4 Beardslee Hill Dr · Franklin, NJ 07416-1807

$435,000

3 bd · 2.0 ba · 1,850 sqft · SingleFamily public records · 1 Days on market

Built 1972 0.41 ac lot

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Why this score? — see what drove the D- 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 +8.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

Back in the day, this home was the setting for unforgettable moments and it's ready to inspire the next chapter. Step into a space where possibility meets atmosphere. This estate-sale residence, offered in "AS-IS CONDITION, invites you to imagine a life shaped by comfort, character, and effortless indoor-outdoor living. Beyond the doors, the backyard unfolds into a resort-style escape, anchored by a huge in-ground pool that glimmers beneath the sun and turns every summer day into a private retreat. Inside, the lower level becomes the heart of evening gatherings, where a wood-burning fireplace casts a warm glow beside a custom brick bar, creating a setting made for stories, laughter,

Key facts

• In-ground pool
• Custom brick bar
• Deck off the kitchen

Tags

• IN-GROUND POOL
• CUSTOM BRICK BAR
• WOOD-BURNING FIREPLACE
• DECK OFF THE KITCHEN
• SLIDERS FROM FAMILY ROOM
• STATE-OF-THE-ART ROTH SYSTEM

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: 1 garage space (oversize, garage under); 2-car-width blacktop driveway; Off-street parking
• Utilities: Electric service; Gas available in street; Private septic; Private well
• Home design: Bi-level style; Beige exterior; Level lot
• Construction: Vinyl siding; Asphalt shingle roof; Standing (year built listed as 'Standing')
• Exterior features: Deck; Patio; Thermal windows and doors; In-ground pool with liner

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Electric range/oven; Refrigerator
• Bedrooms: Master bedroom on the 1st floor
• Flooring: Carpeting; Vinyl/linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water baseboard heating (multi-zone); Ceiling fan(s); Wall A/C unit(s)
• Interior features: Carbon monoxide detector; One wood-burning fireplace in the family room (see remarks)
• Laundry & utility: Washer included; Owned water softener; Water heater from furnace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $-434 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $358k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (19.5% below list).
• Recommended offer: $350k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#410 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: cost of living D+, health & safety D, amenities F.
• Wallkill Valley Regional High School (rural): math 27% / reading 50% proficiency, ranked #462 of 612 in NJ (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wallkill Valley Regional High School (math 27% / reading 57%, grade F, #169 of 399 statewide, top 44%, 615 students, 14% FRL).
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 184 units permitted in Sussex County in 2024 (18 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($3k loan paydown + $13k appreciation (3.0% local appreciation)).
• Sussex County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,000 (19.5% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.80% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 10.4

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: 3.6%
• Equity multiple: 1.20×
• Total profit: $24,950
• Equity at exit: $195,595

10-year hold

• IRR: 6.9%
• Equity multiple: 2.05×
• Total profit: $127,836
• Equity at exit: $301,435

Cash invested: $121,800 (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 07416-1807

• Active inventory: 1
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,281
• Tax from tax record: −$736 /mo · $8,835/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-434

Break-even live

Break-even rent $4,049

Max offer price $358,384

Occupancy floor —

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Roosevelt Dr Ogdensburg, NJ	3.0	2.0	2100	$3,500	$1.67	17d	1	1.43mi

Listing history 2 events

1. 2026-06-17
   remarks 694-char remark
2. 2026-06-17
   listed $435,000 Coming Soon 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: $8,835 · $736/mo
• Projected year-2 tax: $9,833 · $819/mo
• Expected delta: +$998/yr (+$83/mo · 11.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$24,367
• − Property taxes: −$8,835
• − Insurance: −$2,175
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$12,655
• Taxable loss: −$12,752
• Est. tax savings @ 24.0%: +$3,060
• After-tax cash flow: $-2,144/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: Wallkill Valley Regional High School
• NCES district ID: 3416870
• Math proficiency: 27% ▲ 9.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $88,530
• Composite: 39.37/100
• National rank: #8148
• State rank: #462 of 612 in NJ

Livability — Franklin

• Score: 64/100
• State rank: #410
• US rank: #14317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, NJ

Population outlook (Sussex County) Hauer SSP2

• Today (2025): 133,413 people
• By 2030: 127,324 · -4.6%
• By 2040: 113,987 · -14.6%
• By 2050: 100,391 · -24.8%
• By 2075: 78,063 · -41.5%
• By 2100: 62,346 · -53.3%

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

1 event — show timeline

• 2026-06-17 Coming Soon $435,000 GSMLS

Property tax history

+2.4%/yr

Latest (2025): $8,835 · +2.2% YoY. Source: county tax records.