92 N Union St · Lambertville, NJ 08530

$950,000

5 bd · 1.5 ba · 3,270 sqft · SingleFamily public records · 7 Days on market

Built 1890 2,666 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
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set along one of Lambertville's most treasured streets, this impeccably cared-for three-story brick Victorian half duplex blends timeless architectural beauty with thoughtful updates. A striking Victorian turret, ornate exterior details, welcoming front and side porches, antique low iron fencing, mature trees, and established gardens create a truly special setting. A brick walkway leads to the spacious rear brick patio and pergola, offering a peaceful outdoor retreat. Inside, rich character and craftsmanship shine throughout. Beautiful double wood entry doors open into a vestibule with refined tile flooring. Original wood moldings, deep-set windows, hardwood flooring, & sun-filled rooms create a warm and inviting atmosphere across all three levels. The 1st floor offers a formal living room, sitting room, formal dining room, spacious kitchen, & updated laundry/powder room (2023). The kitchen features an artisan tile backsplash, solid cherry beaded inset cabinetry, and a rear staircase leading to the 2nd level. Upstairs are three generously sized bedrooms, a full bath, spacious walk-in closet, and two additional third-floor bedrooms with abundant storage space. Recent updates include a new second-story shingled roof (2025), new furnace & two new oil tanks (2024), sixteen new Marvin storm windows (2023), updated laundry/powder room (2023), & new hot water heater (2022). Ideally located near the canal towpath & just moments from the restaurants, galleries, caf s, antique shops.

Key facts

• Built 1890
• Listed 7 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Above-ground utilities
• Home design: Semi-detached property; Fee simple ownership
• Construction: Brick construction; Stone foundation; Asphalt and slate roof; Double-hung, storm, wood-frame windows; Basement: unfinished
• Exterior features: Gutter system; Sidewalks; Porch(es) with brick; Decorative, privacy, wrought iron, and wood fencing

Interior

• Kitchen: Dishwasher; Built-in microwave; Electric oven/range; Refrigerator
• Bedrooms: Three bedrooms on the first upper level; Two bedrooms on the second upper level
• Flooring: Hardwood; Wood; Tile/brick
• Bathrooms: One full bathroom (upper levels); One half bathroom on the main level
• Heating & cooling: Radiator heating (oil-fired); Window air conditioning units (electric)
• Interior features: Additional stairway; Attic; Tub with shower; Country-style kitchen; Walk-in closet(s); Plaster walls; Double entry doors; Other interior features
• Laundry & utility: Front-loading washer; Front-loading electric dryer; Washer and dryer in unit; Main floor laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $950k.

Deal economics

• At list price, monthly cash flow is $9k ($108k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $950k).
• Cap rate 17.7% vs local median 4.7% in Lambertville — 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 74/100 on livability (#168 in NJ, #4,460 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute F, cost of living F.
• South Hunterdon Regional School District (rural): math 13% / reading 43% proficiency, ranked #335 of 472 in NJ (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Lambertville Public School (math 17% / reading 37%, grade F, #795 of 1,303 statewide, top 64%, 221 students, 34% FRL); South Hunterdon Regional High School (math 14% / reading 42%, grade F, #304 of 399 statewide, top 77%, 417 students, 25% FRL) — zoned schools average 29% FRL vs 14% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 389 units permitted in Hunterdon County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $28k of value loss. Plan a longer hold.
• Hunterdon County population projected to shrink 8% 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 $266k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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.
• Current owner paid $410k; list at $950k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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.

Recommended offer $950,000

Questions for the listing agent

1. Built in 1890 — 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: 2.09% ✓
• Cap rate: 17.70%
• Cash-on-cash: 40.74%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $4,205,220
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 N Main St	0.36mi	4/4.0 (-1)	3,336 (+2%)	0mo	$4,900,000	$1,469	65
130 N Main St Unit B	0.36mi	4/3.5 (-1)	3,111 (-5%)	8mo	$4,000,000	$1,286	56
N Main St	0.57mi	5/3.0	3,200 (-2%)	20mo	$1,315,000	$411	47
130 N Main St Unit C	0.36mi	4/5.0 (-1)	3,700 (+13%)	6mo	$6,540,500	$1,768	38
95 W Mechanic St	0.69mi	4/3.5 (-1)	2,800 (-14%)	21mo	$900,000	$321	14

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: 37.2%
• Equity multiple: 2.58×
• Total profit: $421,588
• Equity at exit: $141,648

10-year hold

• IRR: 43.8%
• Equity multiple: 5.17×
• Total profit: $1,109,220
• Equity at exit: $82,139

Cash invested: $266,000 (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 08530

• Active inventory: 52
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $19,883 medium
• Mortgage (P&I): −$4,982
• Tax from tax record: −$1,300 /mo · $15,594/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,175
• Net cashflow: $9,031

Break-even live

Break-even rent $8,452

Max offer price $950,000

Occupancy floor 50%

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Arnett Ave Unit 1380124P Lambertville, NJ	4.0	2.0	2497	$25,101	$10.05	44d	1	0.41mi
242 S Sugan Rd New Hope, PA	5.0	2.0	2744	$4,500	$1.64	1d	1	1.33mi

Listing history 16 events

1. 2026-06-07
   status $950,000 Pending 7 DOM
2. 2026-06-04
   days on market $950,000 Active 7 DOM
3. 2026-06-03
   days on market $950,000 Active 6 DOM
4. 2026-06-02
   days on market $950,000 Active 5 DOM
5. 2026-06-01
   days on market $950,000 Active 4 DOM
6. 2026-05-31
   days on market $950,000 Active 3 DOM
7. 2026-05-29
   listed $950,000 Active 1518-char remark

   Show marketing remark (1518 chars)

   Set along one of Lambertville's most treasured streets, this impeccably cared-for three-story brick Victorian half duplex blends timeless architectural beauty with thoughtful updates. A striking Victorian turret, ornate exterior details, welcoming front and side porches, antique low iron fencing, mature trees, and established gardens create a truly special setting. A brick walkway leads to the spacious rear brick patio and pergola, offering a peaceful outdoor retreat. Inside, rich character and craftsmanship shine throughout. Beautiful double wood entry doors open into a vestibule with refined tile flooring. Original wood moldings, deep-set windows, hardwood flooring, & sun-filled rooms create a warm and inviting atmosphere across all three levels. The 1st floor offers a formal living room, sitting room, formal dining room, spacious kitchen, & updated laundry/powder room (2023). The kitchen features an artisan tile backsplash, solid cherry beaded inset cabinetry, and a rear staircase leading to the 2nd level. Upstairs are three generously sized bedrooms, a full bath, spacious walk-in closet, and two additional third-floor bedrooms with abundant storage space. Recent updates include a new second-story shingled roof (2025), new furnace & two new oil tanks (2024), sixteen new Marvin storm windows (2023), updated laundry/powder room (2023), & new hot water heater (2022). Ideally located near the canal towpath & just moments from the restaurants, galleries, caf s, antique shops.

8. 2026-05-29
   listed $950,000 Active

   Show marketing remark (1518 chars)

   Set along one of Lambertville's most treasured streets, this impeccably cared-for three-story brick Victorian half duplex blends timeless architectural beauty with thoughtful updates. A striking Victorian turret, ornate exterior details, welcoming front and side porches, antique low iron fencing, mature trees, and established gardens create a truly special setting. A brick walkway leads to the spacious rear brick patio and pergola, offering a peaceful outdoor retreat. Inside, rich character and craftsmanship shine throughout. Beautiful double wood entry doors open into a vestibule with refined tile flooring. Original wood moldings, deep-set windows, hardwood flooring, & sun-filled rooms create a warm and inviting atmosphere across all three levels. The 1st floor offers a formal living room, sitting room, formal dining room, spacious kitchen, & updated laundry/powder room (2023). The kitchen features an artisan tile backsplash, solid cherry beaded inset cabinetry, and a rear staircase leading to the 2nd level. Upstairs are three generously sized bedrooms, a full bath, spacious walk-in closet, and two additional third-floor bedrooms with abundant storage space. Recent updates include a new second-story shingled roof (2025), new furnace & two new oil tanks (2024), sixteen new Marvin storm windows (2023), updated laundry/powder room (2023), & new hot water heater (2022). Ideally located near the canal towpath & just moments from the restaurants, galleries, caf s, antique shops.

9. 2026-05-29
   historical $950,000 1518-char remark

   Show marketing remark (1518 chars)

   Set along one of Lambertville's most treasured streets, this impeccably cared-for three-story brick Victorian half duplex blends timeless architectural beauty with thoughtful updates. A striking Victorian turret, ornate exterior details, welcoming front and side porches, antique low iron fencing, mature trees, and established gardens create a truly special setting. A brick walkway leads to the spacious rear brick patio and pergola, offering a peaceful outdoor retreat. Inside, rich character and craftsmanship shine throughout. Beautiful double wood entry doors open into a vestibule with refined tile flooring. Original wood moldings, deep-set windows, hardwood flooring, & sun-filled rooms create a warm and inviting atmosphere across all three levels. The 1st floor offers a formal living room, sitting room, formal dining room, spacious kitchen, & updated laundry/powder room (2023). The kitchen features an artisan tile backsplash, solid cherry beaded inset cabinetry, and a rear staircase leading to the 2nd level. Upstairs are three generously sized bedrooms, a full bath, spacious walk-in closet, and two additional third-floor bedrooms with abundant storage space. Recent updates include a new second-story shingled roof (2025), new furnace & two new oil tanks (2024), sixteen new Marvin storm windows (2023), updated laundry/powder room (2023), & new hot water heater (2022). Ideally located near the canal towpath & just moments from the restaurants, galleries, caf s, antique shops.

10. 2026-05-27
    historical $950,000
11. 2001-08-14
    soldstatus $410,000
12. 2001-07-31
    soldstatus $410,000 190-char remark

    Show marketing remark (190 chars)

    Elegant Turn-Of-The-Century Home. Ten Foot Ceilings, Handsome Original Mold- Ings & Woodwork, Wood Floors, Spacious Rooms, Finished 3Rd Floor Could Be 2 M Ore Bedrooms. Poss:Settlement

13. 2001-05-07
    historical 190-char remark

    Show marketing remark (190 chars)

    Elegant Turn-Of-The-Century Home. Ten Foot Ceilings, Handsome Original Mold- Ings & Woodwork, Wood Floors, Spacious Rooms, Finished 3Rd Floor Could Be 2 M Ore Bedrooms. Poss:Settlement

14. 2001-02-20
    listed $410,000 190-char remark

    Show marketing remark (190 chars)

    Elegant Turn-Of-The-Century Home. Ten Foot Ceilings, Handsome Original Mold- Ings & Woodwork, Wood Floors, Spacious Rooms, Finished 3Rd Floor Could Be 2 M Ore Bedrooms. Poss:Settlement

15. 2001-02-15
    soldstatus $375,000
16. 2000-05-01
    soldstatus $235,000

ⓘ 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: $15,594 · $1,300/mo
• Projected year-2 tax: $19,625 · $1,635/mo
• Expected delta: +$4,030/yr (+$336/mo · 25.8%)

ⓘ 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 (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $238,599
• − Mortgage interest: −$53,215
• − Property taxes: −$15,594
• − Insurance: −$4,750
• − Repairs & maintenance: −$19,088
• − Management: −$19,088
• − Depreciation: −$27,636
• Taxable income: $99,228
• Est. tax owed @ 24.0%: −$23,815
• After-tax cash flow: $84,552/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: South Hunterdon Regional School District
• NCES district ID: 3400769
• Math proficiency: 13% ▼ -27.00%
• Reading proficiency: 43% ▼ -17.00%
• Median HH income: $82,621
• Composite: 27.54/100
• National rank: #6948
• State rank: #335 of 472 in NJ

Livability — Lambertville

• Score: 74/100
• State rank: #168
• US rank: #4460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lambertville, NJ
• Population (ZIP): 8,146

Population outlook (Hunterdon County) Hauer SSP2

• Today (2025): 122,644 people
• By 2030: 121,131 · -1.2%
• By 2040: 117,753 · -4.0%
• By 2050: 112,601 · -8.2%
• By 2075: 104,371 · -14.9%
• By 2100: 93,364 · -23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 8% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 6% Iranian 2% Serbian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Hunterdon

• 2024 margin: Lean R (+6.7) · D 45.7% · R 52.4% · Other 1.9%
• 2008→2024 swing: +6.7pp toward D · 2008: -13.3pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+4.4 2016: R+13.8 2012: R+18.8 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -193.68%
• Current HPI: 226.5618
• 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

+304.3% since first listed

10 events — show timeline

• 2026-05-29 Listed $950,000 GSMLS
• 2026-05-29 Listed $950,000 BRIGHT MLS
• 2026-05-29 Coming Soon $950,000 GSMLS
• 2026-05-27 Coming Soon $950,000 BRIGHT MLS
• 2001-08-14 Sold (Public Records) $410,000 Public Records
• 2001-07-31 Sold (MLS) $410,000 BRIGHT MLS
• 2001-05-07 Listing Removed — BRIGHT MLS
• 2001-02-20 Listed $410,000 BRIGHT MLS
• 2001-02-15 Sold (Public Records) $375,000 Public Records
• 2000-05-01 Sold (Public Records) $235,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $15,594 · +3.2% YoY. Source: county tax records.