126 Jones Ave · New Brunswick, NJ 08846

$535,000

None bd · None ba · 1,485 sqft · MultiFamily · 6 Days on market

Built 1920 Fair condition 3,049 sqft lot Est $502k · 7% over

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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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +7.2/10.0
• ARV discount +4.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent opportunity to own a 2 family in home at a convenient New Brunswick location. First floor unit has been completely renovated and is tenant occupied. Renovations include a new kitchen, flooring, new bathroom, and new windows. The 2nd floor unit is vacant and ready for owner occupancy, a new tenant, or add your personal updates and finishing touches. Additional recent improvements include a new sewer system and new basement windows. The property features a detached garage, oversized driveway, and inviting front porch perfect for relaxing outdoors. Basement offers additional flexibility Whether you're looking to occupy on unit while generating rental income from the other or add a

Key facts

• New kitchen
• New bathroom
• New basement windows

Tags

• NEW KITCHEN
• NEW BATHROOM
• NEW WINDOWS
• VACANT SECOND FLOOR UNIT
• NEW SEWER SYSTEM
• NEW BASEMENT WINDOWS

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public sewer
• Exterior features: Property owned by individual(s)

Interior

• Heating & cooling: Radiant heating; Baseboard heating; Other cooling
• Interior features: Partially finished basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $535k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $738/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $535k).
• Cap rate 9.6% vs local median 3.8% in New Brunswick — 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 75/100 on livability (#154 in NJ, #3,986 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, schools F, crime F.
• New Brunswick School District (urban): math 4% / reading 23% proficiency, ranked #463 of 472 in NJ (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,971 units permitted in Middlesex County in 2024 (1,193 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Middlesex County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $150k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $535,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-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. Crime grade is F 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $501,930
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Suydam St	0.20mi	3/2.0	1,540 (+4%)	7mo	$593,000	$385	79
15 N Talmadge St N	0.31mi	4/2.0	1,452 (-2%)	4mo	$495,000	$341	79
154 Comstock St	0.31mi	4/2.0	1,548 (+4%)	9mo	$490,000	$317	71
111 Delavan St	0.22mi	5/3.0	1,632 (+10%)	2mo	$635,000	$389	71
146 Seaman St	0.31mi	4/2.0	1,384 (-7%)	7mo	$525,000	$379	68
193 Delavan St	0.43mi	4/2.0	1,444 (-3%)	11mo	$460,000	$319	66
186 Townsend St	0.45mi	4/2.0	1,620 (+9%)	3mo	$486,000	$300	61
188 Seaman St	0.42mi	—/—	1,627 (+10%)	10mo	$550,000	$338	56
78 Throop Ave	0.25mi	—/—	1,662 (+12%)	17mo	$437,000	$263	54
168 Redmond St	0.45mi	6/2.0	1,680 (+13%)	6mo	$450,000	$268	52
158 Lee Ave	0.47mi	4/3.0	1,300 (-12%)	8mo	$495,000	$381	51
208 Suydam St	0.49mi	—/—	1,320 (-11%)	14mo	$385,000	$292	47

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $7,391
• Equity at exit: $79,770

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $127,859
• Equity at exit: $46,257

Cash invested: $149,800 (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 08846

• Active inventory: 17
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $6,548 high
• Mortgage (P&I): −$2,806
• Tax est. 1.5%: −$669 /mo · $8,025/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,375
• Net cashflow: $1,476

Break-even live

Break-even rent $4,680

Max offer price $535,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,845	-5% $1,661	+0% $1,476	+5% $1,291	+10% $1,106
Rent	-10% $958	-5% $1,217	+0% $1,476	+5% $1,734	+10% $1,993
Rate	-1.0pp $1,745	-0.5pp $1,612	base $1,476	+0.5pp $1,337	+1.0pp $1,196

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$6,548
Total (2 units)			$6,548

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
95 Paul Robeson Blvd Unit 3 New Brunswick, NJ	3.0	1.0	1200	$2,900	$2.42	25d	1	0.32mi
28 Renaissance Ln New Brunswick, NJ	2.0	1.5	1087	$2,500	$2.30	17d	1	0.36mi
39 Throop Ave Unit 3 New Brunswick, NJ	2.0	1.0	1000	$2,400	$2.40	25d	1	0.38mi
186 Comstock St New Brunswick, NJ	2.0	1.0	1000	$2,200	$2.20	25d	1	0.42mi
79 Renaissance Ln New Brunswick, NJ	2.0	1.5	1067	$2,800	$2.62	17d	1	0.48mi
10 Paul Robeson Blvd New Brunswick, NJ	1.0–3.0	1.0–1.5	883	$2,578	$2.92	2d	8	0.48mi
1315 Fernwood Ct New Brunswick, NJ	2.0	2.0	1195	$2,500	$2.09	4d	1	0.50mi
33 Paul Robeson Blvd New Brunswick, NJ	1.0–2.0	1.0	833	$2,061	$2.47	4d	5	0.56mi
285 George St New Brunswick, NJ	1.0–2.0	1.0–2.0	842	$3,174	$3.77	2d	7	0.70mi
120 Neilson St New Brunswick, NJ	2.0	1.0–2.0	759	$3,390	$4.47	2d	25	0.78mi
1 Richmond St New Brunswick, NJ	1.0–2.0	1.0–2.0	982	$4,037	$4.11	2d	23	0.81mi
7 Livingston Ave New Brunswick, NJ	2.0	1.0–2.0	664	$3,830	$5.77	2d	18	0.82mi
145 Neilson St New Brunswick, NJ	2.0	2.0	1010	$3,235	$3.20	2d	2	0.85mi
100 Hiram Sq New Brunswick, NJ	1.0–2.0	1.0–2.0	769	$3,224	$4.19	2d	10	0.89mi
60 Paterson St New Brunswick, NJ	1.0–2.0	1.0–1.5	974	$2,985	$3.06	2d	1	0.90mi
218 Peyton Pl New Brunswick, NJ	3.0	2.5	1650	$3,900	$2.36	2d	1	0.91mi
202 Lyla Ln New Brunswick, NJ	2.0	3.0	1238	$3,200	$2.58	5d	1	0.93mi
385 George St Unit 2B New Brunswick, NJ	2.0	1.0	1037	$2,650	$2.56	25d	1	0.96mi
313 Sadie Cir New Brunswick, NJ	3.0	2.5	1654	$3,950	$2.39	2d	1	0.97mi
214 Jessie Pl Unit 64 New Brunswick, NJ	2.0	2.0	1000	$3,200	$3.20	2d	1	0.98mi
317 Sadie Cir New Brunswick, NJ	2.0	2.0	1000	$3,200	$3.20	11d	1	0.98mi
323 Sadie Cir New Brunswick, NJ	2.0	2.0	1000	$3,200	$3.20	2d	1	0.98mi
614 Sadie Cir New Brunswick, NJ	2.0	2.0	1004	$3,100	$3.09	24d	1	0.99mi
110 Somerset St New Brunswick, NJ	1.0–2.0	1.0–2.0	912	$4,433	$4.86	2d	20	1.10mi
1 Chester Cir New Brunswick, NJ	2.0	1.0–1.5	646	$2,865	$4.43	2d	17	1.26mi
11 U.S. 1 New Brunswick, NJ	1.0–2.0	1.0–2.0	1044	$3,283	$3.14	2d	12	1.35mi
44 Courtlandt St New Brunswick, NJ	3.0	1.0–2.0	930	$3,918	$4.21	2d	1	1.42mi

Listing history 6 events

1. 2026-06-18
   days on market $535,000 Active 6 DOM
2. 2026-06-17
   days on market $535,000 Active 5 DOM
3. 2026-06-16
   days on market $535,000 Active 4 DOM
4. 2026-06-15
   days on market $535,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $535,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $78,576
• − Mortgage interest: −$29,968
• − Property taxes: −$8,025
• − Insurance: −$2,675
• − Repairs & maintenance: −$6,286
• − Management: −$6,286
• − Depreciation: −$15,564
• Taxable income: $9,772
• Est. tax owed @ 24.0%: −$2,345
• After-tax cash flow: $15,363/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.

Condition & rehab AI · 13 photos

Fair 50/100 Moderate rehab

This property requires moderate renovations to improve its condition and add value. The kitchen and bathroom need significant updates, while exterior siding and landscaping can be refreshed to enhance curb appeal.

Repairs flagged

• Major Kitchen cabinets — Old and outdated
• Major Kitchen countertops — Worn and outdated
• Major Bathroom fixtures — Dated and worn
• Moderate Exterior siding — Weathered and discolored
• Minor Landscaping — Some overgrown vegetation

Value-add opportunities

• Resale New kitchen cabinets and countertops — Modernizes the kitchen and adds value
• Resale New bathroom fixtures — Enhances the bathroom and adds value
• Both Paint exterior siding — Improves curb appeal and adds value
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Old and outdated	Major	$15,000–50,000
Kitchen countertops · Worn and outdated	Major	$15,000–50,000
Bathroom fixtures · Dated and worn	Major	$15,000–50,000
Exterior siding · Weathered and discolored	Moderate	$3,000–15,000
Landscaping · Some overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 5 items		$48,500–168,000

Value-add ROI direction

• Resale New kitchen cabinets and countertops — Modernizes the kitchen and adds value ↑
• Resale New bathroom fixtures — Enhances the bathroom and adds value ↑
• Both Paint exterior siding — Improves curb appeal and adds value ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: New Brunswick School District
• NCES district ID: 3411220
• Math proficiency: 4% ▼ -15.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $40,376
• Composite: 11.53/100
• National rank: #9700
• State rank: #463 of 472 in NJ

Livability — New Brunswick

• Score: 75/100
• State rank: #154
• US rank: #3986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Brunswick, NJ
• City population: 57,263
• Population (ZIP): 14,518

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 901,713 people
• By 2030: 930,661 · +3.2%
• By 2040: 986,276 · +9.4%
• By 2050: 1,038,920 · +15.2%
• By 2075: 1,159,418 · +28.6%
• By 2100: 1,221,973 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 54% Hispanic / Latino 26% Asian 12% Two or more races 9% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Dominican 3%
• Common ancestry: Romanian 5% Hispanic 2% Subsaharan African 1%
• Foreign-born: 24% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 18% Other Indo-European 8% Arabic 2%

Political lean MEDSL · Middlesex

• 2024 margin: Lean D (+8.0) · D 52.5% · R 44.5% · Other 3.0%
• 2008→2024 swing: -13.8pp toward R · 2008: 21.8pp · 2024: 8.0pp
• All cycles: 2024: D+8.0 2020: D+22.0 2016: D+19.8 2012: D+27.0 2008: D+21.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -290.23%
• Current HPI: 293.6148
• 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

1 event — show timeline

• 2026-06-12 Listed $535,000 MOMLS