177 East Ave · Bridgeton, NJ 08302

$100,000

4 bd · 0.0 ba · 1,685 sqft · SingleFamily public records · 8 Days on market

Built 1920 3,751 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 +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious duplex set up perfectly for a house-hacking opportunity or ready for a savvy investor to add to their portfolio! Unit B in the front is a 1BD/1BTH. Unit A can be accessed from the side & rear, offering 2 BD/1BTH on the second floor and a loft-style bedroom on the third. Strictly as-is sale, buyer is responsible for the CO. Seller obtained property via tax lien foreclosure. Seller makes no guarantees or warranties as to the condition or accuracy of the information provided. Seller has never seen nor been to property. Seller prefers to use Brennan Title to complete the transaction. Schedule your private tour TODAY!

Key facts

• 3,751 sq ft lot
• Built 1920
• Listed 8 days

Property features AI

Finance

• Financial info: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Detached structure; Wood siding construction; Above-grade living space reported
• Construction: Block foundation
• Exterior features: Lot dimensions approximately 25 x 150; No tidal water

Interior

• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Heating & cooling: Radiator heat; Natural gas heat and hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/?-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $889 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 17.0% vs local median 4.9% in Bridgeton — 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 71/100 on livability (#240 in NJ) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: employment D, schools F, crime F.
• Bridgeton City School District (town): math 4% / reading 21% proficiency, ranked #468 of 472 in NJ (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 201 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cumberland County population projected to shrink 7% 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $100,000

Questions for the listing agent

1. Built in 1920 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 2.10% ✓
• Cap rate: 16.96%
• Cash-on-cash: 38.11%
• DSCR: 2.70
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $291,505
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 N Elm St	0.43mi	3/1.0 (-1)	1,640 (-3%)	21mo	$165,000	$101	49
16 Spring St	0.62mi	4/1.0	1,441 (-14%)	4mo	$154,000	$107	40
5 Twin Oaks Dr	0.58mi	3/2.5 (-1)	1,766 (+5%)	22mo	$305,000	$173	32
20 Twin Oaks Dr	0.66mi	3/2.5 (-1)	1,556 (-8%)	23mo	$313,000	$201	23

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: 34.2%
• Equity multiple: 2.45×
• Total profit: $40,514
• Equity at exit: $14,910

10-year hold

• IRR: 41.1%
• Equity multiple: 4.88×
• Total profit: $108,529
• Equity at exit: $8,646

Cash invested: $28,000 (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 08302

• Home prices YoY: -24.0%
• Active inventory: 201
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,096 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$201 /mo · $2,409/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $889

Break-even live

Break-even rent $971

Max offer price $100,000

Occupancy floor 53%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-17
   status $100,000 Pending 8 DOM
2. 2026-06-17
   days on market $100,000 Active 8 DOM
3. 2026-06-16
   days on market $100,000 Active 7 DOM
4. 2026-06-15
   days on market $100,000 Active 6 DOM
5. 2026-06-13
   days on market $100,000 Active 4 DOM
6. 2026-06-12
   days on market $100,000 Active 3 DOM
7. 2026-06-09
   remarks 631-char remark

   Show marketing remark (635 chars)

   Spacious duplex set up perfectly for a house-hacking opportunity or ready for a savvy investor to add to their portfolio! Unit B in the front is a 1BD/1BTH. Unit A can be accessed from the side & rear, offering 2 BD/1BTH on the second floor and a loft-style bedroom on the third. Strictly as-is sale, buyer is responsible for the CO. Seller obtained property via tax lien foreclosure. Seller makes no guarantees or warranties as to the condition or accuracy of the information provided. Seller has never seen nor been to property. Seller prefers to use Brennan Title to complete the transaction. Schedule your private tour TODAY!

8. 2026-06-09
   listed $100,000 Active 1 DOM

   Show marketing remark (635 chars)

   Spacious duplex set up perfectly for a house-hacking opportunity or ready for a savvy investor to add to their portfolio! Unit B in the front is a 1BD/1BTH. Unit A can be accessed from the side & rear, offering 2 BD/1BTH on the second floor and a loft-style bedroom on the third. Strictly as-is sale, buyer is responsible for the CO. Seller obtained property via tax lien foreclosure. Seller makes no guarantees or warranties as to the condition or accuracy of the information provided. Seller has never seen nor been to property. Seller prefers to use Brennan Title to complete the transaction. Schedule your private tour TODAY!

ⓘ 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: $2,409 · $201/mo
• Projected year-2 tax: $2,449 · $204/mo
• Expected delta: +$41/yr (+$3/mo · 1.7%)

ⓘ 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 67% 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: $25,156
• − Mortgage interest: −$5,602
• − Property taxes: −$2,409
• − Insurance: −$500
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − Depreciation: −$2,909
• Taxable income: $9,712
• Est. tax owed @ 24.0%: −$2,331
• After-tax cash flow: $8,341/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: Bridgeton City School District
• NCES district ID: 3402250
• Math proficiency: 4% ▼ -8.00%
• Reading proficiency: 21% ▲ 3.00%
• Median HH income: $34,542
• Composite: 10.15/100
• National rank: #9797
• State rank: #468 of 472 in NJ

Livability — Bridgeton

• Score: 71/100
• State rank: #240
• US rank: #6660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeton, NJ
• Population (ZIP): 47,003

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 30% Black 25% Two or more races 19% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 2%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 64% English-only · Spanish 34% Other Indo-European 1%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.94%
• Current HPI: 290.6461
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $100,000 SJSRMLS
• 2026-06-09 Listed $100,000 BRIGHT MLS

Property tax history

+0.8%/yr

Latest (2025): $2,409 · +9.5% YoY. Source: county tax records.