sumpter Rd Pennsville, NJ	1.0	1.0	720	$1,235	$1.72	0d	2	1.40mi

Listing history 10 events

1. 2026-04-12
   status Pending
2. 2026-04-02
   price $50,000
3. 2026-03-31
   listed $99,000 Active
4. 2026-03-27
   historical
5. 2026-03-10
   price $99,000
6. 2026-02-18
   price $116,000
7. 2026-01-15
   price $130,500
8. 2025-11-26
   listed $145,000 Active
9. 1999-10-22
   soldstatus $49,000
10. 1980-12-06
    soldstatus $16,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,820
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$1,455
• Taxable income: $2,075
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $1,945/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: Pennsville Public School District
• NCES district ID: 3409120
• Math proficiency: 12% ▼ -26.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $58,237
• Composite: 25.61/100
• National rank: #7411
• State rank: #356 of 472 in NJ

Livability — Pennsville

• Score: 72/100
• State rank: #225
• US rank: #6134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pennsville, NJ
• City population: 12,766
• Population (ZIP): 12,477

Population outlook (Salem County) Hauer SSP2

• Today (2025): 59,905 people
• By 2030: 57,351 · -4.3%
• By 2040: 51,837 · -13.5%
• By 2050: 46,356 · -22.6%
• By 2075: 36,452 · -39.2%
• By 2100: 28,907 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Other Indo-European 4% Spanish 2%

Political lean MEDSL · Salem

• 2024 margin: R (+19.2) · D 39.6% · R 58.8% · Other 1.6%
• 2008→2024 swing: -23.1pp toward R · 2008: 3.9pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+12.8 2016: R+15.4 2012: D+0.8 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.34%
• Current HPI: 275.2185
• 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

+203.0% since first listed

10 events — show timeline

• 2026-04-12 Pending — BRIGHT MLS
• 2026-04-02 Price Changed $50,000 BRIGHT MLS
• 2026-03-31 Listed $99,000 BRIGHT MLS
• 2026-03-27 Listing Removed — BRIGHT MLS
• 2026-03-10 Price Changed $99,000 BRIGHT MLS
• 2026-02-18 Price Changed $116,000 BRIGHT MLS
• 2026-01-15 Price Changed $130,500 BRIGHT MLS
• 2025-11-26 Listed $145,000 BRIGHT MLS
• 1999-10-22 Sold (Public Records) $49,000 Public Records
• 1980-12-06 Sold (Public Records) $16,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,715 · +2.0% YoY. Source: county tax records.