120 Meriline · Trenton, NJ 08648

$250,000

3 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 13 Days on market

Built 1960 5,602 sqft lot Est $381k · 34% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.2/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Set on a residential street in Lawrence Township, 120 Meriline Ave offers a fabulous opportunity to reimagine a single-family home with some fundamentals already in place. The layout includes 3 bedrooms, hardwood floors, and a full unfinished basement with added storage and future-use potential. 1,244 square feet of interior space provides a solid canvas for updates, redesign, or restoration, offering flexibility for buyers looking to bring new life to a home in an established neighborhood.

Key facts

• 5,602 sq ft lot
• Built 1960
• Listed 13 days

Property features AI

Finance

• Other: Kick-out clause applies (5 days)
• Financial info: Ownership is fee simple

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Detached home
• Construction: Wood siding; Block foundation; Year built per assessor
• Exterior features: Lot dimensions approximately 80' x 70'; Not in a federal flood zone; Above-grade and below-grade structures noted; Pets allowed with no pet restrictions

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced-air heating; Oil-fired heat; Electric hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.0% vs local median 6.3% in Trenton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#133 in NJ, #3,533 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools F, crime F, employment F.
• Lawrence Township Public School District (suburban): math 24% / reading 52% proficiency, ranked #217 of 472 in NJ (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.0%/yr); 119 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).

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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $250,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.12% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $380,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Meriline	0.16mi	3/1.0	1,230 (-1%)	10mo	$330,000	$268	82
31 Gainsboro	0.54mi	3/1.5	1,232 (-1%)	1mo	$475,000	$386	70
50 Altamawr	0.18mi	3/1.0	1,370 (+10%)	9mo	$455,000	$332	67
13 Craigie Ave	0.41mi	3/1.0	1,348 (+8%)	9mo	$173,900	$129	59
140 Gainsboro	0.40mi	3/2.0	1,345 (+8%)	6mo	$405,990	$302	59
33 Sherbrooke Rd	0.70mi	3/1.0	1,336 (+7%)	2mo	$325,000	$243	53
62 Zoar Ave	0.18mi	3/2.0	1,104 (-11%)	20mo	$395,000	$358	52
15 Kilmer Dr	0.65mi	3/1.0	1,166 (-6%)	9mo	$351,000	$301	52
15 Renee	0.58mi	3/2.0	1,168 (-6%)	11mo	$465,000	$398	50
171 Drift Ave	0.57mi	2/1.0 (-1)	1,142 (-8%)	9mo	$350,000	$306	47
106 Review Ave	0.70mi	3/2.0	1,092 (-12%)	2mo	$460,000	$421	41
39 Forrest	0.31mi	2/1.0 (-1)	1,080 (-13%)	22mo	$299,000	$277	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.63×
• Total profit: $-26,010
• Equity at exit: $37,276

10-year hold

• IRR: -6.4%
• Equity multiple: 0.65×
• Total profit: $-24,712
• Equity at exit: $21,615

Cash invested: $70,000 (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 08648

• Rents YoY: -0.0%
• Active inventory: 119
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,789 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$434 /mo · $5,203/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $354

Break-even live

Break-even rent $2,340

Max offer price $250,000

Occupancy floor 82%

Sensitivity live

Price	-10% $496	-5% $425	+0% $354	+5% $283	+10% $213
Rent	-10% $134	-5% $244	+0% $354	+5% $464	+10% $574
Rate	-1.0pp $480	-0.5pp $418	base $354	+0.5pp $289	+1.0pp $223

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
550 Lawrenceville Rd Lawrence Township, NJ	1.0–2.0	1.0	910	$1,655	$1.82	22d	1	0.73mi
2140 Princeton Pike Lawrenceville, NJ	2.0	1.0	952	$2,700	$2.84	22d	1	0.75mi
11 Heath St Ewing, NJ	3.0	1.0	1038	$2,850	$2.75	14d	1	0.91mi
756 Cherry Tree Ln Lawrence Township, NJ	2.0	1.0	1207	$2,200	$1.82	14d	1	1.06mi
1000 Stewards Crossing Way Trenton, NJ	1.0–3.0	1.0–2.0	973	$3,193	$3.28	14d	10	1.17mi
1208 Colts Cir Unit F Lawrence Township, NJ	2.0	2.0	1133	$2,300	$2.03	22d	1	1.46mi
1040 Indiana Ave Trenton, NJ	3.0	1.0	1232	$2,950	$2.39	14d	1	1.47mi

Listing history 4 events

1. 2026-06-03
   status $250,000 Pending 13 DOM
2. 2026-04-29
   historical Active Under Contract
3. 2026-04-17
   listed $250,000 Active
4. 2026-04-16
   historical $250,000

ⓘ 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: $5,203 · $434/mo
• Projected year-2 tax: $5,714 · $476/mo
• Expected delta: +$511/yr (+$43/mo · 9.8%)

ⓘ 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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,463
• − Mortgage interest: −$14,004
• − Property taxes: −$5,203
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,677
• − Management: −$2,677
• − Depreciation: −$7,273
• Taxable income: $379
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $4,159/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: Lawrence Township Public School District
• NCES district ID: 3408400
• Math proficiency: 24% ▼ -20.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $89,210
• Composite: 36.47/100
• National rank: #4661
• State rank: #217 of 472 in NJ

Livability — Trenton

• Score: 76/100
• State rank: #133
• US rank: #3533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mercer County · 327,655 people
• City population: 177,819
• Metro: Trenton-Princeton, NJ
• Population (ZIP): 31,323
• Household income: $125,514
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 724.0

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 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 16% Asian 14% Black 12% Two or more races 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 10% Scotch-Irish 2% Italian 1%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 66% English-only · Spanish 12% Other Indo-European 6% Russian/Polish/Slavic 6%

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: ▼ -323.66%
• Current HPI: 260.9615
• Rent YoY: ▬ -0.01%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-29 Contingent — BRIGHT MLS
• 2026-04-17 Listed $250,000 BRIGHT MLS
• 2026-04-16 Coming Soon $250,000 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2025): $5,203 · +2.2% YoY. Source: county tax records.