433 Highland Ave · Westville, NJ 08093

$159,900

3 bd · 1.0 ba · 1,513 sqft · SingleFamily public records · 8 Days on market

Built 1942 7,500 sqft lot Est $315k · 49% under

---

Why this score? — see what drove the C+ 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 +20.2/30.0
• ARV discount +15.0/15.0
• 1% rule +8.4/10.0
• DSCR +6.4/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Grand opportunity for this 1.5-story bungalow located in Westville NJ. Constructed in 1942, Westville is a small borough in Gloucester County in South Jersey, located just across the Delaware River from Philadelphia. It is often referred to as The Gateway to South Jersey, great location near major transportation routes including I-295, Route 130, and Route 45. Westville the home features an open front porch, rear yard, and driveway parking. Features include open front porch, Spacious living room and dining room kitchen with walkout access to rear yard Upper level consists of three bedrooms and one bath, Full Unfinished basement, sizable back yard.

Key facts

• 7,500 sq ft lot
• Built 1942
• Listed 7 days

Property features AI

Finance

• Other: Ownership: Fee simple; Above-grade finished area reported as 1,513 (assessor)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Detached structure; Frame construction
• Construction: Frame construction materials; Foundation: block, brick/mortar and other; Building winterized
• Exterior features: Lot dimensions approximately 50 x 150; No tidal water

Interior

• Bedrooms: 3 bedrooms on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Unfinished basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.8% vs local median 4.4% in Westville — 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 69/100 on livability (#294 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A-, housing A-; Watch: schools D, amenities F, commute F.
• Westville Boro Public School District (suburban): math 39% / reading 51% proficiency, ranked #439 of 612 in NJ (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

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.
• Current owner paid $89k; list at $160k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1942 — 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 $159,900

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.34% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $314,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Summit Ave	0.18mi	3/1.0	1,682 (+11%)	1mo	$325,000	$193	72
601 Highland Ave	0.17mi	4/2.0 (+1)	1,631 (+8%)	1mo	$245,000	$150	69
227 W Olive St	0.65mi	3/1.5	1,511 (-0%)	1mo	$315,000	$208	67
512 Broadway	0.55mi	3/1.5	1,504 (-1%)	6mo	$285,000	$189	67
325 Woodbine Ave	0.16mi	3/2.0	1,305 (-14%)	6mo	$300,000	$230	60
308 Hazel Ave	0.52mi	3/1.5	1,385 (-8%)	4mo	$332,500	$240	56
233 Elm St	0.58mi	3/1.5	1,612 (+6%)	5mo	$170,000	$105	56
202 Chestnut St	0.61mi	4/2.0 (+1)	1,552 (+3%)	3mo	$375,000	$242	56
300 Hazel Ave	0.55mi	2/2.0 (-1)	1,602 (+6%)	1mo	$330,000	$206	55
225 Elm St	0.59mi	3/1.0	1,328 (-12%)	0mo	$275,000	$207	52
100 Poplar Ave	0.51mi	3/1.5	1,303 (-14%)	2mo	$293,000	$225	49
129 Oak Ave	0.70mi	4/2.0 (+1)	1,451 (-4%)	4mo	$350,000	$241	48

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-12,755
• Equity at exit: $23,842

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $6,577
• Equity at exit: $13,825

Cash invested: $44,772 (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 08093

• Home prices YoY: -30.5%
• Active inventory: 39
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$839
• Tax from tax record: −$584 /mo · $7,006/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $202

Break-even live

Break-even rent $1,885

Max offer price $159,900

Occupancy floor 86%

Sensitivity live

Price	-10% $293	-5% $248	+0% $202	+5% $157	+10% $112
Rent	-10% $33	-5% $118	+0% $202	+5% $287	+10% $371
Rate	-1.0pp $283	-0.5pp $243	base $202	+0.5pp $161	+1.0pp $119

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
428 Summit Ave Unit 2B Westville, NJ	2.0	1.0	1865	$2,100	$1.13	2d	1	0.03mi
18 Pine St Westville, NJ	4.0	2.5	1800	$2,950	$1.64	2d	1	0.37mi
13 Pine St Westville, NJ	3.0	1.0	1300	$2,000	$1.54	2d	1	0.37mi
1120 Howard Ave Unit A Bellmawr, NJ	2.0	1.0	1425	$1,800	$1.26	19d	1	0.96mi
928 Creek Rd Bellmawr, NJ	2.0	1.0	1100	$1,550	$1.41	4d	1	1.04mi
604 Hunter St Gloucester City, NJ	3.0	1.0	1066	$1,900	$1.78	5d	1	1.30mi
227 S Broadway Gloucester City, NJ	3.0	1.0	1123	$1,775	$1.58	25d	1	1.31mi
602 Powell St Gloucester City, NJ	3.0	1.0	1170	$1,850	$1.58	25d	1	1.35mi
231 3rd St Gloucester City, NJ	3.0	2.0	1376	$2,150	$1.56	25d	1	1.41mi
840 Cumberland St Unit 2 Gloucester City, NJ	3.0	1.0	1642	$2,200	$1.34	25d	1	1.46mi
1205 Chestnut Ln Westville, NJ	1.0–2.0	1.0	1125	$2,220	$1.97	3d	10	1.47mi

Listing history 7 events

1. 2026-06-21
   days on market $159,900 Active 8 DOM
2. 2026-06-18
   days on market $159,900 Active 5 DOM
3. 2026-06-17
   days on market $159,900 Active 4 DOM
4. 2026-06-16
   days on market $159,900 Active 3 DOM
5. 2026-06-15
   days on market $159,900 Active 2 DOM
6. 2026-06-13
   remarks 655-char remark
7. 2026-06-13
   listed $159,900 Active 1 DOM

ⓘ 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: $7,006 · $584/mo
• Projected year-2 tax: $7,006 · $584/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,691
• − Mortgage interest: −$8,957
• − Property taxes: −$7,006
• − Insurance: −$800
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$4,652
• Taxable income: $166
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $2,388/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: Westville Boro Public School District
• NCES district ID: 3417790
• Math proficiency: 39% ▲ 14.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $53,410
• Composite: 41.16/100
• National rank: #7419
• State rank: #439 of 612 in NJ

Livability — Westville

• Score: 69/100
• State rank: #294
• US rank: #8837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westville, NJ
• City population: 9,224
• Population (ZIP): 9,224

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 19% Hispanic / Latino 9% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, Dominican Republic, Jamaica
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.95%
• Current HPI: 268.5572
• 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

+116.1% since first listed

5 events — show timeline

• 2026-06-13 Listed $159,900 BRIGHT MLS
• 2026-04-29 Listing Removed — BRIGHT MLS
• 2026-04-29 Listed $275,600 BRIGHT MLS
• 1991-08-05 Sold (Public Records) $89,000 Public Records
• 1990-11-29 Sold (Public Records) $74,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $7,006 · +4.3% YoY. Source: county tax records.