28 Main St · Fairfield, NJ 08302

$159,900

2 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 58 Days on market

Built 1900 0.52 ac lot Est $165k · at est.

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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).

• Cash flow +16.8/30.0
• ARV discount +8.8/15.0
• 1% rule +5.4/10.0
• DSCR +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HANDYMAN SPECIAL/ INVESTORS! If you are looking for a great deal, here it is! This 2-bedroom, 1-bath sits on 1/2 acre, it has a 1-car detached garage, needs a total renovation, and it's priced to sell. Please call NOW to schedule your showing today!

Key facts

• 0.52 acre lot
• Garage
• Built 1900

Property features AI

Finance

• Other: Ownership: Fee simple; Pets allowed with no pet restrictions

Exterior

• Parking: Detached garage (1 space)
• Utilities: Well water; On-site septic; Natural gas hot water; Electric power (implied)
• Home design: Detached property; Major rehab needed; Year built estimated
• Construction: Frame construction; Other foundation type
• Exterior features: Approximately 0.5 acre lot; Not in a federal flood zone; Above-grade and below-grade structures noted; No tidal water on property

Interior

• Kitchen: Includes standard kitchen (listed rooms include Kitchen)
• Bedrooms: 2 bedrooms on the first upper level
• Flooring: Vinyl; Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Window air conditioning units
• Interior features: Partial basement; Doors with lever handles; Wood-burning fireplace (1)
• Laundry & utility: Hot water provided by natural gas

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Cumberland Regional School District (town): math 10% / reading 28% proficiency, ranked #436 of 472 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fairfield Township School (math 3% / reading 18%, grade F, #1,221 of 1,303 statewide, top 94%, 505 students, 15% FRL); Cumberland Regional High School (math 10% / reading 28%, grade F, #361 of 399 statewide, top 91%, 1,124 students, 40% FRL).
• Market conditions: 203 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y 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 $120k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $164,808
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Fairton Cedarville Rd	0.27mi	2/1.0	1,247 (-5%)	5mo	$157,000	$126	75
25 Ramah Rd	0.34mi	2/1.0	1,424 (+9%)	4mo	$75,000	$53	67
11 Duck Cv	0.17mi	2/1.0	1,420 (+9%)	20mo	$355,000	$250	61
23 Rockville Rd	0.24mi	3/2.0 (+1)	1,200 (-8%)	21mo	$270,000	$225	48
55 Bridgeton Fairton Rd	0.52mi	2/1.0	1,148 (-12%)	23mo	$110,000	$96	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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-19,364
• Equity at exit: $23,842

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-8,172
• Equity at exit: $13,825

Cash invested: $44,772 (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: 203
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$312 /mo · $3,746/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $101

Break-even live

Break-even rent $1,541

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $192	-5% $147	+0% $101	+5% $56	+10% $11
Rent	-10% $-31	-5% $35	+0% $101	+5% $167	+10% $233
Rate	-1.0pp $182	-0.5pp $142	base $101	+0.5pp $60	+1.0pp $18

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-17
   days on market $159,900 Active 58 DOM

   Show marketing remark (249 chars)

   HANDYMAN SPECIAL/ INVESTORS! If you are looking for a great deal, here it is! This 2-bedroom, 1-bath sits on 1/2 acre, it has a 1-car detached garage, needs a total renovation, and it's priced to sell. Please call NOW to schedule your showing today!

2. 2026-06-16
   days on market $159,900 Active 57 DOM
3. 2026-06-15
   days on market $159,900 Active 56 DOM
4. 2026-06-14
   days on market $159,900 Active 54 DOM
5. 2026-06-13
   days on market $159,900 Active 53 DOM
6. 2026-06-10
   days on market $159,900 Active 51 DOM
7. 2026-06-09
   days on market $159,900 Active 50 DOM
8. 2026-06-08
   days on market $159,900 Active 49 DOM
9. 2026-06-07
   days on market $159,900 Active 48 DOM
10. 2026-06-05
    days on market $159,900 Active 45 DOM
11. 2026-06-02
    days on market $159,900 Active 43 DOM
12. 2026-06-01
    days on market $159,900 Active 42 DOM
13. 2026-05-31
    days on market $159,900 Active 41 DOM
14. 2026-05-30
    days on market $159,900 Active 40 DOM
15. 2026-04-20
    listed $159,900 Active 249-char remark

    Show marketing remark (249 chars)

    HANDYMAN SPECIAL/ INVESTORS! If you are looking for a great deal, here it is! This 2-bedroom, 1-bath sits on 1/2 acre, it has a 1-car detached garage, needs a total renovation, and it's priced to sell. Please call NOW to schedule your showing today!

16. 2026-04-20
    listed $159,900 Active 249-char remark

    Show marketing remark (249 chars)

    HANDYMAN SPECIAL/ INVESTORS! If you are looking for a great deal, here it is! This 2-bedroom, 1-bath sits on 1/2 acre, it has a 1-car detached garage, needs a total renovation, and it's priced to sell. Please call NOW to schedule your showing today!

17. 2006-01-10
    soldstatus $120,000
18. 2006-01-06
    soldstatus $120,000

    Show marketing remark (162 chars)

    Total rehab including roof, windows, kitchen w/ appliances, carpeting, flooring. Veiw and access to Rattlesnake Gut River. Fireplace w/ insert. Move in condition.

19. 2006-01-06
    soldstatus $120,000

    Show marketing remark (162 chars)

    Total rehab including roof, windows, kitchen w/ appliances, carpeting, flooring. Veiw and access to Rattlesnake Gut River. Fireplace w/ insert. Move in condition.

20. 2005-10-15
    historical

    Show marketing remark (162 chars)

    Total rehab including roof, windows, kitchen w/ appliances, carpeting, flooring. Veiw and access to Rattlesnake Gut River. Fireplace w/ insert. Move in condition.

21. 2005-10-15
    historical

    Show marketing remark (162 chars)

    Total rehab including roof, windows, kitchen w/ appliances, carpeting, flooring. Veiw and access to Rattlesnake Gut River. Fireplace w/ insert. Move in condition.

22. 2005-09-16
    listed $120,000

    Show marketing remark (162 chars)

    Total rehab including roof, windows, kitchen w/ appliances, carpeting, flooring. Veiw and access to Rattlesnake Gut River. Fireplace w/ insert. Move in condition.

23. 2005-09-13
    listed $124,900
24. 2003-08-21
    soldstatus $38,000
25. 2003-07-30
    historical
26. 2003-06-04
    listed $38,000
27. 2002-08-15
    soldstatus $55,000
28. 2002-08-09
    soldstatus $55,000
29. 2002-07-02
    historical
30. 2001-11-07
    listed $60,000
31. 2000-10-03
    soldstatus $35,000
32. 1994-12-01
    soldstatus $75,000
33. 1991-11-08
    soldstatus $35,000

ⓘ 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: $3,746 · $312/mo
• Projected year-2 tax: $3,864 · $322/mo
• Expected delta: +$118/yr (+$10/mo · 3.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $20,029
• − Mortgage interest: −$8,957
• − Property taxes: −$3,746
• − Insurance: −$800
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$4,652
• Taxable loss: −$1,329
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $1,535/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: Cumberland Regional School District
• NCES district ID: 3403620
• Math proficiency: 10% ▼ -9.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $52,721
• Composite: 17.28/100
• National rank: #9088
• State rank: #436 of 472 in NJ

Livability — Fairfield

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

Census & demographics

• Census place: Fairton, 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

+356.9% since first listed

21 events — show timeline

• 2026-06-17 Listing Removed — BRIGHT MLS
• 2026-06-17 Listing Removed — SJSRMLS
• 2026-04-20 Listed $159,900 BRIGHT MLS
• 2026-04-20 Listed $159,900 SJSRMLS
• 2006-01-10 Sold (Public Records) $120,000 Public Records
• 2006-01-06 Sold (MLS) $120,000 SJSRMLS
• 2006-01-06 Sold (MLS) $120,000 BRIGHT MLS
• 2005-10-15 Listing Removed — SJSRMLS
• 2005-10-15 Listing Removed — BRIGHT MLS
• 2005-09-16 Listed $120,000 BRIGHT MLS
• 2005-09-13 Listed $124,900 SJSRMLS
• 2003-08-21 Sold (MLS) $38,000 BRIGHT MLS
• 2003-07-30 Listing Removed — BRIGHT MLS
• 2003-06-04 Listed $38,000 BRIGHT MLS
• 2002-08-15 Sold (Public Records) $55,000 Public Records
• 2002-08-09 Sold (MLS) $55,000 SJSRMLS
• 2002-07-02 Listing Removed — SJSRMLS
• 2001-11-07 Listed $60,000 SJSRMLS
• 2000-10-03 Sold (Public Records) $35,000 Public Records
• 1994-12-01 Sold (Public Records) $75,000 Public Records
• 1991-11-08 Sold (Public Records) $35,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,746 · +16.6% YoY. Source: county tax records.