5 Clive Ct · The College of New Jersey, NJ 08638

$275,000

4 bd · 1.5 ba · 1,661 sqft · SingleFamily public records · 55 Days on market

Built 1970 Est $478k · 43% 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 +19.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +6.1/10.0
• Rent growth +3.3/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

####BEST AND FINAL OFFERS MUST BE IN BY 5/6/2026 BY 3:00PM##### Clive Ct is ready for your renovations! Property is a full renovation project and has been taken down to the studs and subflooring. No utilities are active (no electric, gas, or water). Property may contain hazardous conditions from demo work, including but not limited to weak flooring, tripping hazards, exposed nails, exposed wiring, debris, and uneven surfaces. ⚠️ ENTER AT YOUR OWN RISK. All parties entering must be 18+. Listing agent, seller, and Keller Williams Premier assume no liability for injury or damages. By entering, agents and their clients acknowledge and accept all risks. APPOINTMENT ONLY – DAYLIGHT HOURS

Key facts

• Built 1970
• Listed 55 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Power and utilities details not further specified
• Home design: Detached property; Above-grade finished living area reported (source: Assessor)
• Construction: Frame construction; Block foundation; Other structures both above and below grade
• Exterior features: Lot dimensions approximately 80 x 126; No tidal water

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Four bedrooms on the upper level
• Bathrooms: One full bathroom (upper level total); One half bathroom on the main level
• Heating & cooling: 90% forced air heating; Natural gas heating fuel; Central air conditioning (central A/C) with natural gas cooling fuel
• Interior features: Multiple living areas including a living room, den and recreation room; Partial basement; Two or more access exits
• Laundry & utility: Hot water: Natural gas

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.6% in The College of New Jersey — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Ewing Township School District (suburban): math 16% / reading 37% proficiency, ranked #358 of 472 in NJ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: William L Antheil Elementary School (math 13% / reading 23%, grade F, #1,049 of 1,303 statewide, top 81%, 692 students, 46% FRL); Gilmore J Fisher Middle School (math 17% / reading 39%, grade F, #335 of 431 statewide, top 79%, 791 students, 50% FRL); Ewing High School (math 21% / reading 46%, grade F, #251 of 399 statewide, top 64%, 1,109 students, 43% FRL).
• Market conditions: Rents rising (+3.3%/yr); 83 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).
• At $3,208/mo this rent would consume 58% of the median local household income ($67k/yr) (locally 1185% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Mercer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• 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 $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1970 — 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. 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: 1.17% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $478,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 David Dr	0.32mi	3/1.5 (-1)	1,731 (+4%)	2mo	$375,000	$217	71
212 Nancy Ln	0.30mi	4/2.0	1,573 (-5%)	11mo	$515,212	$328	66
38 Running Brk	0.41mi	4/2.5	1,600 (-4%)	6mo	$565,000	$353	66
42 Running Brook Rd W	0.38mi	3/1.5 (-1)	1,562 (-6%)	2mo	$450,000	$288	65
1 Beth Ann Way	0.26mi	3/2.0 (-1)	1,820 (+10%)	4mo	$450,000	$247	62
52 Colleen Cir	0.46mi	3/1.5 (-1)	1,769 (+6%)	6mo	$475,000	$269	58
4 Blossom Dr	0.45mi	4/2.5	1,824 (+10%)	3mo	$540,000	$296	56
71 Nancy Ln	0.61mi	4/1.5	1,771 (+7%)	11mo	$461,000	$260	51
9 Blossom Dr	0.50mi	4/2.5	1,861 (+12%)	6mo	$535,000	$287	48
10 Blossom Dr	0.50mi	4/2.5	1,861 (+12%)	6mo	$550,000	$296	48
74 Bunker Hill Rd	0.72mi	3/1.5 (-1)	1,852 (+12%)	9mo	$570,000	$308	35
13 Lopatcong Dr	0.75mi	3/2.0 (-1)	1,890 (+14%)	5mo	$507,500	$269	31

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 · 3.31% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-24,001
• Equity at exit: $41,003

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $9,126
• Equity at exit: $23,777

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 08638

• Rents YoY: 3.3%
• Active inventory: 83
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,208 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$675 /mo · $8,098/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $303

Break-even live

Break-even rent $2,825

Max offer price $275,000

Occupancy floor 86%

Sensitivity live

Price	-10% $459	-5% $381	+0% $303	+5% $225	+10% $147
Rent	-10% $50	-5% $176	+0% $303	+5% $430	+10% $557
Rate	-1.0pp $442	-0.5pp $373	base $303	+0.5pp $232	+1.0pp $159

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Stewards Crossing Way Trenton, NJ	1.0–3.0	1.0–2.0	973	$3,193	$3.28	15d	10	0.62mi
383 Johnson Ave Lawrenceville, NJ	4.0	2.0	1605	$3,200	$1.99	15d	1	0.68mi
117 Browning Ave Ewing, NJ	5.0	2.0	1584	$3,500	$2.21	22d	1	0.90mi
103 Pennsylvania Ave Ewing, NJ	3.0	1.0	1200	$2,600	$2.17	15d	1	1.17mi
1698 Pennington Rd Unit 2ND FLR Ewing Township, NJ	3.0	1.0	2211	$1,900	$0.86	22d	1	1.20mi
162 Shrewsbury Ct Pennington, NJ	3.0	2.0	1826	$3,150	$1.73	45d	1	1.29mi
1008 Terrace Blvd Ewing, NJ	4.0	1.0	1116	$2,850	$2.55	15d	1	1.43mi

Listing history 17 events

1. 2026-06-22
   days on market $275,000 Active 55 DOM
2. 2026-06-18
   days on market $275,000 Active 52 DOM
3. 2026-06-17
   days on market $275,000 Active 51 DOM
4. 2026-06-16
   days on market $275,000 Active 50 DOM
5. 2026-06-15
   days on market $275,000 Active 49 DOM
6. 2026-06-14
   days on market $275,000 Active 47 DOM
7. 2026-06-13
   days on market $275,000 Active 46 DOM
8. 2026-06-10
   days on market $275,000 Active 44 DOM
9. 2026-06-09
   days on market $275,000 Active 43 DOM
10. 2026-06-08
    days on market $275,000 Active 42 DOM
11. 2026-06-07
    days on market $275,000 Active 41 DOM
12. 2026-06-03
    days on market $275,000 Active 37 DOM
13. 2026-06-02
    days on market $275,000 Active 36 DOM
14. 2026-06-01
    days on market $275,000 Active 35 DOM
15. 2026-05-31
    days on market $275,000 Active 34 DOM
16. 2026-05-30
    days on market $275,000 Active 33 DOM
17. 2026-04-27
    listed $275,000 Active

ⓘ 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: $8,098 · $675/mo
• Projected year-2 tax: $8,098 · $675/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,501
• − Mortgage interest: −$15,404
• − Property taxes: −$8,098
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,080
• − Management: −$3,080
• − Depreciation: −$8,000
• Taxable loss: −$536
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $3,766/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: Ewing Township School District
• NCES district ID: 3404920
• Math proficiency: 16% ▼ -17.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $73,684
• Composite: 25.48/100
• National rank: #7443
• State rank: #358 of 472 in NJ

Livability — The College of New Jersey

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

Census & demographics

• County: Mercer County · 327,655 people
• Metro: Trenton-Princeton, NJ
• Population (ZIP): 22,816
• Household income: $66,875
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 1185.0

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 0.68)
• Race & ethnicity: Black 43% White 31% Hispanic / Latino 21% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 4% Hispanic 2% Iranian 1%
• Foreign-born: 24% · Canada, Guatemala, China
• Languages at home: 76% English-only · Spanish 17% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -286.00%
• Current HPI: 334.5143
• Rent YoY: ▲ 3.31%
• 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

1 event — show timeline

• 2026-04-27 Listed $275,000 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2025): $8,098 · +3.0% YoY. Source: county tax records.