122 Poplar St · Williamstown, NJ 08094

$150,000

3 bd · 1.0 ba · 1,123 sqft · SingleFamily public records · 4 Days on market

Built 1935 0.44 ac lot Est $295k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Being sold "AS IS" "WHERE IS". Oil tank in ground to be removed and new above ground tank installed at current owner's expense.

Key facts

• 0.44 acre lot
• Built 1935
• Listed 4 days

Property features AI

Exterior

• Parking: No parking details provided
• Utilities: Public water; Public sewer
• Home design: Detached property; Structure updated / effective year 2009
• Construction: Vinyl siding; Block foundation; Built/recorded in assessor records (above-grade finished area listed)
• Exterior features: Porch(es); Sidewalks; Street lights

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two bedrooms on the main level; One bedroom on the upper level
• Flooring: Fully carpeted; Vinyl flooring
• Bathrooms: One full bathroom on the main level (one full bathroom total)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Eat-in kitchen; Attic
• Laundry & utility: Laundry on the main floor

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 $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 13.2% vs local median 4.9% in Williamstown — 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 (#289 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 270 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 33% of the median local income ($97k/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 $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y ago 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.
• Current owner paid $88k; list at $150k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $150,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.77% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.78%
• DSCR: 2.10
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $295,349
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Linwood Ave	0.26mi	3/1.0	1,192 (+6%)	2mo	$315,000	$264	76
135 Oak St	0.33mi	3/1.0	1,008 (-10%)	6mo	$265,000	$263	62
18 Bodine Ave	0.40mi	2/1.0 (-1)	1,040 (-7%)	6mo	$155,000	$149	59
112 Shisler Ave	0.45mi	3/1.0	1,008 (-10%)	6mo	$290,000	$288	57
506 Sicklerville Rd	0.54mi	3/1.0	1,050 (-6%)	10mo	$175,000	$167	56
422 Winslow Rd	0.30mi	2/2.0 (-1)	1,032 (-8%)	14mo	$321,000	$311	52
521 Sicklerville Rd	0.63mi	3/1.0	1,200 (+7%)	9mo	$315,000	$263	51
60 Lindale Ave	0.54mi	3/1.0	1,020 (-9%)	11mo	$280,000	$275	50
539 Greenbriar Dr	0.73mi	3/1.0	1,080 (-4%)	15mo	$290,000	$269	47
335 Walnut St	0.54mi	3/1.0	1,252 (+12%)	13mo	$290,000	$232	45
418 N Main St	0.58mi	3/2.0	1,224 (+9%)	12mo	$263,000	$215	44
115 Lindale Ave	0.57mi	2/1.0 (-1)	1,254 (+12%)	12mo	$250,000	$199	39

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: 18.3%
• Equity multiple: 1.74×
• Total profit: $31,080
• Equity at exit: $22,365

10-year hold

• IRR: 26.7%
• Equity multiple: 3.35×
• Total profit: $98,816
• Equity at exit: $12,969

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 08094

• Active inventory: 270
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,650 high
• Mortgage (P&I): −$787
• Tax from tax record: −$377 /mo · $4,523/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $867

Break-even live

Break-even rent $1,552

Max offer price $150,000

Occupancy floor 62%

Sensitivity live

Price	-10% $952	-5% $910	+0% $867	+5% $825	+10% $782
Rent	-10% $658	-5% $763	+0% $867	+5% $972	+10% $1,076
Rate	-1.0pp $943	-0.5pp $905	base $867	+0.5pp $828	+1.0pp $789

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
62 Washington Ave Williamstown, NJ	3.0	1.5	1434	$2,600	$1.81	8d	1	0.19mi
401 Blue Bell Rd Unit C Williamstown, NJ	3.0	1.0	1000	$1,700	$1.70	0d	1	0.32mi
15 Kent Rd Williamstown, NJ	1.0–2.0	1.0	850	$1,925	$2.26	0d	1	0.48mi
601 N Black Horse Pike Williamstown, NJ	2.0	1.0	760	$1,938	$2.55	0d	1	0.67mi
401 N Main St Williamstown, NJ	1.0–2.0	1.0	860	$1,825	$2.12	0d	1	0.72mi
343 Brookdale Blvd Williamstown, NJ	3.0	2.5	1438	$2,500	$1.74	0d	1	1.41mi

Listing history 3 events

1. 2026-06-15
   status $150,000 Pending 4 DOM
2. 2026-06-15
   days on market $150,000 Active 4 DOM
3. 2026-06-13
   listed $150,000 Active 2 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: $4,523 · $377/mo
• Projected year-2 tax: $4,523 · $377/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,795
• − Mortgage interest: −$8,402
• − Property taxes: −$4,523
• − Insurance: −$750
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$4,364
• Taxable income: $8,669
• Est. tax owed @ 24.0%: −$2,081
• After-tax cash flow: $8,325/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Williamstown

• Score: 69/100
• State rank: #289
• US rank: #8603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamstown, NJ
• County: Gloucester County · 160,422 people
• City population: 41,595
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% 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: ▼ -213.12%
• Current HPI: 278.3849
• 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

+36.5% since first listed

7 events — show timeline

• 2026-06-11 Listed $150,000 BRIGHT MLS
• 2016-06-30 Listing Removed — BRIGHT MLS
• 2015-12-30 Listed $149,900 BRIGHT MLS
• 2009-06-02 Sold (Public Records) $87,900 Public Records
• 2009-04-15 Sold (MLS) $87,900 BRIGHT MLS
• 2008-12-29 Listing Removed — BRIGHT MLS
• 2008-01-15 Listed $109,900 BRIGHT MLS

Property tax history

+3.2%/yr

Latest (2025): $4,523 · +2.9% YoY. Source: county tax records.