720 W Front St · Plainfield, NJ 07060-1033

$244,800

3 bd · 1.0 ba · 860 sqft · SingleFamily public records · 159 Days on market

Built 1921 3,484 sqft lot

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Looking for a great opportunity? Look no more! This property has tons of potential and is average in living space size for the neighborhood. It is located close to main roads with easy access to local amenities, such as shopping, banking, schools, and various eateries. Per our APPRAISAL describe the property as a SFR (Attached) built in 1921. It has a GLA of approx. 860 and has 3 bedrooms and 1bath, full/unfinished basement and NO Garage. The property is on 3117 sq ft lot * * * Seller cannot guarantee access at any given time. Offers may be made sight unseen * * * Visual inspection is available attached and also on HUBZU * * *

Key facts

• 3117 sq ft lot
• 3,484 sq ft lot
• Built 1921

Tags

• EASY ACCESS TO LOCAL AMENITIES
• FULL UNFINISHED BASEMENT
• 3117 SQ FT LOT

Property features AI

Exterior

• Parking: No driveway or off-street parking
• Utilities: Natural gas available; Public sewer; Public water
• Home design: Approximate year built
• Construction: Approximate construction year
• Exterior features: See remarks for siding and exterior details; See remarks for roof details

Interior

• Kitchen: See remarks for kitchen details and appliances
• Bedrooms: 5 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant hot water heating; Natural gas heating fuel
• Interior features: See remarks for interior features and appliances; Full, unfinished basement
• Laundry & utility: See remarks for laundry/utility details

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $245k).
• Recommended offer: $215k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.3% in Plainfield — 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 65/100 on livability (#384 in NJ) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A-; Watch: crime D+, schools D-, amenities F.
• Plainfield Public School District (suburban): math 17% / reading 25% proficiency, ranked #588 of 612 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,749 units permitted in Union County in 2024 (1,421 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Union County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $41k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $245k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,424 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
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: 1.00% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.3

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: 11.9%
• Equity multiple: 1.68×
• Total profit: $46,679
• Equity at exit: $110,073

10-year hold

• IRR: 14.0%
• Equity multiple: 3.07×
• Total profit: $142,182
• Equity at exit: $169,635

Cash invested: $68,544 (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 07060-1033

• Active inventory: 1
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,451 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$281 /mo · $3,374/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $270

Break-even live

Break-even rent $2,110

Max offer price $244,800

Occupancy floor 84%

Sensitivity live

Price	-10% $408	-5% $339	+0% $270	+5% $200	+10% $131
Rent	-10% $76	-5% $173	+0% $270	+5% $366	+10% $463
Rate	-1.0pp $393	-0.5pp $332	base $270	+0.5pp $206	+1.0pp $142

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: $61,200
• Closing costs: $7,344
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Washington Ave North Plainfield, NJ	1.0–2.0	1.0–2.0	1015	$2,450	$2.41	4d	6	0.48mi
450 Little Pl North Plainfield, NJ	2.0	1.0	900	$2,180	$2.42	21d	1	1.08mi
1165 U.S. 22 North Plainfield, NJ	1.0–2.0	1.0	962	$2,135	$2.22	0d	2	1.22mi
1275 Rock Ave North Plainfield, NJ	1.0–2.0	1.0	745	$3,258	$4.37	0d	14	1.48mi

Listing history 10 events

1. 2026-05-13
   status Under Contract
2. 2026-05-01
   price $244,800
3. 2026-03-20
   price $257,580
4. 2026-03-20
   status Active
5. 2026-02-23
   historical
6. 2026-01-27
   price $258,400
7. 2025-12-12
   price $271,900
8. 2025-11-10
   listed $286,200 Active
9. 2005-04-28
   soldstatus $159,900
10. 2004-10-29
    soldstatus $55,000

ⓘ 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: $3,374 · $281/mo
• Projected year-2 tax: $4,735 · $395/mo
• Expected delta: +$1,361/yr (+$113/mo · 40.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,415
• − Mortgage interest: −$13,713
• − Property taxes: −$3,374
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − Depreciation: −$7,121
• Taxable loss: −$724
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $3,408/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: Plainfield Public School District
• NCES district ID: 3413140
• Math proficiency: 17% ▲ 1.00%
• Reading proficiency: 25% ▲ 1.00%
• Median HH income: $52,983
• Composite: 22.21/100
• National rank: #13512
• State rank: #588 of 612 in NJ

Livability — Plainfield

• Score: 65/100
• State rank: #384
• US rank: #13086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainfield, NJ

Population outlook (Union County) Hauer SSP2

• Today (2025): 596,450 people
• By 2030: 616,880 · +3.4%
• By 2040: 658,185 · +10.4%
• By 2050: 696,707 · +16.8%
• By 2075: 785,448 · +31.7%
• By 2100: 836,583 · +40.3%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

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

+345.1% since first listed

10 events — show timeline

• 2026-05-13 Pending — GSMLS
• 2026-05-01 Price Changed $244,800 GSMLS
• 2026-03-20 Price Changed $257,580 GSMLS
• 2026-03-20 Relisted — GSMLS
• 2026-02-23 Delisted — GSMLS
• 2026-01-27 Price Changed $258,400 GSMLS
• 2025-12-12 Price Changed $271,900 GSMLS
• 2025-11-10 Listed $286,200 GSMLS
• 2005-04-28 Sold (Public Records) $159,900 Public Records
• 2004-10-29 Sold (Public Records) $55,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,374 · +2.2% YoY. Source: county tax records.