112 8th St · Salem, NJ 08079

$139,999

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 79 Days on market

Built 1910 3,080 sqft lot Est $171k · 18% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.1/10.0
• Appreciation +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

This twin style home has 2 bedrooms /1 bath with a bonus room on the 3rd floor that can be used as a bedroom, playroom, storage, office etc. Selling 100% AS IS. Seller will not make any repairs. All inspections are for the buyer's informational purposes only. Buyer responsible for all required inspections and certifications for settlement purposes. Can also be purchased as a packaged deal with properties 110 8th Street, Salem NJ (MLS #NJSA2010114) & 116 8th Street, Salem NJ (MLS #NJSA2010118).

Key facts

• Spacious living area
• Large yard
• Newly renovated

Tags

• NEWLY RENOVATED
• SPACIOUS LIVING AREA
• BRIGHT EAT-IN KITCHEN
• LARGE YARD

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Semi-detached; Estimated year built; Major remodel/renovation effective 2025
• Construction: Mixed construction materials; Brick/mortar foundation; Shingle roof; Above grade and below grade structures
• Exterior features: No tidal water

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Radiator heat; Natural gas fuel
• Interior features: Partial basement; Living room; Dining room; Kitchen; Estimated living area
• Laundry & utility: Hot water: Electric

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#462 in NJ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: schools D, amenities F, commute F.
• Salem City School District (town): math 6% / reading 24% proficiency, ranked #464 of 472 in NJ (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 100 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $436 of equity ($968 loan paydown + $-532 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $80k; list at $140k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,599 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.21% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.42%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $170,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 9th St	0.20mi	3/1.0	1,149 (-5%)	1mo	$224,000	$195	82
318 Fenwick Ave	0.28mi	3/1.0	1,344 (+12%)	3mo	$191,250	$142	65
200 Smith St	0.52mi	3/1.5	1,212 (+1%)	10mo	$140,000	$116	64
14 Yorke St	0.68mi	3/1.5	1,197 (-1%)	1mo	$161,000	$135	64
28 Chestnut St	0.46mi	3/1.0	1,152 (-4%)	9mo	$118,000	$102	63
304 New Market St	0.50mi	3/1.0	1,310 (+9%)	4mo	$186,000	$142	59
22 Davis Ave	0.67mi	3/1.0	1,158 (-4%)	7mo	$185,000	$160	56
29 Ward St	0.35mi	3/2.0	1,112 (-8%)	16mo	$165,000	$148	53
410 Magnolia St	0.74mi	2/1.0 (-1)	1,310 (+9%)	1mo	$170,000	$130	45
115 Chestnut St	0.63mi	3/3.5	1,282 (+6%)	8mo	$185,000	$144	44
215 Sinnickson St	0.47mi	3/2.0	1,362 (+13%)	13mo	$129,000	$95	41
318 Keasbey St	0.56mi	3/1.0	1,036 (-14%)	14mo	$200,000	$193	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 6.0%
• Equity multiple: 1.28×
• Total profit: $10,950
• Equity at exit: $38,010

10-year hold

• IRR: 11.6%
• Equity multiple: 2.22×
• Total profit: $47,946
• Equity at exit: $43,632

Cash invested: $39,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$734
• Tax from tax record: −$202 /mo · $2,424/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $274

Break-even live

Break-even rent $1,343

Max offer price $139,999

Occupancy floor 79%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
242 Grant St Unit 1ST FLOOR Salem, NJ	2.0	1.0	925	$1,675	$1.81	1d	1	0.06mi
37 Eighth St Salem, NJ	3.0	1.0	1092	$1,850	$1.69	1d	1	0.19mi
1 9th St Salem, NJ	2.0	1.0	900	$1,450	$1.61	1d	1	0.22mi
23 7th St Unit B Salem, NJ	3.0	1.0	1000	$1,450	$1.45	3d	1	0.23mi
26 Walnut St Unit A Salem, NJ	2.0	1.0	1000	$1,225	$1.23	1d	1	0.34mi
218 Sinnickson St Salem, NJ	2.0	1.0	1008	$1,500	$1.49	1d	1	0.43mi
56 Olive St Salem, NJ	2.0	1.0	700	$1,200	$1.71	1d	1	0.55mi
380 E Broadway Salem, NJ	2.0	1.0	1300	$1,350	$1.04	1d	1	0.57mi
124 Yorke St Unit 37 Salem, NJ	2.0	1.0	1220	$1,350	$1.11	2d	1	1.06mi
124 Yorke St Unit 2BR Salem, NJ	2.0	1.0	750	$1,400	$1.87	10d	1	1.06mi

Listing history 25 events

1. 2026-06-18
   days on market $139,999 Active 79 DOM
2. 2026-06-17
   days on market $139,999 Active 78 DOM
3. 2026-06-16
   days on market $139,999 Active 77 DOM
4. 2026-06-15
   days on market $139,999 Active 76 DOM
5. 2026-06-13
   days on market $139,999 Active 74 DOM
6. 2026-06-13
   days on market $139,999 Active 73 DOM
7. 2026-06-09
   days on market $139,999 Active 70 DOM
8. 2026-06-08
   days on market $139,999 Active 69 DOM
9. 2026-06-07
   days on market $139,999 Active 68 DOM
10. 2026-06-04
    days on market $139,999 Active 65 DOM
11. 2026-06-03
    days on market $139,999 Active 64 DOM
12. 2026-06-02
    days on market $139,999 Active 63 DOM
13. 2026-06-01
    days on market $139,999 Active 62 DOM
14. 2026-05-31
    days on market $139,999 Active 61 DOM
15. 2026-03-31
    listed $139,999 Active
16. 2025-09-30
    soldstatus $80,000
17. 2024-05-10
    soldstatus $75,000
18. 2024-05-07
    soldstatus $75,000 Closed 504-char remark

    Show marketing remark (504 chars)

    This twin style home has 2 bedrooms /1 bath with a bonus room on the 3rd floor that can be used as a bedroom, playroom, storage, office etc. Selling 100% AS IS. Seller will not make any repairs. All inspections are for the buyer's informational purposes only. Buyer responsible for all required inspections and certifications for settlement purposes. Can also be purchased as a packaged deal with properties 110 8th Street, Salem NJ (MLS #NJSA2010114) & 116 8th Street, Salem NJ (MLS #NJSA2010118).

19. 2024-04-06
    status Pending 504-char remark

    Show marketing remark (504 chars)

    This twin style home has 2 bedrooms /1 bath with a bonus room on the 3rd floor that can be used as a bedroom, playroom, storage, office etc. Selling 100% AS IS. Seller will not make any repairs. All inspections are for the buyer's informational purposes only. Buyer responsible for all required inspections and certifications for settlement purposes. Can also be purchased as a packaged deal with properties 110 8th Street, Salem NJ (MLS #NJSA2010114) & 116 8th Street, Salem NJ (MLS #NJSA2010118).

20. 2024-04-02
    status Active Under Contract 504-char remark

    Show marketing remark (504 chars)

    This twin style home has 2 bedrooms /1 bath with a bonus room on the 3rd floor that can be used as a bedroom, playroom, storage, office etc. Selling 100% AS IS. Seller will not make any repairs. All inspections are for the buyer's informational purposes only. Buyer responsible for all required inspections and certifications for settlement purposes. Can also be purchased as a packaged deal with properties 110 8th Street, Salem NJ (MLS #NJSA2010114) & 116 8th Street, Salem NJ (MLS #NJSA2010118).

21. 2024-04-01
    historical 504-char remark

    Show marketing remark (504 chars)

    This twin style home has 2 bedrooms /1 bath with a bonus room on the 3rd floor that can be used as a bedroom, playroom, storage, office etc. Selling 100% AS IS. Seller will not make any repairs. All inspections are for the buyer's informational purposes only. Buyer responsible for all required inspections and certifications for settlement purposes. Can also be purchased as a packaged deal with properties 110 8th Street, Salem NJ (MLS #NJSA2010114) & 116 8th Street, Salem NJ (MLS #NJSA2010118).

22. 2024-02-23
    price $90,000 504-char remark

    Show marketing remark (504 chars)

    This twin style home has 2 bedrooms /1 bath with a bonus room on the 3rd floor that can be used as a bedroom, playroom, storage, office etc. Selling 100% AS IS. Seller will not make any repairs. All inspections are for the buyer's informational purposes only. Buyer responsible for all required inspections and certifications for settlement purposes. Can also be purchased as a packaged deal with properties 110 8th Street, Salem NJ (MLS #NJSA2010114) & 116 8th Street, Salem NJ (MLS #NJSA2010118).

23. 2024-02-20
    listed $110,000 Active 504-char remark

    Show marketing remark (504 chars)

    This twin style home has 2 bedrooms /1 bath with a bonus room on the 3rd floor that can be used as a bedroom, playroom, storage, office etc. Selling 100% AS IS. Seller will not make any repairs. All inspections are for the buyer's informational purposes only. Buyer responsible for all required inspections and certifications for settlement purposes. Can also be purchased as a packaged deal with properties 110 8th Street, Salem NJ (MLS #NJSA2010114) & 116 8th Street, Salem NJ (MLS #NJSA2010118).

24. 1994-10-06
    soldstatus $35,000
25. 1988-05-31
    soldstatus $35,000

ⓘ 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: $2,424 · $202/mo
• Projected year-2 tax: $2,955 · $246/mo
• Expected delta: +$531/yr (+$44/mo · 21.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,277
• − Mortgage interest: −$7,842
• − Property taxes: −$2,424
• − Insurance: −$1,497
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$4,073
• Taxable income: $1,196
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $3,000/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: Salem City School District
• NCES district ID: 3414550
• Math proficiency: 6% ▼ -1.00%
• Reading proficiency: 24% ▲ 2.00%
• Median HH income: $27,118
• Composite: 11.51/100
• National rank: #9702
• State rank: #464 of 472 in NJ

Livability — Salem

• Score: 61/100
• State rank: #462
• US rank: #17533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, NJ
• 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

+300.0% since first listed

11 events — show timeline

• 2026-03-31 Listed $139,999 BRIGHT MLS
• 2025-09-30 Sold (Public Records) $80,000 Public Records
• 2024-05-10 Sold (Public Records) $75,000 Public Records
• 2024-05-07 Sold (MLS) $75,000 BRIGHT MLS
• 2024-04-06 Pending — BRIGHT MLS
• 2024-04-02 Relisted — BRIGHT MLS
• 2024-04-01 Listing Removed — BRIGHT MLS
• 2024-02-23 Price Changed $90,000 BRIGHT MLS
• 2024-02-20 Listed $110,000 BRIGHT MLS
• 1994-10-06 Sold (Public Records) $35,000 Public Records
• 1988-05-31 Sold (Public Records) $35,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,424 · +4.9% YoY. Source: county tax records.