100 Martin Luther King Jr · Bridgeton, NJ 08302

$79,500

2 bd · 1.0 ba · 1,080 sqft · Townhouse public records · 23 Days on market

Built 1940 5,328 sqft lot Est $107k · 26% 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 +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Prepped for renovation. Fixer upper. Large twin. Excellent opportunity for a D. I. Y owner occupant or Investor. As-Is Sale. Buyer responsible for Certificate of Occupancy, permits, certifications, due diligence, and any building requirements.

Key facts

• 4 parking spots
• Built 1940
• Listed 23 days

Property features AI

Finance

• Other: Ownership: Fee simple

Exterior

• Parking: Driveway parking; Driveway holds about 4 vehicles; Total of 4 garage and parking spaces
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Main entrance faces northeast
• Construction: Block construction; Block foundation; Year built source: assessor
• Exterior features: Lot approximately 36 x 148; No tidal water; Other structures listed as above grade and below grade

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Baseboard hot water heating; Oil-fired heating
• Interior features: Living room; Dining room; Kitchen; Basement (unfinished)
• Laundry & utility: Hot water system (other type)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 4.9% in Bridgeton — 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 71/100 on livability (#240 in NJ) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: employment D, schools F, crime F.
• Bridgeton City School District (town): math 4% / reading 21% proficiency, ranked #468 of 472 in NJ (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 201 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cumberland County population projected to shrink 7% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $80k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% 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 $78,307 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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 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. 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.
7. 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.
8. 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: 1.91% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.22%
• DSCR: 2.39
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $106,920
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
174 South Ave	0.26mi	2/1.0	1,071 (-1%)	21mo	$100,000	$93	69
27 Church St	0.42mi	2/1.0	990 (-8%)	7mo	$110,000	$111	61
53 Elmer St	0.52mi	3/1.0 (+1)	1,178 (+9%)	1mo	$116,600	$99	55
65 Vine St	0.69mi	2/1.0	1,205 (+12%)	13mo	$115,000	$95	37

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: 26.1%
• Equity multiple: 2.08×
• Total profit: $24,074
• Equity at exit: $11,854

10-year hold

• IRR: 33.8%
• Equity multiple: 4.09×
• Total profit: $68,733
• Equity at exit: $6,874

Cash invested: $22,260 (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 08302

• Home prices YoY: -24.0%
• Active inventory: 201
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$417
• Tax from tax record: −$169 /mo · $2,032/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $579

Break-even live

Break-even rent $784

Max offer price $79,500

Occupancy floor 57%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 N Pearl St Bridgeton, NJ	3.0	2.0	800	$2,500	$3.12	24d	1	0.48mi
105 Atlantic St Apt B2 Bridgeton, NJ	3.0	1.0	1000	$1,500	$1.50	10d	1	0.62mi
105 Atlantic St Apt F1 Bridgeton, NJ	2.0	1.0	1270	$1,500	$1.18	17d	1	0.62mi
114 Wayne Rd Unit 2A Bridgeton, NJ	2.0	1.0	1400	$1,625	$1.16	24d	1	0.92mi
114 Wayne Rd Unit 1A Bridgeton, NJ	1.0	1.0	1200	$1,375	$1.15	24d	1	0.92mi
111 Wayne Rd Bridgeton, NJ	1.0–2.0	1.0	1275	$1,625	$1.27	1d	1	0.93mi

Listing history 15 events

1. 2026-06-18
   days on market $79,500 Active 23 DOM
2. 2026-06-17
   days on market $79,500 Active 22 DOM
3. 2026-06-16
   days on market $79,500 Active 21 DOM
4. 2026-06-15
   days on market $79,500 Active 20 DOM
5. 2026-06-13
   days on market $79,500 Active 18 DOM
6. 2026-06-12
   days on market $79,500 Active 17 DOM
7. 2026-06-09
   days on market $79,500 Active 14 DOM
8. 2026-06-08
   days on market $79,500 Active 13 DOM
9. 2026-06-07
   days on market $79,500 Active 12 DOM
10. 2026-06-04
    days on market $79,500 Active 8 DOM
11. 2026-06-02
    days on market $79,500 Active 7 DOM
12. 2026-06-01
    days on market $79,500 Active 6 DOM
13. 2026-05-31
    days on market $79,500 Active 5 DOM
14. 2026-05-25
    historical $79,500
15. 1994-03-11
    soldstatus $28,000

ⓘ 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: $2,032 · $169/mo
• Projected year-2 tax: $2,032 · $169/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% 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: $18,207
• − Mortgage interest: −$4,453
• − Property taxes: −$2,032
• − Insurance: −$398
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$2,313
• Taxable income: $6,098
• Est. tax owed @ 24.0%: −$1,463
• After-tax cash flow: $5,487/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: Bridgeton City School District
• NCES district ID: 3402250
• Math proficiency: 4% ▼ -8.00%
• Reading proficiency: 21% ▲ 3.00%
• Median HH income: $34,542
• Composite: 10.15/100
• National rank: #9797
• State rank: #468 of 472 in NJ

Livability — Bridgeton

• Score: 71/100
• State rank: #240
• US rank: #6660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeton, NJ
• Population (ZIP): 47,003

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 30% Black 25% Two or more races 19% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 2%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 64% English-only · Spanish 34% Other Indo-European 1%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.94%
• Current HPI: 290.6461
• 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

+183.9% since first listed

2 events — show timeline

• 2026-05-25 Coming Soon $79,500 BRIGHT MLS
• 1994-03-11 Sold (Public Records) $28,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,032 · +9.5% YoY. Source: county tax records.