1510 Rte 179 · West Amwell, NJ 08530

$369,000

2 bd · 1.0 ba · 1,077 sqft · SingleFamily public records · 16 Days on market

Built 1880 1.50 ac lot $343/sqft · 11% below area Est $414k · 11% 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 +18.0/30.0
• ARV discount +12.4/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on approximately 1.5 acres just minutes from the heart of Lambertville, 1510 Route 179 offers a rare blend of residential charm and commercial potential. Currently utilized as a private residence, this classic 2-bedroom, 1-bath farmhouse is also commercially zoned, presenting a unique opportunity for entrepreneurs, investors, or buyers seeking a live-work property in a highly desirable Hunterdon County location.With 1,077 square feet of living space, the home showcases timeless farmhouse character, including original wood floors, period millwork, and a traditional floor plan that reflects its historic roots. The inviting living and dining areas provide comfortable everyday living, while the kitchen offers convenient access to the backyard, creating a seamless connection between indoor and outdoor spaces.Upstairs, two generously sized bedrooms are bathed in natural light and enjoy views of the surrounding property, offering a peaceful retreat that feels worlds away while remaining just minutes from Lambertville's acclaimed restaurants, boutiques, galleries, and everyday conveniences.Outside, the expansive grounds provide ample space for gardening, recreation, future improvements, or potential business-related uses. A separate woodshop/workspace adds valuable flexibility, ideal for artisans, hobbyists, storage, or small-scale commercial operations.

Key facts

• Sizable yard
• 1.5 acres
• 1.5 acre lot

Tags

• 1.5 ACRES
• DEDICATED WOODSHOP WORKSPACE
• DIRECT ACCESS TO YARD
• SIZABLE YARD

Property features AI

Finance

• Other: Fee simple ownership; Pets allowed with no restrictions
• HOA & community: Ground rent paid annually

Exterior

• Parking: Driveway parking (4 spaces); Total of 4 garage/parking spaces
• Utilities: Well water; On-site septic system; Natural gas available; Natural gas hot water
• Home design: Detached structure; Estimated year built; Above-grade finished living area estimated
• Construction: Frame construction; Asbestos shingle roof; Slab foundation
• Exterior features: Outbuilding(s); Rear yard; Property backs to trees; Not in a federal flood zone

Interior

• Bedrooms: Two bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Baseboard hot water heating; Window air conditioning units (electric)
• Interior features: Formal separate dining room; Traditional floor plan; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $369k).
• Recommended offer: $363k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• South Hunterdon Regional School District (rural): math 13% / reading 43% proficiency, ranked #335 of 472 in NJ (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 52 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 389 units permitted in Hunterdon County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Hunterdon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1880 — 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 $363,465 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (median comp): $413,851
• List price: $369,000
• Delta: -10.62%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Coryell Rd	0.52mi	3/1.0 (+1)	1,097 (+2%)	13mo	$355,000	$324	57
41 Jean St	0.48mi	3/2.0 (+1)	1,100 (+2%)	23mo	$515,000	$468	46
72 N Franklin St Unit A	0.72mi	2/1.0	1,172 (+9%)	9mo	$484,000	$413	44
192 George St	0.74mi	3/1.5 (+1)	1,152 (+7%)	4mo	$749,000	$650	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-39,305
• Equity at exit: $55,019

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-7,569
• Equity at exit: $31,904

Cash invested: $103,320 (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 08530

• Active inventory: 52
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,722 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$531 /mo · $6,373/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $320

Break-even live

Break-even rent $3,316

Max offer price $369,000

Occupancy floor 86%

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 York St Lambertville, NJ	2.0	1.0	816	$2,475	$3.03	43d	1	0.54mi
67 Ferry St Lambertville, NJ	2.0	2.0	1400	$2,700	$1.93	1d	1	0.90mi
15 Ferry St Unit 1336813P Lambertville, NJ	2.0	3.0	1496	$8,185	$5.47	24d	1	1.00mi
97 S Franklin St Lambertville, NJ	1.0	1.5	750	$3,100	$4.13	2d	1	1.08mi
14 W Bridge St Unit A New Hope, PA	2.0	1.5	1100	$3,475	$3.16	1d	1	1.28mi

Listing history 13 events

1. 2026-06-18
   days on market $369,000 Active 16 DOM
2. 2026-06-17
   days on market $369,000 Active 15 DOM
3. 2026-06-16
   days on market $369,000 Active 14 DOM
4. 2026-06-15
   days on market $369,000 Active 13 DOM
5. 2026-06-13
   days on market $369,000 Active 11 DOM
6. 2026-06-09
   days on market $369,000 Active 7 DOM
7. 2026-06-08
   days on market $369,000 Active 6 DOM
8. 2026-06-07
   days on market $369,000 Active 5 DOM
9. 2026-06-04
   days on market $369,000 Active 2 DOM
10. 2026-06-02
    pricedays on marketlisting id $369,000 Active 1 DOM

    Show marketing remark (1372 chars)

    Set on approximately 1.5 acres just minutes from the heart of Lambertville, 1510 Route 179 offers a rare blend of residential charm and commercial potential. Currently utilized as a private residence, this classic 2-bedroom, 1-bath farmhouse is also commercially zoned, presenting a unique opportunity for entrepreneurs, investors, or buyers seeking a live-work property in a highly desirable Hunterdon County location.With 1,077 square feet of living space, the home showcases timeless farmhouse character, including original wood floors, period millwork, and a traditional floor plan that reflects its historic roots. The inviting living and dining areas provide comfortable everyday living, while the kitchen offers convenient access to the backyard, creating a seamless connection between indoor and outdoor spaces.Upstairs, two generously sized bedrooms are bathed in natural light and enjoy views of the surrounding property, offering a peaceful retreat that feels worlds away while remaining just minutes from Lambertville's acclaimed restaurants, boutiques, galleries, and everyday conveniences.Outside, the expansive grounds provide ample space for gardening, recreation, future improvements, or potential business-related uses. A separate woodshop/workspace adds valuable flexibility, ideal for artisans, hobbyists, storage, or small-scale commercial operations.

11. 2026-05-15
    status Active 941-char remark
12. 2026-04-26
    status Pending 941-char remark
13. 2026-04-10
    listed $369,900 Active 941-char remark

ⓘ 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: $6,373 · $531/mo
• Projected year-2 tax: $7,781 · $648/mo
• Expected delta: +$1,407/yr (+$117/mo · 22.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,659
• − Mortgage interest: −$20,670
• − Property taxes: −$6,373
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,573
• − Management: −$3,573
• − Depreciation: −$10,735
• Taxable loss: −$2,109
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $4,348/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: South Hunterdon Regional School District
• NCES district ID: 3400769
• Math proficiency: 13% ▼ -27.00%
• Reading proficiency: 43% ▼ -17.00%
• Median HH income: $82,621
• Composite: 27.54/100
• National rank: #6948
• State rank: #335 of 472 in NJ

Livability — West Amwell

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,146

Population outlook (Hunterdon County) Hauer SSP2

• Today (2025): 122,644 people
• By 2030: 121,131 · -1.2%
• By 2040: 117,753 · -4.0%
• By 2050: 112,601 · -8.2%
• By 2075: 104,371 · -14.9%
• By 2100: 93,364 · -23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 8% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 6% Iranian 2% Serbian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Hunterdon

• 2024 margin: Lean R (+6.7) · D 45.7% · R 52.4% · Other 1.9%
• 2008→2024 swing: +6.7pp toward D · 2008: -13.3pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+4.4 2016: R+13.8 2012: R+18.8 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -193.68%
• Current HPI: 226.5618
• 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

-0.2% since first listed

6 events — show timeline

• 2026-06-02 Listed $369,000 GSMLS
• 2026-06-02 Listed $369,000 BRIGHT MLS
• 2026-05-28 Listing Removed — BRIGHT MLS
• 2026-05-15 Relisted — BRIGHT MLS
• 2026-04-26 Pending — BRIGHT MLS
• 2026-04-10 Listed $369,900 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2025): $6,373 · +13.9% YoY. Source: county tax records.