1053 Clayton Rd · Williamstown, NJ 08094

$249,900

4 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 110 Days on market

Built 1950 1.00 ac lot ↓ 9% since listing

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors, this is your chance to hit the mark with a great rural property. Large 1848 sq ft rancher with 4 BR, 2 bath, on one full acre. Good bones, needs TLC. Great location. There are lots of buyers looking for upper-level homes like this with land in that neck of the woods. Property is being sold on an "as is, where is" and "with all faults" basis. All repairs, inspections and all certifications, such as CO inspections, are at the sole responsibility of the buyer. Please also see the attached document section for the Seller "Addendum to Real Estate Purchase Contract", which will be part of all purchase agreements. Unknown condition of septic.

Key facts

• Large rancher
• Great location
• One full acre

Tags

• LARGE RANCHER
• ONE FULL ACRE
• GREAT LOCATION

Property features AI

Finance

• Other: Year built source: Assessor; Living area source: Assessor
• Financial info: Ownership: Fee simple
• HOA & community: No HOA details provided

Exterior

• Parking: Driveway parking (4 spaces total; driveway has 4 spaces)
• Security: No security details provided
• Utilities: Well water; On-site septic system; Electric cooling fuel; Natural gas available for heating and hot water
• Home design: Detached home; Above-grade finished area listed as 1,848 (source: assessor)
• Construction: Frame construction; Crawl space foundation; Other structures listed above and below grade; Pets not allowed
• Exterior features: Not located in a federal flood zone; Tidal water: No

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 4 bedrooms on the main level
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Hot water heating; Natural gas fuel for heating and hot water; Window air conditioning units (electric)
• Interior features: Fireplace (1); 8 total rooms; Main level has 4 bedrooms; Main level has 2 full bathrooms; No basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.9% in Williamstown — 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 69/100 on livability (#289 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oak Knoll Elementary School (math 23% / reading 44%, grade F, #647 of 1,303 statewide, top 50%, 641 students, 26% FRL); Williamstown Middle School (math 18% / reading 43%, grade F, #303 of 431 statewide, top 72%, 1,819 students, 30% FRL); Williamstown High School (math 21% / reading 50%, grade F, #234 of 399 statewide, top 59%, 1,782 students, 26% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 270 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 43% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $227,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.39% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.13%
• DSCR: 1.58
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $8,482
• Equity at exit: $37,261

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $71,017
• Equity at exit: $21,607

Cash invested: $69,972 (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 08094

• Active inventory: 270
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,467 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$559 /mo · $6,705/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $766

Break-even live

Break-even rent $2,498

Max offer price $249,900

Occupancy floor 73%

Sensitivity live

Price	-10% $907	-5% $837	+0% $766	+5% $695	+10% $624
Rent	-10% $492	-5% $629	+0% $766	+5% $903	+10% $1,040
Rate	-1.0pp $892	-0.5pp $829	base $766	+0.5pp $701	+1.0pp $635

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
385 N Tuckahoe Rd Unit 969 Williamstown, NJ	3.0	2.5	1500	$2,999	$2.00	26d	1	0.49mi
969 Woodview Ct Williamstown, NJ	3.0	2.5	1500	$2,999	$2.00	22d	1	0.50mi
945 Woodview Ct Williamstown, NJ	3.0	2.5	1500	$2,999	$2.00	24d	1	0.51mi

Listing history 17 events

1. 2026-06-21
   days on market $249,900 Active 110 DOM
2. 2026-06-18
   days on market $249,900 Active 107 DOM
3. 2026-06-17
   days on market $249,900 Active 106 DOM
4. 2026-06-16
   days on market $249,900 Active 105 DOM
5. 2026-06-15
   days on market $249,900 Active 104 DOM
6. 2026-06-13
   days on market $249,900 Active 102 DOM
7. 2026-06-09
   days on market $249,900 Active 98 DOM
8. 2026-06-08
   days on market $249,900 Active 97 DOM
9. 2026-06-07
   days on market $249,900 Active 96 DOM
10. 2026-06-04
    days on market $249,900 Active 93 DOM
11. 2026-06-03
    days on market $249,900 Active 92 DOM
12. 2026-06-02
    days on market $249,900 Active 91 DOM
13. 2026-06-01
    days on market $249,900 Active 90 DOM
14. 2026-05-31
    days on market $249,900 Active 89 DOM
15. 2026-05-20
    price $249,900
16. 2026-04-11
    price $264,900
17. 2026-03-03
    listed $274,900 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: $6,705 · $559/mo
• Projected year-2 tax: $6,705 · $559/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,608
• − Mortgage interest: −$13,998
• − Property taxes: −$6,705
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,329
• − Management: −$3,329
• − Depreciation: −$7,270
• Taxable income: $5,728
• Est. tax owed @ 24.0%: −$1,375
• After-tax cash flow: $7,815/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Williamstown

• Score: 69/100
• State rank: #289
• US rank: #8603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 41,595
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 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: ▼ -213.12%
• Current HPI: 278.3849
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

-9.1% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $249,900 BRIGHT MLS
• 2026-04-11 Price Changed $264,900 BRIGHT MLS
• 2026-03-03 Listed $274,900 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2025): $6,705 · +2.9% YoY. Source: county tax records.