1908 North Ave · Port Norris, NJ 08349

$187,500

3 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 61 Days on market

Built 1920 6,996 sqft lot $118/sqft · 9% below area Est $205k · 9% 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 +15.8/30.0
• ARV discount +11.4/15.0
• DSCR +4.9/10.0
• Appreciation +4.8/10.0
• 1% rule +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Welcome to 1908 North Ave – a beautifully renovated home designed for modern living! This stunning residence has been completely updated with brand-new finishes throughout, including gorgeous new flooring, a stylish kitchen with contemporary upgrades, and elegantly remodeled bathrooms. There is also a new septic. Every detail has been thoughtfully designed to create a space that feels fresh, inviting, and move-in ready. Don’t miss your chance to make this exceptional home your own—schedule a showing today!

Key facts

• Renovated home
• New septic
• New flooring

Tags

• RENOVATED HOME
• NEW FLOORING
• STYLISH KITCHEN
• REMODELED BATHROOMS
• NEW SEPTIC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (5.1% below list).
• Recommended offer: $176k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#508 in NJ) — a working-class tenant base; expect higher turnover. Strengths: crime A+; Watch: schools F, amenities F, commute F.
• Commercial Township School District (rural): math 5% / reading 29% proficiency, ranked #449 of 472 in NJ (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $611 of equity ($1k loan paydown + $-685 appreciation (-0.4% local appreciation)).
• 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 61 days — a 6% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $188k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.95% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 8.8

CMA / ARV

• ARV (median comp): $205,311
• List price: $187,500
• Delta: -8.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6817 Brown St	0.29mi	3/1.0	1,584 (0%)	1mo	$60,000	$38	86
6704 Chestnut St	0.42mi	3/1.0	1,618 (+2%)	6mo	$51,000	$32	72
1679 Main St	0.53mi	3/1.0	1,571 (-1%)	5mo	$50,000	$32	70
2533 High St	0.43mi	3/1.5	1,686 (+6%)	2mo	$261,000	$155	66
2406 Market St	0.42mi	4/1.0 (+1)	1,544 (-2%)	8mo	$135,000	$87	64
6824 Brown St	0.26mi	3/1.5	1,688 (+7%)	17mo	$275,000	$163	61
6610 Brown St	0.46mi	3/2.0	1,524 (-4%)	14mo	$302,000	$198	56
2310 Bacon St	0.49mi	3/2.0	1,508 (-5%)	13mo	$276,000	$183	54
2400 Maurice St	0.22mi	4/3.0 (+1)	1,736 (+10%)	9mo	$338,000	$195	53
2409 Market St	0.44mi	3/2.0	1,464 (-8%)	13mo	$245,000	$167	52
2311 Church St	0.58mi	3/2.0	1,456 (-8%)	5mo	$290,000	$199	51
6311 Brown St	0.68mi	3/1.0	1,736 (+10%)	11mo	$147,500	$85	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.94×
• Total profit: $-3,203
• Equity at exit: $51,044

10-year hold

• IRR: 4.7%
• Equity multiple: 1.48×
• Total profit: $25,428
• Equity at exit: $58,707

Cash invested: $52,500 (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 08349

• Home prices YoY: -0.2%
• Active inventory: 24
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,779 medium
• Mortgage (P&I): −$983
• Tax from tax record: −$259 /mo · $3,103/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $85

Break-even live

Break-even rent $1,671

Max offer price $187,500

Occupancy floor 90%

Sensitivity live

Price	-10% $191	-5% $138	+0% $85	+5% $32	+10% $-21
Rent	-10% $-55	-5% $15	+0% $85	+5% $156	+10% $226
Rate	-1.0pp $180	-0.5pp $133	base $85	+0.5pp $37	+1.0pp $-13

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-17
   status $187,500 Pending 61 DOM
2. 2026-06-16
   days on market $187,500 Active 61 DOM
3. 2026-06-15
   days on market $187,500 Active 60 DOM
4. 2026-06-14
   days on market $187,500 Active 58 DOM
5. 2026-06-13
   days on market $187,500 Active 57 DOM
6. 2026-06-10
   days on market $187,500 Active 55 DOM
7. 2026-06-09
   days on market $187,500 Active 54 DOM
8. 2026-06-08
   days on market $187,500 Active 53 DOM
9. 2026-06-07
   days on market $187,500 Active 52 DOM
10. 2026-06-02
    days on market $187,500 Active 47 DOM
11. 2026-06-01
    days on market $187,500 Active 46 DOM
12. 2026-05-31
    days on market $187,500 Active 45 DOM
13. 2026-05-30
    days on market $187,500 Active 44 DOM
14. 2026-05-04
    price $190,000 529-char remark

    Show marketing remark (529 chars)

    Welcome to 1908 North Ave – a beautifully renovated home designed for modern living! This stunning residence has been completely updated with brand-new finishes throughout, including gorgeous new flooring, a stylish kitchen with contemporary upgrades, and elegantly remodeled bathrooms. There is also a new septic. Every detail has been thoughtfully designed to create a space that feels fresh, inviting, and move-in ready. Don’t miss your chance to make this exceptional home your own—schedule a showing today!

15. 2026-04-16
    listed $200,000 Active 529-char remark

    Show marketing remark (529 chars)

    Welcome to 1908 North Ave – a beautifully renovated home designed for modern living! This stunning residence has been completely updated with brand-new finishes throughout, including gorgeous new flooring, a stylish kitchen with contemporary upgrades, and elegantly remodeled bathrooms. There is also a new septic. Every detail has been thoughtfully designed to create a space that feels fresh, inviting, and move-in ready. Don’t miss your chance to make this exceptional home your own—schedule a showing today!

16. 2025-12-17
    status Pending
17. 2025-12-17
    historical
18. 2025-12-11
    historical $1,825
19. 2025-12-04
    price $1,825
20. 2025-10-30
    status Active
21. 2025-10-22
    price $1,900
22. 2025-09-24
    historical Active Under Contract
23. 2025-09-19
    listed $2,000
24. 2025-07-29
    status Active
25. 2025-07-03
    status Pending
26. 2025-06-18
    price $199,000
27. 2025-04-23
    price $205,000
28. 2025-04-03
    price $214,000
29. 2025-03-26
    price $219,999
30. 2025-03-10
    listed $229,999 Active
31. 2024-12-20
    soldstatus $70,000 Closed
32. 2024-11-27
    status Pending
33. 2024-11-20
    listed $69,900 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: $3,103 · $259/mo
• Projected year-2 tax: $3,886 · $324/mo
• Expected delta: +$783/yr (+$65/mo · 25.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,347
• − Mortgage interest: −$10,503
• − Property taxes: −$3,103
• − Insurance: −$938
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$5,455
• Taxable loss: −$2,067
• Est. tax savings @ 24.0%: +$496
• After-tax cash flow: $1,520/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: Commercial Township School District
• NCES district ID: 3403480
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 29% ▲ 10.00%
• Median HH income: $45,143
• Composite: 14.86/100
• National rank: #9378
• State rank: #449 of 472 in NJ

Livability — Port Norris

• Score: 58/100
• State rank: #508
• US rank: #21543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Norris, NJ
• City population: 2,400
• Population (ZIP): 2,400

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 19% Hispanic / Latino 9% Two or more races 7% Native American 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Slovak 11% Romanian 5% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -0.37%
• Current HPI: 177.1561
• 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

+171.8% since first listed

20 events — show timeline

• 2026-05-04 Price Changed $190,000 BRIGHT MLS
• 2026-04-16 Listed $200,000 BRIGHT MLS
• 2025-12-17 Pending — BRIGHT MLS
• 2025-12-17 Listing Removed — BRIGHT MLS
• 2025-12-11 Rental Removed $1,825 APPFOLIO
• 2025-12-04 Price Changed $1,825 APPFOLIO
• 2025-10-30 Relisted — BRIGHT MLS
• 2025-10-22 Price Changed $1,900 APPFOLIO
• 2025-09-24 Contingent — BRIGHT MLS
• 2025-09-19 Listed for Rent $2,000 APPFOLIO
• 2025-07-29 Relisted — BRIGHT MLS
• 2025-07-03 Pending — BRIGHT MLS
• 2025-06-18 Price Changed $199,000 BRIGHT MLS
• 2025-04-23 Price Changed $205,000 BRIGHT MLS
• 2025-04-03 Price Changed $214,000 BRIGHT MLS
• 2025-03-26 Price Changed $219,999 BRIGHT MLS
• 2025-03-10 Listed $229,999 BRIGHT MLS
• 2024-12-20 Sold (MLS) $70,000 BRIGHT MLS
• 2024-11-27 Pending — BRIGHT MLS
• 2024-11-20 Listed $69,900 BRIGHT MLS

Property tax history

+3.6%/yr

Latest (2025): $3,103 · +4.8% YoY. Source: county tax records.