8 Peace St · Trenton, NJ 08608

$280,000

6 bd · None ba · 1,776 sqft · SingleFamily public records · 46 Days on market

Built 1887 980 sqft lot Est $274k · at est.

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Why this score? — see what drove the D+ 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 +18.2/30.0
• ARV discount +6.4/15.0
• DSCR +5.7/10.0
• Appreciation +5.0/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Maximize your ROI from day one with this meticulously maintained, cash-flowing two-family property. Located in the desireable downtown area and steps away form the capital building. Boasting an optimal layout and highly favorable landlord terms, this building is a dream addition to any investment portfolio.Unit 1: A welcoming first-floor layout featuring gleaming hardwood floors, a beautifully appointed kitchen, a comfortable bedroom, and a full bathroom.Unit 2: A sprawling, multi-level living space designed for modern comfort. The main level showcases continued gleaming hardwood floors, a convenient half bath, and an open-concept kitchen that flows seamlessly into a sunlit living area. The private top floor hosts two nice sized bedrooms and a full, spacious bathroom. What truly sets this property apart is its low overhead. Both units are occupied by outstanding, highly reliable tenants with a flawless payment history. Furthermore, tenants pay their own utilities, drastically minimizing your operating expenses and guaranteeing a strong, predictable return on investment right out of the gate.

Key facts

• Hardwood floor
• Open concept kitchen
• Two family property

Tags

• TWO FAMILY PROPERTY
• DOWNTOWN AREA
• HARDWOOD FLOOR
• OPEN CONCEPT KITCHEN
• SUNLIT LIVINGROOM
• PRIVATE TOP FLOOR

Property features AI

Exterior

• Utilities: Public water; Public septic; Natural gas available
• Home design: End of row townhouse; Fee simple ownership
• Construction: Brick construction; Concrete perimeter foundation; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 16.3 x 60.0; No tidal water

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Heating & cooling: Baseboard electric heat; Natural gas heating and hot water
• Interior features: Full poured concrete basement; Multiple access exits (2+)

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (1.6% below list).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.

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: 4 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $2,754/mo this rent would consume 54% of the median local household income ($61k/yr) (locally 107% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $78k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, 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 46 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 25y ago; this cycle's ask has dropped $50k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; list at $280k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1887 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $271,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1887 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.98% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $273,504
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Brunswick Ave	0.66mi	5/3.0 (-1)	1,704 (-4%)	6mo	$130,000	$76	52
423 N Delmorr Ave	0.57mi	5/3.0 (-1)	1,910 (+8%)	22mo	$294,000	$154	38

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: 11.1%
• Equity multiple: 1.63×
• Total profit: $49,773
• Equity at exit: $125,900

10-year hold

• IRR: 13.3%
• Equity multiple: 2.98×
• Total profit: $154,846
• Equity at exit: $194,027

Cash invested: $78,400 (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 08608

• Active inventory: 4
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,754 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$340 /mo · $4,076/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $251

Break-even live

Break-even rent $2,436

Max offer price $280,000

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Spring St Trenton, NJ	6.0	2.0	1490	$2,700	$1.81	4d	1	0.54mi
649 W State St Trenton, NJ	5.0	2.0	1870	$2,900	$1.55	12d	1	1.14mi
510 N Hermitage Ave Trenton, NJ	5.0	1.5	1316	$2,500	$1.90	12d	1	1.21mi

Listing history 31 events

1. 2026-05-30
   status $280,000 Pending 46 DOM
2. 2026-05-20
   price $280,000
3. 2026-05-08
   price $280,000 1108-char remark

   Show marketing remark (1108 chars)

   Maximize your ROI from day one with this meticulously maintained, cash-flowing two-family property. Located in the desireable downtown area and steps away form the capital building. Boasting an optimal layout and highly favorable landlord terms, this building is a dream addition to any investment portfolio.Unit 1: A welcoming first-floor layout featuring gleaming hardwood floors, a beautifully appointed kitchen, a comfortable bedroom, and a full bathroom.Unit 2: A sprawling, multi-level living space designed for modern comfort. The main level showcases continued gleaming hardwood floors, a convenient half bath, and an open-concept kitchen that flows seamlessly into a sunlit living area. The private top floor hosts two nice sized bedrooms and a full, spacious bathroom. What truly sets this property apart is its low overhead. Both units are occupied by outstanding, highly reliable tenants with a flawless payment history. Furthermore, tenants pay their own utilities, drastically minimizing your operating expenses and guaranteeing a strong, predictable return on investment right out of the gate.

4. 2026-04-23
   price $300,000 1108-char remark

   Show marketing remark (1108 chars)

   Maximize your ROI from day one with this meticulously maintained, cash-flowing two-family property. Located in the desireable downtown area and steps away form the capital building. Boasting an optimal layout and highly favorable landlord terms, this building is a dream addition to any investment portfolio.Unit 1: A welcoming first-floor layout featuring gleaming hardwood floors, a beautifully appointed kitchen, a comfortable bedroom, and a full bathroom.Unit 2: A sprawling, multi-level living space designed for modern comfort. The main level showcases continued gleaming hardwood floors, a convenient half bath, and an open-concept kitchen that flows seamlessly into a sunlit living area. The private top floor hosts two nice sized bedrooms and a full, spacious bathroom. What truly sets this property apart is its low overhead. Both units are occupied by outstanding, highly reliable tenants with a flawless payment history. Furthermore, tenants pay their own utilities, drastically minimizing your operating expenses and guaranteeing a strong, predictable return on investment right out of the gate.

5. 2026-04-13
   listed $330,000 Active
6. 2026-04-10
   listed $330,000 Active 1108-char remark

   Show marketing remark (1108 chars)

   Maximize your ROI from day one with this meticulously maintained, cash-flowing two-family property. Located in the desireable downtown area and steps away form the capital building. Boasting an optimal layout and highly favorable landlord terms, this building is a dream addition to any investment portfolio.Unit 1: A welcoming first-floor layout featuring gleaming hardwood floors, a beautifully appointed kitchen, a comfortable bedroom, and a full bathroom.Unit 2: A sprawling, multi-level living space designed for modern comfort. The main level showcases continued gleaming hardwood floors, a convenient half bath, and an open-concept kitchen that flows seamlessly into a sunlit living area. The private top floor hosts two nice sized bedrooms and a full, spacious bathroom. What truly sets this property apart is its low overhead. Both units are occupied by outstanding, highly reliable tenants with a flawless payment history. Furthermore, tenants pay their own utilities, drastically minimizing your operating expenses and guaranteeing a strong, predictable return on investment right out of the gate.

7. 2020-02-14
   status Pending
8. 2020-02-14
   historical
9. 2020-02-07
   listed $125,000 Active
10. 2018-02-05
    soldstatus $99,000
11. 2018-01-31
    soldstatus $99,000
12. 2018-01-31
    soldstatus $99,000 Sold
13. 2017-08-24
    historical Contingent - Other
14. 2017-07-28
    status Active
15. 2017-07-24
    historical Contingent - Other
16. 2017-06-21
    listed $105,000 Active
17. 2017-06-20
    listed $105,000
18. 2014-12-31
    historical
19. 2014-02-01
    listed $110,000
20. 2013-08-22
    historical
21. 2013-01-22
    listed $120,000
22. 2012-08-29
    historical
23. 2012-02-29
    listed $120,000
24. 2011-11-20
    historical
25. 2011-04-23
    listed $139,000
26. 2010-07-31
    historical
27. 2010-01-31
    listed $150,000
28. 2002-09-16
    soldstatus $50,000
29. 2002-09-05
    soldstatus $50,000
30. 2002-05-02
    historical
31. 2001-11-01
    listed $50,000

ⓘ 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: $4,076 · $340/mo
• Projected year-2 tax: $5,524 · $460/mo
• Expected delta: +$1,448/yr (+$121/mo · 35.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,053
• − Mortgage interest: −$15,684
• − Property taxes: −$4,076
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,644
• − Management: −$2,644
• − Depreciation: −$8,145
• Taxable loss: −$1,541
• Est. tax savings @ 24.0%: +$370
• After-tax cash flow: $3,386/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): 1,250
• Household income: $61,201
• Rent vs Own: 84.7% rent · 15.3% own
• Severe rent burden: 107.0

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 0.57)
• Race & ethnicity: Black 57% Hispanic / Latino 31% Two or more races 7% White 5% Native American 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 8%
• Common ancestry: Hispanic 12%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 70% English-only · Spanish 24% Arabic 6%

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: —
• Current HPI: —
• Rent YoY: —
• 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

+460.0% since first listed

30 events — show timeline

• 2026-05-20 Price Changed $280,000 BRIGHT MLS
• 2026-05-08 Price Changed $280,000 GSMLS
• 2026-04-23 Price Changed $300,000 GSMLS
• 2026-04-13 Listed $330,000 BRIGHT MLS
• 2026-04-10 Listed $330,000 GSMLS
• 2020-02-14 Pending — BRIGHT MLS
• 2020-02-14 Listing Removed — BRIGHT MLS
• 2020-02-07 Listed $125,000 BRIGHT MLS
• 2018-02-05 Sold (Public Records) $99,000 Public Records
• 2018-01-31 Sold (MLS) $99,000 TREND
• 2018-01-31 Sold (MLS) $99,000 BRIGHT MLS
• 2017-08-24 Contingent — TREND
• 2017-07-28 Relisted — TREND
• 2017-07-24 Contingent — TREND
• 2017-06-21 Listed $105,000 TREND
• 2017-06-20 Listed $105,000 BRIGHT MLS
• 2014-12-31 Listing Removed — BRIGHT MLS
• 2014-02-01 Listed $110,000 BRIGHT MLS
• 2013-08-22 Listing Removed — BRIGHT MLS
• 2013-01-22 Listed $120,000 BRIGHT MLS
• 2012-08-29 Listing Removed — BRIGHT MLS
• 2012-02-29 Listed $120,000 BRIGHT MLS
• 2011-11-20 Listing Removed — BRIGHT MLS
• 2011-04-23 Listed $139,000 BRIGHT MLS
• 2010-07-31 Listing Removed — BRIGHT MLS
• 2010-01-31 Listed $150,000 BRIGHT MLS
• 2002-09-16 Sold (Public Records) $50,000 Public Records
• 2002-09-05 Sold (MLS) $50,000 BRIGHT MLS
• 2002-05-02 Listing Removed — BRIGHT MLS
• 2001-11-01 Listed $50,000 BRIGHT MLS

Property tax history

+0.4%/yr

Latest (2025): $4,076 · +1.5% YoY. Source: county tax records.