111 E Main St · Paterson, NJ 07522-1824

$150,000

3 bd · 1.0 ba · 2,050 sqft · SingleFamily public records · 48 Days on market

Built 1900 1,306 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Approximately 1,000 sq ft property currently laid out as a 3-bedroom, 1-bathroom home. Opportunity to add an additional bathroom. Property requires a major renovation. Sold as-is. Cash or renovation financing preferred. Buyer responsible for all inspections. No utilities. Direct owner listing. No access will be granted without a confirmed showing. Do not enter the property without permission.

Key facts

• 1,306 sq ft lot
• Built 1900
• Listed 48 days

Property features AI

Exterior

• Parking: No driveway or on-site parking
• Utilities: Natural gas service available; Public water; Public sewer
• Home design: Fixer-upper style; Approximately 1,000 square feet
• Construction: Year built: approximate
• Exterior features: Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Gas range/oven
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system; Natural gas available
• Interior features: Range/Oven (gas); See remarks listed for kitchen details

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.4% in Paterson — 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 69/100 on livability (#293 in NJ) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: schools D, employment D, crime F.
• Paterson Public School District (suburban): math 6% / reading 26% proficiency, ranked #458 of 472 in NJ (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 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); 860 units permitted in Passaic County in 2024 (614 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Passaic County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wind risk, 26% 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 1.74% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.68%
• DSCR: 2.05
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $555,550
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Hamilton Ave Apt 203	0.68mi	4/3.0 (+1)	2,195 (+7%)	9mo	$595,000	$271	36

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: 29.9%
• Equity multiple: 2.69×
• Total profit: $71,019
• Equity at exit: $67,446

10-year hold

• IRR: 30.3%
• Equity multiple: 5.26×
• Total profit: $179,087
• Equity at exit: $103,943

Cash invested: $42,000 (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 07522-1824

• Active inventory: 1
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,614 high
• Mortgage (P&I): −$787
• Tax from tax record: −$387 /mo · $4,641/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $829

Break-even live

Break-even rent $1,564

Max offer price $150,000

Occupancy floor 63%

Sensitivity live

Price	-10% $914	-5% $871	+0% $829	+5% $786	+10% $744
Rent	-10% $622	-5% $726	+0% $829	+5% $932	+10% $1,035
Rate	-1.0pp $904	-0.5pp $867	base $829	+0.5pp $790	+1.0pp $750

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Lyon St Unit 2 Paterson, NJ	3.0	1.0	1500	$2,060	$1.37	25d	1	0.47mi
65 Main St Unit 3 FL Paterson, NJ	3.0	1.0	2000	$3,000	$1.50	25d	1	0.71mi
2 John St Haledon, NJ	2.0	2.0	1550	$2,950	$1.90	16d	1	0.75mi
265 Fairview Ave Prospect Park, NJ	3.0	1.0	1488	$2,900	$1.95	2d	1	0.77mi
200 Godwin Ave Paterson, NJ	3.0	1.0	1500	$2,400	$1.60	25d	1	0.93mi
372 Main St Unit 2nd Paterson, NJ	3.0	1.0	1700	$2,450	$1.44	25d	1	1.21mi

Listing history 21 events

1. 2026-06-18
   days on market $150,000 Active 48 DOM
2. 2026-06-17
   days on market $150,000 Active 47 DOM
3. 2026-06-16
   days on market $150,000 Active 46 DOM
4. 2026-06-15
   days on market $150,000 Active 45 DOM
5. 2026-06-13
   days on market $150,000 Active 43 DOM
6. 2026-06-13
   days on market $150,000 Active 42 DOM
7. 2026-06-09
   days on market $150,000 Active 39 DOM
8. 2026-06-08
   days on market $150,000 Active 38 DOM
9. 2026-06-07
   days on market $150,000 Active 37 DOM
10. 2026-06-04
    days on market $150,000 Active 34 DOM
11. 2026-06-03
    days on market $150,000 Active 33 DOM
12. 2026-06-02
    days on market $150,000 Active 32 DOM
13. 2026-06-01
    days on market $150,000 Active 31 DOM
14. 2026-05-31
    days on market $150,000 Active 30 DOM
15. 2026-05-01
    listed $150,000 Active
16. 2006-12-14
    soldstatus $270,000
17. 2004-08-02
    soldstatus $188,000
18. 2004-07-19
    soldstatus $188,000
19. 2002-01-02
    soldstatus $140,000
20. 2000-03-02
    soldstatus $106,000
21. 1993-04-30
    soldstatus $70,000

ⓘ 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: $4,641 · $387/mo
• Projected year-2 tax: $4,641 · $387/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,363
• − Mortgage interest: −$8,402
• − Property taxes: −$4,641
• − Insurance: −$750
• − Repairs & maintenance: −$2,509
• − Management: −$2,509
• − Depreciation: −$4,364
• Taxable income: $8,187
• Est. tax owed @ 24.0%: −$1,965
• After-tax cash flow: $7,981/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: Paterson Public School District
• NCES district ID: 3412690
• Math proficiency: 6% ▼ -12.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $34,365
• Composite: 13.02/100
• National rank: #9568
• State rank: #458 of 472 in NJ

Livability — Paterson

• Score: 69/100
• State rank: #293
• US rank: #8763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paterson, NJ

Population outlook (Passaic County) Hauer SSP2

• Today (2025): 525,915 people
• By 2030: 532,160 · +1.2%
• By 2040: 543,670 · +3.4%
• By 2050: 554,326 · +5.4%
• By 2075: 584,728 · +11.2%
• By 2100: 598,978 · +13.9%

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

+114.3% since first listed

7 events — show timeline

• 2026-05-01 Listed $150,000 GSMLS
• 2006-12-14 Sold (Public Records) $270,000 Public Records
• 2004-08-02 Sold (Public Records) $188,000 Public Records
• 2004-07-19 Sold (Public Records) $188,000 Public Records
• 2002-01-02 Sold (Public Records) $140,000 Public Records
• 2000-03-02 Sold (Public Records) $106,000 Public Records
• 1993-04-30 Sold (Public Records) $70,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $4,641 · +4.7% YoY. Source: county tax records.