825 Sierra Dr · Hackettstown, NJ 07840-1672

$275,000

1 bd · 1.0 ba · 936 sqft · Townhouse public records · 17 Days on market

Built 1994 1,742 sqft lot $294/sqft · 10% below area Est $305k · 10% under $298/mo HOA · 14% of rent

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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).

• ARV discount +11.9/15.0
• Cash flow +6.3/30.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0

Listing remarks

Charming one bedroom townhouse In Oak Hill is ready for it's new owner. Beautifully maintained with lots of updates. .. including new windows. .. new bathroom. .newer appliances. .. a brand new heating & air conditioning unit to be installed prior to closing. Enjoy low maintenance living with easy access to shopping. .dining. .. and only minutes to Rt 80 exit 19!

Key facts

• New bathroom
• Newer appliances
• New windows

Tags

• NEW WINDOWS
• NEW BATHROOM
• NEWER APPLIANCES
• LOW MAINTENANCE LIVING
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• HOA & community: Monthly association fee of 298; HOA covers common area and exterior maintenance, snow removal, and trash collection; Pets allowed; Community living

Exterior

• Parking: Assigned parking (1 space); Blacktop/shared parking lot/driveway
• Utilities: Public water; Public sewer; Gas (natural); All utilities underground; Cable TV available; Garbage service included
• Home design: Multi-floor, end-unit townhouse; Renovated in 2024; Suitable for a home office
• Construction: Approximate original construction; renovated; Renovated year 2024
• Exterior features: Curbs and sidewalks; Tennis courts; Vinyl siding; Asphalt shingle roof; Finished (partially) basement with family room

Interior

• Kitchen: Galley-style kitchen (approx. 10 x 9); Dishwasher; Gas range/oven; Refrigerator
• Bedrooms: Master bedroom with walk-in closet; Second-floor bedroom approximately 19 x 14
• Bathrooms: One full bathroom with tub/shower
• Heating & cooling: Forced hot air heating (natural gas); Central air conditioning; Ceiling fan; Heating and cooling noted as 'See Remarks'
• Interior features: Carbon monoxide detector; Sump pump
• Laundry & utility: Washer and dryer; Laundry room in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-494 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (19.9% below list).
• Recommended offer: $188k (31.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#128 in NJ, #3,456 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: commute F, cost of living F.
• Great Meadows Regional School District (rural): math 31% / reading 56% proficiency, ranked #183 of 472 in NJ (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 1 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 630 units permitted in Warren County in 2024 (315 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Warren County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $169k; list at $275k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,807 (31.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.69%
• DSCR: 0.66
• GRM: 10.4

CMA / ARV

• ARV (median comp): $305,000
• List price: $275,000
• Delta: -9.84%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 SIERRA Ct	0.02mi	1/2.0	936 (0%)	0mo	$305,000	$326	94

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: 1.03×
• Total profit: $1,929
• Equity at exit: $123,652

10-year hold

• IRR: 4.3%
• Equity multiple: 1.67×
• Total profit: $51,294
• Equity at exit: $190,562

Cash invested: $77,000 (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 07840-1672

• Active inventory: 1
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$379 /mo · $4,543/yr
• Insurance: −$115
• HOA: −$298
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-494

Break-even live

Break-even rent $2,827

Max offer price $187,807

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Woodmont Dr Hackettstown, NJ	1.0–2.0	1.0–2.0	1186	$2,428	$2.05	1d	1	0.21mi
112 Bilby Rd Hackettstown, NJ	1.0–2.0	1.0–2.0	1161	$2,433	$2.10	1d	13	0.24mi
237 Tow Path Dr Hackettstown, NJ	2.0	1.0	640	$2,055	$3.21	1d	6	0.26mi
17 Old Allamuchy Rd Unit 1 Hackettstown, NJ	1.0	1.0	787	$1,695	$2.15	2d	1	0.41mi
97 Countryside Dr Hackettstown, NJ	1.0	1.0	767	$2,100	$2.74	1d	1	0.45mi

HOA detail

• Monthly dues: $298 · $3,576/yr

Listing history 11 events

1. 2026-06-01
   statusdays on market $275,000 Under Contract 17 DOM
2. 2026-05-31
   days on market $275,000 Active 16 DOM
3. 2026-05-31
   days on market $275,000 Active 15 DOM
4. 2026-05-15
   listed $275,000 Active 360-char remark
5. 2020-09-14
   soldstatus $169,000
6. 2019-04-24
   soldstatus $118,000 Sold
7. 2019-03-13
   historical
8. 2019-03-02
   listed $112,000 Active
9. 2007-07-19
   soldstatus $185,000
10. 2005-09-21
    soldstatus $199,900
11. 1995-08-16
    soldstatus $78,900

ⓘ 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: $4,543 · $379/mo
• Projected year-2 tax: $5,695 · $475/mo
• Expected delta: +$1,152/yr (+$96/mo · 25.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $26,426
• − Mortgage interest: −$15,404
• − Property taxes: −$4,543
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − HOA: −$3,576
• − Depreciation: −$8,000
• Taxable loss: −$10,700
• Est. tax savings @ 24.0%: +$2,568
• After-tax cash flow: $-3,355/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: Great Meadows Regional School District
• NCES district ID: 3400008
• Math proficiency: 31% ▼ -30.00%
• Reading proficiency: 56% ▼ -12.00%
• Median HH income: $84,690
• Composite: 40.61/100
• National rank: #3692
• State rank: #183 of 472 in NJ

Livability — Hackettstown

• Score: 76/100
• State rank: #128
• US rank: #3456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

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

+248.5% since first listed

9 events — show timeline

• 2026-06-01 Pending — GSMLS
• 2026-05-15 Listed $275,000 GSMLS
• 2020-09-14 Sold (Public Records) $169,000 Public Records
• 2019-04-24 Sold (MLS) $118,000 GSMLS
• 2019-03-13 Delisted — GSMLS
• 2019-03-02 Listed $112,000 GSMLS
• 2007-07-19 Sold (Public Records) $185,000 Public Records
• 2005-09-21 Sold (Public Records) $199,900 Public Records
• 1995-08-16 Sold (Public Records) $78,900 Public Records

Property tax history

+1.4%/yr

Latest (2025): $4,543 · +3.3% YoY. Source: county tax records.