1114 Stuyvesant Ave · Trenton, NJ 08618

$550,000

6 bd · None ba · 2,669 sqft · MultiFamily public records · 56 Days on market

Built 1950 5,502 sqft lot

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Rare investment opportunity to acquire a stabilized five-unit multi-family asset located directly across from the historic Cadwalader Park. The 100-acre park serves as a premier neighborhood anchor, providing residents with immediate access to scenic trails and landscaped green space. The well-maintained building features units that have been updated to blend modern finishes with classic architectural character. PREMIUM INFRASTRUCTURE: This property offers a significant competitive edge with a private driveway leading to an on-site garages and additional parking, providing highly sought-after off-street parking. Additionally, the building includes an expansive, tall-ceiling basement that of

Key facts

• Multi-family asset
• Scenic trails
• Cadwalader park

Tags

• INVESTMENT OPPORTUNITY
• MULTI-FAMILY ASSET
• CADWALADER PARK
• SCENIC TRAILS
• LANDSCAPED GREEN SPACE
• WELL-MAINTAINED BUILDING

Property features AI

Finance

• Financial info: Fee simple ownership; Net operating income reported at $32,296; Income includes apartment rentals; Insurance expense reported at $4,100; No lease in effect and lease not considered; No rent control

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Detached building; Above-grade living space (approximately 2,669 finished); Building not winterized
• Construction: Frame construction; Pitched shingle roof; Permanent foundation; Other structures above grade; Year built estimated
• Exterior features: Lot approximately 50 x 110; Not in a federal flood zone; No tidal water; Municipal trash service

Interior

• Bedrooms: Four 1-bedroom units; One 2-bedroom unit
• Heating & cooling: Baseboard hot water heating; Oil-fired heating fuel; Natural gas hot water
• Interior features: Smoking is not allowed; No basement

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $550k).
• Recommended offer: $534k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 6.3% in Trenton — 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 (#133 in NJ, #3,533 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools F, crime F, employment F.
• Trenton Public School District (urban): math 2% / reading 16% proficiency, ranked #471 of 472 in NJ (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 144 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).
• At $7,495/mo this rent would consume 178% of the median local household income ($50k/yr) (locally 2116% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $154k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($534k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $225k; list at $550k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $533,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.17%
• DSCR: 1.63
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $365,653
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
274 Hillcrest Ave	0.23mi	6/—	2,962 (+11%)	2mo	$405,000	$137	69
703 Rutherford Ave	0.45mi	7/3.5 (+1)	2,630 (-2%)	22mo	$350,000	$133	54
34 N Overbrook Ave	0.62mi	5/2.0 (-1)	2,420 (-9%)	4mo	$145,000	$60	47
1116 W State St	0.46mi	5/— (-1)	2,278 (-15%)	8mo	$440,000	$193	43

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $23,966
• Equity at exit: $82,007

10-year hold

• IRR: 13.2%
• Equity multiple: 2.03×
• Total profit: $158,959
• Equity at exit: $47,554

Cash invested: $154,000 (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 08618

• Rents YoY: 2.6%
• Active inventory: 144
• Price-to-rent: 30.6×

Monthly cashflow live

• Estimated rent: $7,495 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$990 /mo · $11,874/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,574
• Net cashflow: $1,818

Break-even live

Break-even rent $5,194

Max offer price $550,000

Occupancy floor 71%

Sensitivity live

Price	-10% $2,129	-5% $1,974	+0% $1,818	+5% $1,662	+10% $1,507
Rent	-10% $1,226	-5% $1,522	+0% $1,818	+5% $2,114	+10% $2,410
Rate	-1.0pp $2,095	-0.5pp $1,958	base $1,818	+0.5pp $1,676	+1.0pp $1,531

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$7,495
Total (5 units)			$7,495

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
927 Carteret Ave Trenton, NJ	5.0	1.5	2275	$2,500	$1.10	21d	1	0.46mi
121 Kensington Ave Trenton, NJ	6.0	2.5	2272	$4,100	$1.80	6d	1	0.51mi
1442 W State St Trenton, NJ	5.0	2.5	1956	$3,000	$1.53	13d	1	0.55mi
649 W State St Trenton, NJ	5.0	2.0	1870	$2,900	$1.55	13d	1	0.74mi

Listing history 33 events

1. 2026-06-18
   days on market $550,000 Active 56 DOM
2. 2026-06-17
   days on market $550,000 Active 55 DOM
3. 2026-06-16
   days on market $550,000 Active 54 DOM
4. 2026-06-15
   days on market $550,000 Active 53 DOM
5. 2026-06-14
   days on market $550,000 Active 51 DOM
6. 2026-06-10
   days on market $550,000 Active 48 DOM
7. 2026-06-09
   days on market $550,000 Active 47 DOM
8. 2026-06-08
   days on market $550,000 Active 46 DOM
9. 2026-06-07
   days on market $550,000 Active 45 DOM
10. 2026-06-03
    days on market $550,000 Active 41 DOM
11. 2026-06-02
    days on market $550,000 Active 40 DOM
12. 2026-06-01
    days on market $550,000 Active 39 DOM
13. 2026-05-31
    days on market $550,000 Active 38 DOM
14. 2026-05-30
    days on market $550,000 Active 37 DOM
15. 2026-04-23
    listed $550,000 Active
16. 2025-07-02
    historical
17. 2025-07-02
    historical
18. 2025-05-17
    listed $550,000 Active
19. 2025-05-16
    listed $550,000 Active
20. 2023-07-03
    historical
21. 2021-04-09
    soldstatus $225,000
22. 2007-04-27
    soldstatus $245,000
23. 2007-04-13
    soldstatus $250,000
24. 2007-02-16
    historical
25. 2007-01-13
    listed $250,000
26. 2006-11-09
    soldstatus $240,000
27. 2006-10-10
    historical
28. 2006-08-02
    listed $240,000
29. 2005-01-01
    historical
30. 2004-05-19
    soldstatus $180,000
31. 2004-05-01
    listed $180,000
32. 1994-09-30
    soldstatus $60,900
33. 1981-03-09
    soldstatus $43,000

ⓘ 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: $11,874 · $990/mo
• Projected year-2 tax: $12,785 · $1,065/mo
• Expected delta: +$910/yr (+$76/mo · 7.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $89,940
• − Mortgage interest: −$30,809
• − Property taxes: −$11,874
• − Insurance: −$2,750
• − Repairs & maintenance: −$7,195
• − Management: −$7,195
• − Depreciation: −$16,000
• Taxable income: $14,117
• Est. tax owed @ 24.0%: −$3,388
• After-tax cash flow: $18,429/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: Trenton Public School District
• NCES district ID: 3416290
• Math proficiency: 2% ▼ -8.00%
• Reading proficiency: 16% ▼ -4.00%
• Median HH income: $35,078
• Composite: 7.31/100
• National rank: #9956
• State rank: #471 of 472 in NJ

Livability — Trenton

• Score: 76/100
• State rank: #133
• US rank: #3533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, NJ
• County: Mercer County · 327,655 people
• City population: 177,819
• Metro: Trenton-Princeton, NJ
• Population (ZIP): 35,634
• Household income: $50,390
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 2116.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 59% White 19% Hispanic / Latino 16% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 2% Hispanic 1% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 10% Other Indo-European 3% Arabic 1%

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: ▼ -309.54%
• Current HPI: 288.6841
• Rent YoY: ▲ 2.60%
• Metro: Trenton-Princeton, NJ
• 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

+1179.1% since first listed

19 events — show timeline

• 2026-04-23 Listed $550,000 BRIGHT MLS
• 2025-07-02 Listing Removed — BRIGHT MLS
• 2025-07-02 Listing Removed — BRIGHT MLS
• 2025-05-17 Listed $550,000 BRIGHT MLS
• 2025-05-16 Listed $550,000 BRIGHT MLS
• 2023-07-03 Rental Removed — APPFOLIO
• 2021-04-09 Sold (Public Records) $225,000 Public Records
• 2007-04-27 Sold (Public Records) $245,000 Public Records
• 2007-04-13 Sold (MLS) $250,000 BRIGHT MLS
• 2007-02-16 Listing Removed — BRIGHT MLS
• 2007-01-13 Listed $250,000 BRIGHT MLS
• 2006-11-09 Sold (MLS) $240,000 BRIGHT MLS
• 2006-10-10 Listing Removed — BRIGHT MLS
• 2006-08-02 Listed $240,000 BRIGHT MLS
• 2005-01-01 Listing Removed — BRIGHT MLS
• 2004-05-19 Sold (MLS) $180,000 BRIGHT MLS
• 2004-05-01 Listed $180,000 BRIGHT MLS
• 1994-09-30 Sold (Public Records) $60,900 Public Records
• 1981-03-09 Sold (Public Records) $43,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $11,874 · +1.5% YoY. Source: county tax records.