316 Beacon Ave · Paulsboro, NJ 08066

$169,999

3 bd · 1.0 ba · 720 sqft · SingleFamily public records · 12 Days on market

Built 1947 6,752 sqft lot Est $194k · 13% 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 +17.6/30.0
• ARV discount +13.1/15.0
• 1% rule +5.7/10.0
• DSCR +5.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Opportunity awaits with this 3-bedroom, 1-bath home ready for renovation. Ideal for investors, contractors, or buyers looking to build equity. Property is being sold strictly as-is. Bring your vision and transform this home into a great rental, flip, or long-term investment. Conveniently located near shopping, schools, and major roadways.

Key facts

• 6,752 sq ft lot
• 3 parking spots
• Built 1947

Property features AI

Finance

• Other: Year built source: Assessor; Improvement and land assessed values available (financial details excluded)
• Financial info: Ownership: Fee simple

Exterior

• Parking: Three total garage/parking spaces; Driveway with space for three vehicles
• Utilities: Public water; Public sewer
• Home design: Detached single-family; Above-grade finished area approximately 1,200 (source: estimated); Entry/stories information not specified; Facing direction not specified
• Construction: Frame construction; Block foundation; Above-grade and below-grade structures
• Exterior features: Concrete driveway; Lot dimensions approximately 50 x 135

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the main level; One bedroom on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating; Heating fuel: Oil
• Interior features: Unfinished basement; Living room; Kitchen; Basement
• Laundry & utility: Hot water: Natural gas

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.2% vs local median 5.1% in Paulsboro — 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 62/100 on livability (#445 in NJ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Paulsboro School District (suburban): math 5% / reading 26% proficiency, ranked #455 of 472 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 57 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $169,999

Questions for the listing agent

1. Built in 1947 — 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. 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?
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: 1.07% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $194,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Greenwich Ave	0.10mi	2/1.0 (-1)	740 (+3%)	8mo	$200,000	$270	79

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-18,857
• Equity at exit: $25,347

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-4,938
• Equity at exit: $14,698

Cash invested: $47,600 (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 08066

• Home prices YoY: -19.0%
• Active inventory: 57
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$340 /mo · $4,077/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $135

Break-even live

Break-even rent $1,648

Max offer price $169,999

Occupancy floor 88%

Sensitivity live

Price	-10% $231	-5% $183	+0% $135	+5% $87	+10% $39
Rent	-10% $-9	-5% $63	+0% $135	+5% $207	+10% $278
Rate	-1.0pp $220	-0.5pp $178	base $135	+0.5pp $91	+1.0pp $46

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Berkley Rd Paulsboro, NJ	1.0–2.0	1.0	750	$1,650	$2.20	0d	7	1.48mi

Listing history 9 events

1. 2026-06-21
   days on market $169,999 Active 12 DOM
2. 2026-06-18
   days on market $169,999 Active 9 DOM
3. 2026-06-17
   days on market $169,999 Active 8 DOM
4. 2026-06-16
   days on market $169,999 Active 7 DOM
5. 2026-06-15
   price $169,999 Active 6 DOM
6. 2026-06-15
   days on market $175,000 Active 6 DOM
7. 2026-06-13
   days on market $175,000 Active 4 DOM
8. 2026-06-10
   remarks 358-char remark
9. 2026-06-10
   listed $175,000 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: $4,077 · $340/mo
• Projected year-2 tax: $4,155 · $346/mo
• Expected delta: +$78/yr (+$6/mo · 1.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥103°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,826
• − Mortgage interest: −$9,523
• − Property taxes: −$4,077
• − Insurance: −$850
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$4,945
• Taxable loss: −$1,061
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $1,872/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: Paulsboro School District
• NCES district ID: 3412720
• Math proficiency: 5% ▼ -9.00%
• Reading proficiency: 26% ▲ 3.00%
• Median HH income: $43,261
• Composite: 13.46/100
• National rank: #9521
• State rank: #455 of 472 in NJ

Livability — Paulsboro

• Score: 62/100
• State rank: #445
• US rank: #16559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paulsboro, NJ
• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 7,760
• Household income: $65,070
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 304.0

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Black 30% Hispanic / Latino 16% Two or more races 14%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10%
• Common ancestry: Romanian 6% Serbian 3% Armenian 2%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 84% English-only · Spanish 11% Arabic 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.33%
• Current HPI: 337.4363
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

• 2026-06-09 Listed $175,000 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2025): $4,077 · +10.3% YoY. Source: county tax records.