59-E Spring Hl · Montgomery, NJ 08558

$500,000

None bd · None ba · — sqft · SingleFamily · 1 Days on market

3.60 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Build your dream home on this beautiful 6.82 acre lot. The lot is currently part of one large parcel. The seller will deliver the lot fully sub-divided. Bring your own to build on this perfect subdivision of custom homes. This lot is located near Cherry Valley Country Club community with homes averaging over $1.5 million. Top rated Montgomery Twp. schools, or 10 minutes to the 45 minute commuter train to Wall Street and Manhattan. Located near more than a dozen of the country's best private schools, including Lawrenceville Prep, Princeton Day School, HUN, Pennington, Princeton University, Rider University. LOT CANNOT BE FURTHER SUB-DIVIDED WITHOUT OBTAINING A VARIANCE. Zoned for 5 acre min lot size

Key facts

• 3.6 acre lot
• Lawrenceville prep
• Custom homes

Tags

• 3.6 ACRE LOT
• FULLY SUB-DIVIDED
• CUSTOM HOMES
• MONTGOMERY TWP SCHOOLS
• COMMUTER TRAIN TO WALL STREET
• LAWRENCEVILLE PREP

Property features AI

Finance

• Other: Fee simple ownership; Property condition listed as excellent; Finished above-grade area reported (per assessor)

Exterior

• Parking: Attached garage with three garage spaces; Garage door opener
• Utilities: Well water; Private septic tank; Electric available; Natural gas available; Cable TV available; Natural gas hot water
• Home design: Detached property; Construction not completed
• Construction: Frame construction; Asphalt roof; Other foundation
• Exterior features: Tidal water: No; Other structures both above grade and below grade

Interior

• Kitchen: Gas range / oven; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the main level (entry level)
• Flooring: Hardwood floors
• Bathrooms: Three full bathrooms total; Two full bathrooms on the first upper level; One full bathroom on the main level; One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Open floor plan; Breakfast area; Butler's pantry; Crown moldings; Dining area; Family room adjacent to kitchen; Master bathroom(s); Wood floors
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-3k ($-41k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Montgomery Township School District (rural): math 59% / reading 71% proficiency, ranked #15 of 472 in NJ (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 3% free/reduced lunch — higher-income household profile.
• Market conditions: 44 active listings in the ZIP; 678 units permitted in Somerset County in 2024 (296 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Somerset County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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.

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.00% ✗
• Cap rate: -2.00%
• Cash-on-cash: -29.62%
• DSCR: -0.32
• GRM: 0.0

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Spring Hill Rd	0.40mi	2/2.0	1,686	0mo	$560,000	$332	68
160 Spring Hill Rd	0.49mi	3/2.0	1,452	2mo	$660,000	$455	63
162 Spring Hill Rd	0.47mi	3/2.0	—	9mo	$599,000	—	58
35 Moores Grove Ct	0.30mi	4/3.5	4,899	23mo	$1,565,000	$319	54
200 Spring Hill Rd	0.57mi	3/2.5	2,527	14mo	$589,000	$233	49
40 Sheppards Way	0.68mi	4/4.5	—	9mo	$1,750,000	—	48
37 Blue Heron Way	0.54mi	5/5.5	—	19mo	$2,100,000	—	47
5 Long Way	0.54mi	4/2.5	3,544	20mo	$999,999	$282	45
17 Banyan Rd	0.74mi	4/4.5	3,738	11mo	$1,950,000	$522	43
10 Gaitway Dr	0.74mi	4/3.5	—	11mo	$1,510,000	—	43
40 Gaitway Dr	0.67mi	4/4.0	—	17mo	$1,650,000	—	42
30 Planters Row	0.69mi	5/5.5	—	18mo	$2,150,000	—	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -87.0%
• Equity multiple: -1.15×
• Total profit: $-301,097
• Equity at exit: $74,552

10-year hold

• IRR: —
• Equity multiple: -2.90×
• Total profit: $-545,572
• Equity at exit: $43,231

Cash invested: $140,000 (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 08558

• Home prices YoY: -29.2%
• Active inventory: 44

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-3,455

Break-even live

Break-even rent $4,374

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-3,110	-5% $-3,283	+0% $-3,455	+5% $-3,628	+10% $-3,801
Rent	-10% $-3,455	-5% $-3,455	+0% $-3,455	+5% $-3,455	+10% $-3,455
Rate	-1.0pp $-3,204	-0.5pp $-3,328	base $-3,455	+0.5pp $-3,585	+1.0pp $-3,717

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on marketlisting id $500,000 Active 1 DOM
2. 2026-06-18
   days on market $500,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark

   Show marketing remark (707 chars)

   Build your dream home on this beautiful 6.82 acre lot. The lot is currently part of one large parcel. The seller will deliver the lot fully sub-divided. Bring your own to build on this perfect subdivision of custom homes. This lot is located near Cherry Valley Country Club community with homes averaging over $1.5 million. Top rated Montgomery Twp. schools, or 10 minutes to the 45 minute commuter train to Wall Street and Manhattan. Located near more than a dozen of the country's best private schools, including Lawrenceville Prep, Princeton Day School, HUN, Pennington, Princeton University, Rider University. LOT CANNOT BE FURTHER SUB-DIVIDED WITHOUT OBTAINING A VARIANCE. Zoned for 5 acre min lot size

4. 2026-06-16
   listed $500,000 Active 1 DOM

   Show marketing remark (707 chars)

   Build your dream home on this beautiful 6.82 acre lot. The lot is currently part of one large parcel. The seller will deliver the lot fully sub-divided. Bring your own to build on this perfect subdivision of custom homes. This lot is located near Cherry Valley Country Club community with homes averaging over $1.5 million. Top rated Montgomery Twp. schools, or 10 minutes to the 45 minute commuter train to Wall Street and Manhattan. Located near more than a dozen of the country's best private schools, including Lawrenceville Prep, Princeton Day School, HUN, Pennington, Princeton University, Rider University. LOT CANNOT BE FURTHER SUB-DIVIDED WITHOUT OBTAINING A VARIANCE. Zoned for 5 acre min lot size

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $0
• − Mortgage interest: −$28,008
• − Property taxes: −$7,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$14,545
• Taxable loss: −$52,553
• Est. tax savings @ 24.0%: +$12,613
• After-tax cash flow: $-28,852/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: Montgomery Township School District
• NCES district ID: 3410590
• Math proficiency: 59% ▼ -17.00%
• Reading proficiency: 71% ▼ -7.00%
• Median HH income: $152,313
• Composite: 64.96/100
• National rank: #506
• State rank: #15 of 472 in NJ

Livability — Montgomery

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

Census & demographics

• Population (ZIP): 7,236

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 356,675 people
• By 2030: 367,194 · +2.9%
• By 2040: 386,571 · +8.4%
• By 2050: 401,708 · +12.6%
• By 2075: 438,898 · +23.1%
• By 2100: 448,170 · +25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Asian 26% Black 7% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Cuban 2% Dominican 2%
• Common ancestry: Romanian 6% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 26% · China, Canada, South Korea
• Languages at home: 71% English-only · Chinese 10% Other Indo-European 8% Other Asian/Pacific 5%

Political lean MEDSL · Somerset

• 2024 margin: D (+13.9) · D 55.7% · R 41.8% · Other 2.5%
• 2008→2024 swing: +7.8pp toward D · 2008: 6.1pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+21.0 2016: D+12.4 2012: D+5.2 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.27%
• Current HPI: 237.858
• 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

-61.5% since first listed

34 events — show timeline

• 2026-06-16 Listed $500,000 BRIGHT MLS
• 2026-06-16 Listed $500,000 BRIGHT MLS
• 2026-06-16 Listed $500,000 BRIGHT MLS
• 2025-06-03 Listing Removed — BRIGHT MLS
• 2025-06-03 Listing Removed — BRIGHT MLS
• 2025-06-03 Listing Removed — BRIGHT MLS
• 2025-06-03 Listing Removed — BRIGHT MLS
• 2025-06-03 Listing Removed — BRIGHT MLS
• 2024-12-03 Listed $500,000 BRIGHT MLS
• 2024-12-03 Listed $850,000 BRIGHT MLS
• 2024-12-03 Listed $1,500,000 BRIGHT MLS
• 2024-12-03 Listed $1,550,000 BRIGHT MLS
• 2024-12-03 Listed $500,000 BRIGHT MLS
• 2024-07-01 Listing Removed — BRIGHT MLS
• 2024-07-01 Listing Removed — BRIGHT MLS
• 2024-07-01 Listing Removed — BRIGHT MLS
• 2024-07-01 Listing Removed — BRIGHT MLS
• 2024-07-01 Listing Removed — BRIGHT MLS
• 2023-05-17 Listed $1,550,000 BRIGHT MLS
• 2023-05-17 Listed $1,500,000 BRIGHT MLS
• 2023-05-01 Relisted — BRIGHT MLS
• 2023-05-01 Listed $500,000 BRIGHT MLS
• 2023-05-01 Listed $500,000 BRIGHT MLS
• 2023-03-13 Contingent — BRIGHT MLS
• 2023-02-25 Pending — BRIGHT MLS
• 2023-02-02 Listed $850,000 BRIGHT MLS
• 2016-08-30 Listing Removed — BRIGHT MLS
• 2015-05-15 Listed $959,900 BRIGHT MLS
• 2015-05-10 Listing Removed — BRIGHT MLS
• 2014-10-14 Listed $949,900 BRIGHT MLS
• 2014-10-13 Listing Removed — BRIGHT MLS
• 2014-10-13 Listing Removed — BRIGHT MLS
• 2013-02-19 Listed $935,000 BRIGHT MLS
• 2013-02-19 Listed $1,300,000 BRIGHT MLS