221 Quinton Marlboro Rd · Quinton, NJ 08079

$120,000

3 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 11 Days on market

Built 1900 10,402 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Attention Investors and Rehabbers! Packed with potential, this property offers the perfect opportunity to renovate, restore, and build equity. Step back in time and discover the charm of this historic home built in 1900 located on the Quinton Marlboro Road in historic Quinton Township, Salem County. Rich in character and local history, the property features a unique front-step concrete marker etched with the name of a former United States Secretary of the Treasury--a rare conversation piece and a fascinating connection to America's past. This property offers 3 bedrooms, forced air heat (oil), propane gas hot water heater (newer), a full basement and a spacious yard with plenty of room for

Key facts

• Spacious yard
• Historic home
• 0.24 acre lot

Tags

• HISTORIC HOME
• SPACIOUS YARD

Property features AI

Finance

• Other: Full basement with outside entrance and sump pump; Above-grade finished area reported by assessor

Exterior

• Parking: Asphalt and stone driveways; Driveway parking; Two driveway spaces (total garage and parking spaces: 2)
• Utilities: Well water; Cesspool sewer; Propane for hot water; Oil heating fuel; Electric service with circuit breakers
• Home design: Detached structure; Frame construction; Shingle roof; Brick/mortar foundation; Double-hung, wood-frame storm windows; Lot roughly 106 x 260 (estimated); Not in a federal flood zone; Fee simple ownership
• Construction: Built (year source: assessor); Frame construction; Shingle roof; Brick/mortar foundation
• Exterior features: Gutter system; Porch(es); Shed; Property backs to trees

Interior

• Kitchen: Stove; Range hood; Refrigerator; Microwave
• Bedrooms: One bedroom on the main level; Two bedrooms on the upper level
• Flooring: Tile/brick; Carpet; Wood; Vinyl; Laminate
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating (oil); Window air conditioning units; Electric cooling; Circuit breaker electrical service; Propane hot water
• Interior features: Attic; Tub with shower; Combination kitchen and dining area; Family room off kitchen; Water treatment system; Paneled and plaster walls
• Laundry & utility: Washer and dryer; Laundry located on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

Location & tenants

• Location reads 60/100 on livability (#478 in NJ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: amenities F, commute F, health & safety F.
• Quinton Township School District (rural): math 45% / reading 55% proficiency, ranked #374 of 612 in NJ (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 100 active listings in the ZIP; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $374 of equity ($830 loan paydown + $-456 appreciation (-0.4% local appreciation)).
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $120,000

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.62% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.91%
• DSCR: 2.02
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.05×
• Total profit: $35,282
• Equity at exit: $32,580

10-year hold

• IRR: 26.7%
• Equity multiple: 3.89×
• Total profit: $96,988
• Equity at exit: $37,399

Cash invested: $33,600 (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 08079

• Home prices YoY: -0.1%
• Active inventory: 100
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$216 /mo · $2,596/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $641

Break-even live

Break-even rent $1,134

Max offer price $120,000

Occupancy floor 62%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $120,000 Active 11 DOM
2. 2026-06-17
   days on market $120,000 Active 10 DOM
3. 2026-06-16
   days on market $120,000 Active 9 DOM
4. 2026-06-15
   days on market $120,000 Active 8 DOM
5. 2026-06-13
   days on market $120,000 Active 6 DOM
6. 2026-06-09
   days on market $120,000 Active 2 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $120,000 Active 1 DOM

ⓘ 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: $2,596 · $216/mo
• Projected year-2 tax: $2,792 · $233/mo
• Expected delta: +$196/yr (+$16/mo · 7.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥102°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 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,347
• − Mortgage interest: −$6,722
• − Property taxes: −$2,596
• − Insurance: −$600
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$3,491
• Taxable income: $6,203
• Est. tax owed @ 24.0%: −$1,489
• After-tax cash flow: $6,208/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: Quinton Township School District
• NCES district ID: 3413500
• Math proficiency: 45% ▼ -3.00%
• Reading proficiency: 55% ▲ 2.00%
• Median HH income: $62,197
• Composite: 45.94/100
• National rank: #5537
• State rank: #374 of 612 in NJ

Livability — Quinton

• Score: 60/100
• State rank: #478
• US rank: #18522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Salem County · 24,175 people
• City population: 10,762
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 10,762
• Household income: $54,641
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 663.0

Population outlook (Salem County) Hauer SSP2

• Today (2025): 59,905 people
• By 2030: 57,351 · -4.3%
• By 2040: 51,837 · -13.5%
• By 2050: 46,356 · -22.6%
• By 2075: 36,452 · -39.2%
• By 2100: 28,907 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 59% Black 31% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Salem

• 2024 margin: R (+19.2) · D 39.6% · R 58.8% · Other 1.6%
• 2008→2024 swing: -23.1pp toward R · 2008: 3.9pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+12.8 2016: R+15.4 2012: D+0.8 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.38%
• Current HPI: 258.0047
• 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

1 event — show timeline

• 2026-06-07 Listed $120,000 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2025): $2,596 · +1.3% YoY. Source: county tax records.