25-27 East Ave · Quinton, NJ 08072

$224,900

6 bd · 2.0 ba · 2,588 sqft · MultiFamily · 50 Days on market

Built 1900 Fair condition 5,663 sqft lot ↓ 13% 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.0/10.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Tenants are currently on a month to month. Live in one side as the other side helps pay the mortgage. Or rent it in it's entirety. Heat is forced air/oil on 1st & 2nd fl. 3rd floors are electric baseboard heat. Multi-family homes are hard to find in Quinton. This one is priced to sell.

Key facts

• 5,663 sq ft lot
• Built 1900
• Listed 50 days

Property features AI

Finance

• Financial info: Property is operated with month-to-month leases; Two rental units total; both currently leased

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Well water; Municipal trash service
• Home design: Detached structure; Pitched roof; Vinyl siding
• Construction: Vinyl siding construction; Pitched roof; Other foundation details; Above-grade other structures
• Exterior features: Replacement windows; No tidal water

Interior

• Bedrooms: Two 3-bedroom units (both currently leased, month-to-month)
• Flooring: Fully carpeted
• Heating & cooling: Forced air heating; Electric baseboard heating; Window air conditioning units; 100 Amp electric service; Oil and electric heating fuel; Other hot water system
• Interior features: Fully carpeted floors; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $225k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive. Per door: $295/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.

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: 4 active listings in the ZIP; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $218,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 6.9

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: 18.0%
• Equity multiple: 2.03×
• Total profit: $64,700
• Equity at exit: $101,125

10-year hold

• IRR: 19.4%
• Equity multiple: 3.82×
• Total profit: $177,769
• Equity at exit: $155,845

Cash invested: $62,972 (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 08072

• Active inventory: 4
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $2,714 medium
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $590

Break-even live

Break-even rent $1,967

Max offer price $224,900

Occupancy floor 73%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$2,714
Total (2 units)			$2,714

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   status $224,900 Pending 50 DOM
2. 2026-06-04
   days on market $224,900 Active 50 DOM
3. 2026-06-03
   days on market $224,900 Active 49 DOM
4. 2026-06-02
   days on market $224,900 Active 48 DOM
5. 2026-06-01
   days on market $224,900 Active 47 DOM
6. 2026-05-31
   days on market $224,900 Active 46 DOM
7. 2026-05-19
   price $224,900
8. 2026-05-14
   price $229,900
9. 2026-04-15
   listed $239,900 Active
10. 2026-03-31
    historical
11. 2026-02-11
    listed $259,500 Active
12. 2026-01-21
    historical

ⓘ 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 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: $32,568
• − Mortgage interest: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,605
• − Management: −$2,605
• − Depreciation: −$6,543
• Taxable income: $3,719
• Est. tax owed @ 24.0%: −$892
• After-tax cash flow: $6,185/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This multi-family home requires moderate renovations to improve its exterior, interior, and curb appeal, significantly increasing its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn carpet
• Major interior walls/paint — Painted walls with visible wear

Value-add opportunities

• Both Painting and repainting the exterior siding — Enhances curb appeal and value
• Both Replacing worn carpet with new flooring — Improves living space and rental appeal
• Both Painting interior walls and trim — Enhances interior appearance and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls/paint · Painted walls with visible wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting and repainting the exterior siding — Enhances curb appeal and value ↑
• Both Replacing worn carpet with new flooring — Improves living space and rental appeal ↑
• Both Painting interior walls and trim — Enhances interior appearance and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Quinton, NJ
• City population: 173
• Population (ZIP): 173

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: Predominantly White (99%)
• Race & ethnicity: White 99%

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: —
• Current HPI: —
• 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

-13.3% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $224,900 BRIGHT MLS
• 2026-05-14 Price Changed $229,900 BRIGHT MLS
• 2026-04-15 Listed $239,900 BRIGHT MLS
• 2026-03-31 Listing Removed — BRIGHT MLS
• 2026-02-11 Listed $259,500 BRIGHT MLS
• 2026-01-21 Coming Soon — BRIGHT MLS