6 Big Top Dr · Lambertville, NJ 08530-3431

$920,000

4 bd · 2.5 ba · 2,712 sqft · SingleFamily public records · 16 Days on market

Built 2001 1.03 ac lot Est $1050k · 12% under

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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
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Priceless View! Sought after location! Elegant Colonial sitting on top of a hill in Estates of West Amwell. Noted for it majestic location and enchanting history that was home to St John Terrells Music Mountain. This impressive four bedroom home with open spacious foyer, office, formal living and dining room, family room with gas fireplace must be seen to appreciate the pride of ownership. Upgrades galore including the gourmet kitchen with separate dining area over looking the expansive deck and in-ground pool with wooded back drop. Also included is first level laundry and full finished basement. Minutes to quaint town of Lambertville, New Hope, Bucks County and downtown Princeton.

Key facts

• 1.03 acre lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: Attached 2-car garage; Total of 6 parking spaces; Blacktop driveway
• Utilities: Public water; Septic sewer; Electric service; Natural gas available; Cable TV service
• Home design: Detached single-family home; Development home
• Construction: Standing construction date/standing year built
• Exterior features: In-ground pool; Patio; Privacy fence; Storage shed; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Breakfast bar and separate dining area; Gas cooktop; Wall-mounted electric oven(s); Gas range/oven; Dishwasher; Refrigerator
• Bedrooms: All main bedrooms located on the second floor (4 or more bedrooms)
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Two heating units; Natural gas heating; Central air conditioning
• Interior features: Finished full basement with den and exercise room; Wood flooring; Gas fireplace in the family room; 10 total rooms (including living, family, dining, foyer, breakfast area, office, laundry, powder room)
• Laundry & utility: First-floor laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $920k.

Deal economics

• At list price, monthly cash flow is $8k ($100k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $920k).
• Recommended offer: $906k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 4.6% 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: South Hunterdon Regional High School (math 14% / reading 42%, grade F, #304 of 399 statewide, top 77%, 417 students, 25% FRL).
• Market conditions: 1 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

• In year one you build about $34k of equity ($6k loan paydown + $28k appreciation (3.0% local appreciation)).
• 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 $258k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($906k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask is 53% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $565k; list at $920k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $906,200 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.05% ✓
• Cap rate: 17.15%
• Cash-on-cash: 38.76%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $1,049,544
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Allen St	0.46mi	4/3.0	2,756 (+2%)	6mo	$664,500	$241	69
194 N Union St	0.68mi	4/2.5	2,715 (+0%)	18mo	$1,050,000	$387	53

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: 44.3%
• Equity multiple: 3.49×
• Total profit: $641,229
• Equity at exit: $413,672

10-year hold

• IRR: 44.1%
• Equity multiple: 6.98×
• Total profit: $1,540,736
• Equity at exit: $637,518

Cash invested: $257,600 (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 08530-3431

• Active inventory: 1
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $18,897 medium
• Mortgage (P&I): −$4,825
• Tax from tax record: −$1,400 /mo · $16,794/yr
• Insurance: −$383
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,968
• Net cashflow: $8,321

Break-even live

Break-even rent $8,364

Max offer price $920,000

Occupancy floor 51%

Sensitivity live

Price	-10% $8,842	-5% $8,581	+0% $8,321	+5% $8,061	+10% $7,800
Rent	-10% $6,828	-5% $7,574	+0% $8,321	+5% $9,067	+10% $9,814
Rate	-1.0pp $8,784	-0.5pp $8,555	base $8,321	+0.5pp $8,083	+1.0pp $7,840

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: $230,000
• Closing costs: $27,600
• 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	46d	1	0.67mi
70 W Bridge St New Hope, PA	3.0	2.5	2718	$6,800	$2.50	12d	1	1.41mi

Listing history 22 events

1. 2026-06-21
   days on market $920,000 Active 16 DOM
2. 2026-06-18
   days on market $920,000 Active 13 DOM
3. 2026-06-17
   days on market $920,000 Active 12 DOM
4. 2026-06-16
   days on market $920,000 Active 11 DOM
5. 2026-06-15
   days on market $920,000 Active 10 DOM
6. 2026-06-13
   days on market $920,000 Active 8 DOM
7. 2026-06-09
   days on market $920,000 Active 4 DOM
8. 2026-06-08
   days on market $920,000 Active 3 DOM
9. 2026-06-07
   statusdays on market $920,000 Active 2 DOM
10. 2026-06-04
    days on market $920,000 Coming Soon 8 DOM
11. 2026-06-03
    days on market $920,000 Coming Soon 7 DOM
12. 2026-06-02
    days on market $920,000 Coming Soon 6 DOM
13. 2026-06-01
    days on market $920,000 Coming Soon 5 DOM
14. 2026-05-31
    days on market $920,000 Coming Soon 4 DOM
15. 2026-05-27
    historical $920,000
16. 2009-09-04
    soldstatus $565,000
17. 2009-08-28
    soldstatus $565,000 692-char remark

    Show marketing remark (692 chars)

    Priceless View! Sought after location! Elegant Colonial sitting on top of a hill in Estates of West Amwell. Noted for it majestic location and enchanting history that was home to St John Terrells Music Mountain. This impressive four bedroom home with open spacious foyer, office, formal living and dining room, family room with gas fireplace must be seen to appreciate the pride of ownership. Upgrades galore including the gourmet kitchen with separate dining area over looking the expansive deck and in-ground pool with wooded back drop. Also included is first level laundry and full finished basement. Minutes to quaint town of Lambertville, New Hope, Bucks County and downtown Princeton.

18. 2009-08-28
    soldstatus $565,000 692-char remark

    Show marketing remark (692 chars)

    Priceless View! Sought after location! Elegant Colonial sitting on top of a hill in Estates of West Amwell. Noted for it majestic location and enchanting history that was home to St John Terrells Music Mountain. This impressive four bedroom home with open spacious foyer, office, formal living and dining room, family room with gas fireplace must be seen to appreciate the pride of ownership. Upgrades galore including the gourmet kitchen with separate dining area over looking the expansive deck and in-ground pool with wooded back drop. Also included is first level laundry and full finished basement. Minutes to quaint town of Lambertville, New Hope, Bucks County and downtown Princeton.

19. 2009-08-28
    soldstatus $565,000

    Show marketing remark (692 chars)

    Priceless View! Sought after location! Elegant Colonial sitting on top of a hill in Estates of West Amwell. Noted for it majestic location and enchanting history that was home to St John Terrells Music Mountain. This impressive four bedroom home with open spacious foyer, office, formal living and dining room, family room with gas fireplace must be seen to appreciate the pride of ownership. Upgrades galore including the gourmet kitchen with separate dining area over looking the expansive deck and in-ground pool with wooded back drop. Also included is first level laundry and full finished basement. Minutes to quaint town of Lambertville, New Hope, Bucks County and downtown Princeton.

20. 2009-07-16
    historical 692-char remark

    Show marketing remark (692 chars)

    Priceless View! Sought after location! Elegant Colonial sitting on top of a hill in Estates of West Amwell. Noted for it majestic location and enchanting history that was home to St John Terrells Music Mountain. This impressive four bedroom home with open spacious foyer, office, formal living and dining room, family room with gas fireplace must be seen to appreciate the pride of ownership. Upgrades galore including the gourmet kitchen with separate dining area over looking the expansive deck and in-ground pool with wooded back drop. Also included is first level laundry and full finished basement. Minutes to quaint town of Lambertville, New Hope, Bucks County and downtown Princeton.

21. 2009-04-21
    listed $599,900 692-char remark

    Show marketing remark (692 chars)

    Priceless View! Sought after location! Elegant Colonial sitting on top of a hill in Estates of West Amwell. Noted for it majestic location and enchanting history that was home to St John Terrells Music Mountain. This impressive four bedroom home with open spacious foyer, office, formal living and dining room, family room with gas fireplace must be seen to appreciate the pride of ownership. Upgrades galore including the gourmet kitchen with separate dining area over looking the expansive deck and in-ground pool with wooded back drop. Also included is first level laundry and full finished basement. Minutes to quaint town of Lambertville, New Hope, Bucks County and downtown Princeton.

22. 2009-04-21
    listed $599,900 692-char remark

    Show marketing remark (692 chars)

    Priceless View! Sought after location! Elegant Colonial sitting on top of a hill in Estates of West Amwell. Noted for it majestic location and enchanting history that was home to St John Terrells Music Mountain. This impressive four bedroom home with open spacious foyer, office, formal living and dining room, family room with gas fireplace must be seen to appreciate the pride of ownership. Upgrades galore including the gourmet kitchen with separate dining area over looking the expansive deck and in-ground pool with wooded back drop. Also included is first level laundry and full finished basement. Minutes to quaint town of Lambertville, New Hope, Bucks County and downtown Princeton.

ⓘ 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: $16,794 · $1,400/mo
• Projected year-2 tax: $19,851 · $1,654/mo
• Expected delta: +$3,057/yr (+$255/mo · 18.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 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: $226,759
• − Mortgage interest: −$51,534
• − Property taxes: −$16,794
• − Insurance: −$4,600
• − Repairs & maintenance: −$18,141
• − Management: −$18,141
• − Depreciation: −$26,764
• Taxable income: $90,786
• Est. tax owed @ 24.0%: −$21,789
• After-tax cash flow: $78,062/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

No demographic data for this ZIP.

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

+53.4% since first listed

8 events — show timeline

• 2026-05-27 Coming Soon $920,000 GSMLS
• 2009-09-04 Sold (Public Records) $565,000 Public Records
• 2009-08-28 Sold (MLS) $565,000 GSMLS
• 2009-08-28 Sold (MLS) $565,000 TREND
• 2009-08-28 Sold (MLS) $565,000 BRIGHT MLS
• 2009-07-16 Listing Removed — BRIGHT MLS
• 2009-04-21 Listed $599,900 TREND
• 2009-04-21 Listed $599,900 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2025): $16,794 · +7.6% YoY. Source: county tax records.