1846 Asbury Ave · Deptford, NJ 08096

$200,000

2 bd · 1.0 ba · 916 sqft · SingleFamily public records · 2 Days on market

Built 1950 0.28 ac lot Est $268k · 25% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• 1% rule +3.8/10.0
• Schools +2.8/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Bright living area
• Large yard
• Detached outbuilding

Tags

• SPACIOUS LOT
• BRIGHT LIVING AREA
• EAT-IN KITCHEN
• LARGE YARD
• DETACHED OUTBUILDING
• OUTDOOR ENJOYMENT

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Detached property; Fee simple ownership
• Construction: Other foundation type
• Exterior features: Lot approximately 120 x 100; Above-grade and below-grade structures

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Drywall walls and ceilings; Hardwood floors; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (11.5% below list).
• Recommended offer: $177k (11.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Deptford Township Public School District (suburban): math 17% / reading 45% proficiency, ranked #326 of 472 in NJ (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 176 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $6k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $59k; list at $200k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $176,788 (11.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $268,388
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1918 Point Pleasant Ave	0.16mi	2/1.0	816 (-11%)	7mo	$265,000	$325	69
436 Rankin	0.56mi	2/1.0	940 (+3%)	2mo	$275,000	$293	68
77 Cole Lndg	0.64mi	2/1.0	925 (+1%)	2mo	$310,000	$335	67
1923 Rosemore Ave	0.16mi	1/1.0 (-1)	800 (-13%)	9mo	$200,000	$250	59
428 Pine Ave	0.51mi	2/1.0	1,008 (+10%)	2mo	$275,000	$273	58
1925 Wynnwood Ave	0.32mi	2/1.0	816 (-11%)	19mo	$270,000	$331	51
439 Pine Ave	0.50mi	3/1.0 (+1)	1,046 (+14%)	4mo	$215,000	$206	45
4 Schollcrest Ave	0.55mi	3/1.0 (+1)	1,040 (+14%)	21mo	$300,000	$288	29

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: -20.9%
• Equity multiple: 0.27×
• Total profit: $-40,660
• Equity at exit: $29,821

10-year hold

• IRR: -14.1%
• Equity multiple: 0.18×
• Total profit: $-45,707
• Equity at exit: $17,292

Cash invested: $56,000 (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 08096

• Active inventory: 176
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$397 /mo · $4,764/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-131

Break-even live

Break-even rent $1,936

Max offer price $176,788

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Almonesson Rd Unit A Blackwood, NJ	2.0	1.0	900	$1,900	$2.11	10d	1	1.29mi
590 Lower Landing Rd Blackwood, NJ	3.0	1.0–1.5	1030	$2,087	$2.03	1d	10	1.34mi
227 Washington Ave Apt D2 Blackwood, NJ	1.0	1.0	700	$1,395	$1.99	10d	1	1.40mi
227 Washington Ave Blackwood, NJ	1.0	1.0	700	$1,375	$1.96	1d	1	1.41mi

Listing history 2 events

1. 2026-06-18
   days on market $200,000 Active 2 DOM
2. 2026-06-17
   listed $200,000 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: $4,764 · $397/mo
• Projected year-2 tax: $4,872 · $406/mo
• Expected delta: +$108/yr (+$9/mo · 2.3%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,232
• − Mortgage interest: −$11,203
• − Property taxes: −$4,764
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$5,818
• Taxable loss: −$4,951
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $-389/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: Deptford Township Public School District
• NCES district ID: 3403900
• Math proficiency: 17% ▼ -24.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $66,302
• Composite: 28.48/100
• National rank: #6741
• State rank: #326 of 472 in NJ

Livability — Deptford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 35,336
• Household income: $89,013
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1044.0

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% Hispanic / Latino 13% Black 12% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 1% Iranian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -239.24%
• Current HPI: 269.1606
• 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

+239.0% since first listed

6 events — show timeline

• 2026-06-16 Listed $200,000 BRIGHT MLS
• 2025-11-12 Listing Removed — BRIGHT MLS
• 2025-11-10 Relisted — BRIGHT MLS
• 2025-11-09 Listing Removed — BRIGHT MLS
• 2025-11-07 Listed $195,000 BRIGHT MLS
• 1986-11-17 Sold (Public Records) $59,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,764 · +2.1% YoY. Source: county tax records.