99 Fayette St · Bridgeton, NJ 08302

$125,000

2 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 92 Days on market

Built 1940 2,522 sqft lot Est $175k · 29% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity. Great opportunity for investors seeking immediate rental income. This tenant-occupied property currently produces $1,300 per month in rent, offering steady cash flow from day one. The first floor features spacious rooms with an open layout that allows for a comfortable flow between living areas. The second floor includes two bedrooms and one full bathroom. The third floor loft provides additional flexible space ideal for a home office, quiet retreat, or play area. Exterior features include a private backyard with a deck, providing space for outdoor relaxation or entertaining. Conveniently located in town close to shopping, restaurants, parks, and public transportation. Seller owns multiple investment properties and may consider package deals for buyers interested in purchasing additional properties.

Key facts

• Close to parks
• Close to restaurants
• Private backyard

Tags

• PRIVATE BACKYARD
• OPEN LAYOUT
• THIRD FLOOR LOFT
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO PARKS

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$175,062) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.9% in Bridgeton — 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 71/100 on livability (#240 in NJ) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: employment D, schools F, crime F.
• Bridgeton City School District (town): math 4% / reading 21% proficiency, ranked #468 of 472 in NJ (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 201 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cumberland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $125k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $175,062
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Taylor St	0.06mi	3/1.0 (+1)	1,050 (-2%)	9mo	$134,900	$128	81
138 Vine St	0.14mi	2/1.0	1,107 (+3%)	21mo	$145,000	$131	71
141 Lincoln Way	0.19mi	3/1.0 (+1)	1,046 (-3%)	15mo	$143,103	$137	70
222 Giles Rd	0.24mi	2/1.0	1,120 (+4%)	20mo	$190,000	$170	65
242 Belmont Ave	0.51mi	3/1.0 (+1)	1,044 (-3%)	4mo	$220,000	$211	64
141 S Lawrence St	0.29mi	3/1.0 (+1)	1,030 (-4%)	15mo	$200,000	$194	62
483 Fayette St	0.69mi	3/1.0 (+1)	1,108 (+3%)	8mo	$250,000	$226	51
176 South Ave	0.68mi	2/1.5	1,071 (-0%)	21mo	$115,000	$107	49
34 Forest Ave	0.73mi	2/1.5	1,197 (+12%)	7mo	$200,000	$167	39
273 W Commerce St Ext	0.72mi	3/1.0 (+1)	1,169 (+9%)	12mo	$190,000	$163	37
23 River St	0.65mi	3/1.5 (+1)	1,188 (+11%)	10mo	$132,000	$111	37

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $567
• Equity at exit: $18,638

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $27,377
• Equity at exit: $10,808

Cash invested: $35,000 (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 08302

• Home prices YoY: -24.0%
• Active inventory: 201
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$656
• Tax from tax record: −$161 /mo · $1,928/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $327

Break-even live

Break-even rent $1,099

Max offer price $125,000

Occupancy floor 73%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Atlantic St Apt B2 Bridgeton, NJ	3.0	1.0	1000	$1,500	$1.50	11d	1	0.14mi
105 Atlantic St Apt F1 Bridgeton, NJ	2.0	1.0	1270	$1,500	$1.18	17d	1	0.14mi
4 N Pearl St Bridgeton, NJ	3.0	2.0	800	$2,500	$3.12	24d	1	0.37mi
111 Wayne Rd Bridgeton, NJ	1.0–2.0	1.0	1275	$1,625	$1.27	1d	1	0.38mi
114 Wayne Rd Unit 2A Bridgeton, NJ	2.0	1.0	1400	$1,625	$1.16	24d	1	0.39mi
114 Wayne Rd Unit 1A Bridgeton, NJ	1.0	1.0	1200	$1,375	$1.15	24d	1	0.39mi

Listing history 22 events

1. 2026-06-18
   days on market $125,000 Active 92 DOM
2. 2026-06-17
   days on market $125,000 Active 91 DOM
3. 2026-06-16
   days on market $125,000 Active 90 DOM
4. 2026-06-15
   days on market $125,000 Active 89 DOM
5. 2026-06-13
   days on market $125,000 Active 87 DOM
6. 2026-06-12
   days on market $125,000 Active 86 DOM
7. 2026-06-09
   days on market $125,000 Active 83 DOM
8. 2026-06-08
   days on market $125,000 Active 82 DOM
9. 2026-06-07
   days on market $125,000 Active 81 DOM
10. 2026-06-04
    days on market $125,000 Active 77 DOM
11. 2026-06-02
    days on market $125,000 Active 76 DOM
12. 2026-06-01
    days on market $125,000 Active 75 DOM
13. 2026-05-31
    days on market $125,000 Active 74 DOM
14. 2026-03-18
    listed $135,000 Active 834-char remark

    Show marketing remark (834 chars)

    Investment Opportunity. Great opportunity for investors seeking immediate rental income. This tenant-occupied property currently produces $1,300 per month in rent, offering steady cash flow from day one. The first floor features spacious rooms with an open layout that allows for a comfortable flow between living areas. The second floor includes two bedrooms and one full bathroom. The third floor loft provides additional flexible space ideal for a home office, quiet retreat, or play area. Exterior features include a private backyard with a deck, providing space for outdoor relaxation or entertaining. Conveniently located in town close to shopping, restaurants, parks, and public transportation. Seller owns multiple investment properties and may consider package deals for buyers interested in purchasing additional properties.

15. 2020-12-01
    soldstatus $59,000 Closed 418-char remark

    Show marketing remark (418 chars)

    Good starter home or Great investment property. 1st floor has large rooms with an open flow. 2nd floor has 2 bedrooms and 1 full bath. 3rd floor is a loft area for a quiet spot or indoor play area. Convenient location in town. Close to shops, restaurants, city park and public transportation. Recent upgrades: cabinets, flooring & carpet. Cable lines already in place on both floors. Private back yard with deck.

16. 2020-12-01
    soldstatus $59,000

    Show marketing remark (418 chars)

    Good starter home or Great investment property. 1st floor has large rooms with an open flow. 2nd floor has 2 bedrooms and 1 full bath. 3rd floor is a loft area for a quiet spot or indoor play area. Convenient location in town. Close to shops, restaurants, city park and public transportation. Recent upgrades: cabinets, flooring & carpet. Cable lines already in place on both floors. Private back yard with deck.

17. 2020-11-17
    status Pending 418-char remark

    Show marketing remark (418 chars)

    Good starter home or Great investment property. 1st floor has large rooms with an open flow. 2nd floor has 2 bedrooms and 1 full bath. 3rd floor is a loft area for a quiet spot or indoor play area. Convenient location in town. Close to shops, restaurants, city park and public transportation. Recent upgrades: cabinets, flooring & carpet. Cable lines already in place on both floors. Private back yard with deck.

18. 2020-11-02
    price $69,400 418-char remark

    Show marketing remark (418 chars)

    Good starter home or Great investment property. 1st floor has large rooms with an open flow. 2nd floor has 2 bedrooms and 1 full bath. 3rd floor is a loft area for a quiet spot or indoor play area. Convenient location in town. Close to shops, restaurants, city park and public transportation. Recent upgrades: cabinets, flooring & carpet. Cable lines already in place on both floors. Private back yard with deck.

19. 2020-09-17
    listed $72,900 Active 418-char remark

    Show marketing remark (418 chars)

    Good starter home or Great investment property. 1st floor has large rooms with an open flow. 2nd floor has 2 bedrooms and 1 full bath. 3rd floor is a loft area for a quiet spot or indoor play area. Convenient location in town. Close to shops, restaurants, city park and public transportation. Recent upgrades: cabinets, flooring & carpet. Cable lines already in place on both floors. Private back yard with deck.

20. 2004-08-12
    soldstatus $40,000
21. 2004-07-16
    historical
22. 2004-06-14
    listed $42,500

ⓘ 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: $1,928 · $161/mo
• Projected year-2 tax: $2,520 · $210/mo
• Expected delta: +$592/yr (+$49/mo · 30.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,149
• − Mortgage interest: −$7,002
• − Property taxes: −$1,928
• − Insurance: −$625
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$3,636
• Taxable income: $2,054
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $3,426/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: Bridgeton City School District
• NCES district ID: 3402250
• Math proficiency: 4% ▼ -8.00%
• Reading proficiency: 21% ▲ 3.00%
• Median HH income: $34,542
• Composite: 10.15/100
• National rank: #9797
• State rank: #468 of 472 in NJ

Livability — Bridgeton

• Score: 71/100
• State rank: #240
• US rank: #6660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeton, NJ
• Population (ZIP): 47,003

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 30% Black 25% Two or more races 19% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 2%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 64% English-only · Spanish 34% Other Indo-European 1%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.94%
• Current HPI: 290.6461
• 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

+217.6% since first listed

9 events — show timeline

• 2026-03-18 Listed $135,000 BRIGHT MLS
• 2020-12-01 Sold (Public Records) $59,000 Public Records
• 2020-12-01 Sold (MLS) $59,000 BRIGHT MLS
• 2020-11-17 Pending — BRIGHT MLS
• 2020-11-02 Price Changed $69,400 BRIGHT MLS
• 2020-09-17 Listed $72,900 BRIGHT MLS
• 2004-08-12 Sold (MLS) $40,000 SJSRMLS
• 2004-07-16 Listing Removed — SJSRMLS
• 2004-06-14 Listed $42,500 SJSRMLS

Property tax history

+0.0%/yr

Latest (2025): $1,928 · +9.5% YoY. Source: county tax records.