125 12th Ave · Pitman, NJ 08071

$169,900

2 bd · 1.5 ba · 974 sqft · SingleFamily public records · 6 Days on market

Built 1900 2,121 sqft lot Est $279k · 39% 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 +22.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +7.3/10.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute as a button features 3 bedrooms,1 1/2 bath,side yard with shed,completely repainted with new carpeting,maintenance free with new vinyl siding,full eat in kitchen,washer,dryer,refrigerator,just move in.

Key facts

• 2,121 sq ft lot
• 2 parking spots
• Built 1900

Property features AI

Finance

• Other: Fee simple ownership; Property condition listed as below average

Exterior

• Parking: Two off-street parking spaces; Access via alley
• Utilities: Public water; Public sewer; Municipal trash service; Cable internet available; Hot water and heating fueled by natural gas
• Home design: Detached single-family home; Two levels; Entry facing east (cross street: East)
• Construction: Frame construction; Brick/mortar foundation; Pitched roof; Building not winterized; Estimated year built
• Exterior features: Sidewalks; Street lights; Porch(es); Shed; Wood fencing; Level lot with rear yard and side yards

Interior

• Kitchen: Self-cleaning oven; Dishwasher
• Bedrooms: Two bedrooms on the upper level
• Flooring: Wood flooring; Fully carpeted areas
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Hot water heating (natural gas); Electric cooling; 100 amp electrical service
• Interior features: Master bathroom; Eat-in kitchen; Partial basement
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.4% vs local median 2.8% in Pitman — 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 78/100 on livability (#93 in NJ, #2,410 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities D+, cost of living D+, commute F.
• Pitman Boro School District (suburban): math 18% / reading 51% proficiency, ranked #281 of 472 in NJ (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 38 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $124k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $169,900

Questions for the listing agent

1. Built in 1900 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.23% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $278,564
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 12th Ave	0.00mi	2/1.5	974 (0%)	1mo	$185,000	$190	100
328 Legion Ct	0.16mi	3/1.0 (+1)	960 (-1%)	0mo	$325,000	$339	83
105 W Holly Ave	0.17mi	2/1.0	918 (-6%)	6mo	$265,000	$289	76
134 North Ave	0.11mi	3/1.0 (+1)	1,012 (+4%)	9mo	$250,000	$247	74
107 Seventh Ave	0.11mi	2/1.0	909 (-7%)	10mo	$260,000	$286	73
416 Wesley Ave	0.23mi	2/1.0	1,081 (+11%)	4mo	$310,000	$287	66
189 East Ave	0.06mi	3/1.0 (+1)	1,116 (+15%)	1mo	$257,500	$231	66
106 9th Ave	0.08mi	2/1.0	848 (-13%)	14mo	$222,000	$262	61
149 N Fernwood Ave	0.64mi	3/1.0 (+1)	960 (-1%)	4mo	$272,000	$283	57
344 Columbia Ave	0.62mi	2/1.0	900 (-8%)	3mo	$330,000	$367	54
405 Wesley Ave	0.21mi	2/1.0	1,111 (+14%)	13mo	$171,300	$154	54
138 N Fernwood Ave	0.60mi	3/1.5 (+1)	1,064 (+9%)	6mo	$385,000	$362	46

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-8,450
• Equity at exit: $25,333

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $17,594
• Equity at exit: $14,690

Cash invested: $47,572 (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 08071

• Home prices YoY: -24.9%
• Active inventory: 38
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,082 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$386 /mo · $4,628/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $297

Break-even live

Break-even rent $1,706

Max offer price $169,900

Occupancy floor 81%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 5th Ave Pitman, NJ	2.0	1.0	836	$2,300	$2.75	1d	1	0.08mi
61 West Ave Pitman, NJ	2.0	1.0	900	$1,700	$1.89	1d	1	0.17mi
601 W Holly Ave Pitman, NJ	1.0–2.0	1.0	880	$2,264	$2.57	1d	11	0.70mi

Listing history 11 events

1. 2026-05-05
   status Pending
2. 2026-04-30
   listed $169,900 Active
3. 2026-04-13
   historical $169,900
4. 2012-10-24
   soldstatus $124,000
5. 2012-10-18
   soldstatus $124,000 Sold 206-char remark

   Show marketing remark (215 chars)

   Cute as a button features 3 bedrooms, 1 1/2 bath, side yard with shed, completely repainted with new carpeting, maintenance free with new vinyl siding, full eat in kitchen, washer, dryer, refrigerator, just move in.

6. 2012-10-18
   soldstatus $124,000 215-char remark

   Show marketing remark (215 chars)

   Cute as a button features 3 bedrooms, 1 1/2 bath, side yard with shed, completely repainted with new carpeting, maintenance free with new vinyl siding, full eat in kitchen, washer, dryer, refrigerator, just move in.

7. 2012-08-31
   status Under Contract 206-char remark

   Show marketing remark (206 chars)

   Cute as a button features 3 bedrooms,1 1/2 bath,side yard with shed,completely repainted with new carpeting,maintenance free with new vinyl siding,full eat in kitchen,washer,dryer,refrigerator,just move in.

8. 2012-08-27
   historical 215-char remark

   Show marketing remark (215 chars)

   Cute as a button features 3 bedrooms, 1 1/2 bath, side yard with shed, completely repainted with new carpeting, maintenance free with new vinyl siding, full eat in kitchen, washer, dryer, refrigerator, just move in.

9. 2012-06-08
   listed $124,900 Active 206-char remark

   Show marketing remark (215 chars)

   Cute as a button features 3 bedrooms, 1 1/2 bath, side yard with shed, completely repainted with new carpeting, maintenance free with new vinyl siding, full eat in kitchen, washer, dryer, refrigerator, just move in.

10. 2012-06-08
    listed $124,900 215-char remark

    Show marketing remark (215 chars)

    Cute as a button features 3 bedrooms, 1 1/2 bath, side yard with shed, completely repainted with new carpeting, maintenance free with new vinyl siding, full eat in kitchen, washer, dryer, refrigerator, just move in.

11. 1992-06-08
    soldstatus $39,000

ⓘ 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: $4,628 · $386/mo
• Projected year-2 tax: $4,628 · $386/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,985
• − Mortgage interest: −$9,517
• − Property taxes: −$4,628
• − Insurance: −$850
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − Depreciation: −$4,943
• Taxable income: $1,050
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $3,317/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: Pitman Boro School District
• NCES district ID: 3413080
• Math proficiency: 18% ▼ -23.00%
• Reading proficiency: 51% ▼ -6.00%
• Median HH income: $68,957
• Composite: 31.61/100
• National rank: #5946
• State rank: #281 of 472 in NJ

Livability — Pitman

• Score: 78/100
• State rank: #93
• US rank: #2410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pitman, NJ
• City population: 9,407
• Population (ZIP): 9,407

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Black 2% Two or more races 2% Asian 2%
• Common ancestry: Romanian 5% Serbian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Tagalog/Filipino 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: ▼ -108.74%
• Current HPI: 327.9429
• 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

+335.6% since first listed

11 events — show timeline

• 2026-05-05 Pending — BRIGHT MLS
• 2026-04-30 Listed $169,900 BRIGHT MLS
• 2026-04-13 Coming Soon $169,900 BRIGHT MLS
• 2012-10-24 Sold (Public Records) $124,000 Public Records
• 2012-10-18 Sold (MLS) $124,000 BRIGHT MLS
• 2012-10-18 Sold (MLS) $124,000 TREND
• 2012-08-31 Pending — TREND
• 2012-08-27 Listing Removed — BRIGHT MLS
• 2012-06-08 Listed $124,900 TREND
• 2012-06-08 Listed $124,900 BRIGHT MLS
• 1992-06-08 Sold (Public Records) $39,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $4,628 · +2.9% YoY. Source: county tax records.