58 Hollow Rd · Anderson, NJ 08826-3133

$70,000

1 bd · 0.5 ba · 676 sqft · SingleFamily public records · 55 Days on market

Built 1963 0.50 ac 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
• Appreciation +5.0/10.0
• Schools +4.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks

Welcome to your own piece of tranquility along the babbling stream! This 676 sqft concrete block building offers the unique chance to create your dream escape amidst nature. Nestled on a serene plot, this property has 1 bedroom and a 1/2 bath, providing a cozy foundation for your vision. The concrete block construction offers a solid canvas for your creative touch. The property is situated along a picturesque stream. Spring-fed well is your water source. With a bit of TLC, this well can become a charming feature, adding to the property's allure. This property is a diamond in the rough, awaiting someone with a vision for renovation. While it needs work, the potential for a unique and charmin

Key facts

• 0.5 acre lot
• 2 parking spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#536 in NJ) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living B; Watch: health & safety D, amenities F, commute F.
• North Hunterdon-Voorhees Regional High School District (suburban): math 37% / reading 63% proficiency, ranked #103 of 472 in NJ (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Valley View School (math 37% / reading 47%, grade F, #422 of 1,303 statewide, top 35%, 290 students, 7% FRL); Woodglen School (math 29% / reading 61%, grade D, #147 of 431 statewide, top 35%, 292 students, 8% FRL); Voorhees High School (math 36% / reading 57%, grade D-, #129 of 399 statewide, top 33%, 672 students, 5% FRL).
• Market conditions: 1 active listings in the ZIP; 389 units permitted in Hunterdon County in 2024 (180 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.56% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.51%
• DSCR: 1.78
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.2%
• Equity multiple: 2.15×
• Total profit: $22,530
• Equity at exit: $31,475

10-year hold

• IRR: 21.4%
• Equity multiple: 4.10×
• Total profit: $60,773
• Equity at exit: $48,507

Cash invested: $19,600 (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 08826-3133

• Active inventory: 1
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$179 /mo · $2,144/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $220

Break-even live

Break-even rent $812

Max offer price $70,000

Occupancy floor 75%

Sensitivity live

Price	-10% $259	-5% $239	+0% $220	+5% $200	+10% $180
Rent	-10% $133	-5% $177	+0% $220	+5% $263	+10% $306
Rate	-1.0pp $255	-0.5pp $237	base $220	+0.5pp $201	+1.0pp $183

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2024-03-24
   status Under Contract
2. 2024-01-27
   listed $70,000 Active

ⓘ 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: $2,144 · $179/mo
• Projected year-2 tax: $2,144 · $179/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $13,077
• − Mortgage interest: −$3,921
• − Property taxes: −$2,144
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,036
• Taxable income: $1,736
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $2,218/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: North Hunterdon-Voorhees Regional High School District
• NCES district ID: 3411610
• Math proficiency: 37% ▼ -17.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $112,200
• Composite: 48.63/100
• National rank: #2108
• State rank: #103 of 472 in NJ

Livability — Anderson

• Score: 48/100
• State rank: #536
• US rank: #26085

Category grades

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

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

2 events — show timeline

• 2024-03-24 Pending — GSMLS
• 2024-01-27 Listed $70,000 GSMLS

Property tax history

+4.1%/yr

Latest (2025): $2,144 · +6.1% YoY. Source: county tax records.