100 Penn St · Penns Grove, NJ 08069

$135,000

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 57 Days on market

Built 1940 3,049 sqft lot $106/sqft · 11% above area Est $122k · 11% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.9/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 100 Penn St, a charming home tucked at the end of the street, perfectly positioned on a corner lot with an extended side and rear yard featuring garden area plus a gated exterior for added privacy. As you approach, a welcoming front porch sets the tone—an ideal spot to enjoy your morning coffee or unwind in the evening. Step inside and feel the warmth of a home filled with character, where classic wood-paneled walls create a cozy, inviting living space reminiscent of timeless design. The layout flows naturally from the living room into a dedicated dining area, perfect for gatherings, and continues into the kitchen. Here, you’ll find abundant cabinet storage and space for dining, offering a functional layout with opportunity to personalize and make it your own. Upstairs, the second level features three bedrooms, beginning with the largest to your left. As you continue down the hallway, you’ll find a second generously sized bedroom with access to an attic space that presents exciting potential—ideal for conversion into a loft, home office, or recreation area with its tall ceilings. At the end of the hall sits the full bathroom, complete with a vanity and tub-shower combo, along with the third bedroom. The basement adds ample storage with room to do laundry. The backyard offers a grassy area that leads to a detached garage—perfect for additional parking, storage, or a workshop. This space also serves as a handyman’s dream, complete with its own electric hookup and panel, making it ideal for projects and hobbies. Located blocks away from the Delaware River Walkway & Fishing, this home offers easy access to outdoor recreation while remaining just minutes from local favorites like Di Paolo's Italian Ristorante. Commuters will appreciate the convenient access to Rt. 130 and I-295, making travel to Wilmington and Philadelphia simple. This home is being sold as-is, where-is, offering a great opportunity for buyers looking to add their own vision and value. Schedule your tour and explore the potential that 100 Penn St has to offer.

Key facts

• Garden area
• Front porch
• Gated exterior

Tags

• CORNER LOT
• GATED EXTERIOR
• GARDEN AREA
• FRONT PORCH
• DEDICATED DINING AREA
• ABUNDANT CABINET STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 6.0% in Penns Grove — 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 57/100 on livability (#519 in NJ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A, housing A-; Watch: schools F, crime F, amenities F.
• Penns Grove-Carneys Point Regional School District (suburban): math 6% / reading 21% proficiency, ranked #462 of 472 in NJ (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 101 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $135k implies a 800% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.65% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.09%
• DSCR: 2.07
• GRM: 5.0

CMA / ARV

• ARV (median comp): $121,874
• List price: $135,000
• Delta: 23.08%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89-93 Penn St	0.07mi	3/1.5	1,290 (+1%)	16mo	$215,000	$167	80
99 N Virginia Ave	0.71mi	3/1.0	1,292 (+2%)	3mo	$99,000	$77	62
68 E Harmony St	0.65mi	3/2.0	1,237 (-3%)	0mo	$340,000	$275	61
89 Delaware Ave	0.05mi	4/2.0 (+1)	1,440 (+13%)	8mo	$280,000	$194	60
106 W Harmony St	0.26mi	4/2.0 (+1)	1,413 (+11%)	10mo	$87,500	$62	52
114 Guest St	0.18mi	4/1.0 (+1)	1,440 (+13%)	15mo	$190,000	$132	52
222 Delaware Ave	0.36mi	3/1.0	1,110 (-13%)	19mo	$225,000	$203	46
13 E Union St	0.43mi	3/2.0	1,146 (-10%)	18mo	$160,500	$140	45
35 E Line St	0.53mi	4/2.0 (+1)	1,155 (-9%)	19mo	$251,250	$218	35
111 Tyrone Ave	0.74mi	3/1.5	1,410 (+11%)	19mo	$200,000	$142	30
161 N Virginia Ave	0.69mi	3/2.0	1,420 (+12%)	19mo	$280,000	$197	28
7 Walnut St	0.70mi	3/2.0	1,456 (+14%)	21mo	$120,000	$82	22

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $22,332
• Equity at exit: $20,129

10-year hold

• IRR: 23.5%
• Equity multiple: 3.03×
• Total profit: $76,697
• Equity at exit: $11,672

Cash invested: $37,800 (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 08069

• Home prices YoY: -18.8%
• Active inventory: 101
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,229 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$238 /mo · $2,857/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $692

Break-even live

Break-even rent $1,353

Max offer price $135,000

Occupancy floor 64%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 Delaware Ave Penns Grove, NJ	3.0	1.0	1300	$1,900	$1.46	1d	1	0.02mi
175 Penns Grove Auburn Rd Penns Grove, NJ	1.0–2.0	1.0	875	$1,650	$1.89	1d	3	0.92mi

Listing history 20 events

1. 2026-06-18
   days on market $135,000 Active 57 DOM
2. 2026-06-17
   price $135,000 Active 56 DOM
3. 2026-06-17
   days on market $150,000 Active 56 DOM
4. 2026-06-16
   days on market $150,000 Active 55 DOM
5. 2026-06-15
   days on market $150,000 Active 54 DOM
6. 2026-06-13
   days on market $150,000 Active 52 DOM
7. 2026-06-09
   days on market $150,000 Active 48 DOM
8. 2026-06-08
   days on market $150,000 Active 47 DOM
9. 2026-06-07
   days on market $150,000 Active 46 DOM
10. 2026-06-04
    days on market $150,000 Active 43 DOM
11. 2026-06-03
    days on market $150,000 Active 42 DOM
12. 2026-06-02
    days on market $150,000 Active 41 DOM
13. 2026-06-01
    days on market $150,000 Active 40 DOM
14. 2026-05-31
    days on market $150,000 Active 39 DOM
15. 2026-04-22
    listed $150,000 Active 2110-char remark

    Show marketing remark (2110 chars)

    Welcome to 100 Penn St, a charming home tucked at the end of the street, perfectly positioned on a corner lot with an extended side and rear yard featuring garden area plus a gated exterior for added privacy. As you approach, a welcoming front porch sets the tone—an ideal spot to enjoy your morning coffee or unwind in the evening. Step inside and feel the warmth of a home filled with character, where classic wood-paneled walls create a cozy, inviting living space reminiscent of timeless design. The layout flows naturally from the living room into a dedicated dining area, perfect for gatherings, and continues into the kitchen. Here, you’ll find abundant cabinet storage and space for dining, offering a functional layout with opportunity to personalize and make it your own. Upstairs, the second level features three bedrooms, beginning with the largest to your left. As you continue down the hallway, you’ll find a second generously sized bedroom with access to an attic space that presents exciting potential—ideal for conversion into a loft, home office, or recreation area with its tall ceilings. At the end of the hall sits the full bathroom, complete with a vanity and tub-shower combo, along with the third bedroom. The basement adds ample storage with room to do laundry. The backyard offers a grassy area that leads to a detached garage—perfect for additional parking, storage, or a workshop. This space also serves as a handyman’s dream, complete with its own electric hookup and panel, making it ideal for projects and hobbies. Located blocks away from the Delaware River Walkway & Fishing, this home offers easy access to outdoor recreation while remaining just minutes from local favorites like Di Paolo's Italian Ristorante. Commuters will appreciate the convenient access to Rt. 130 and I-295, making travel to Wilmington and Philadelphia simple. This home is being sold as-is, where-is, offering a great opportunity for buyers looking to add their own vision and value. Schedule your tour and explore the potential that 100 Penn St has to offer.

16. 2019-04-14
    historical
17. 2018-04-14
    listed $60,000 Active
18. 2015-12-30
    historical
19. 2015-01-19
    listed $43,900
20. 2000-01-05
    soldstatus $15,000

ⓘ 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: $2,857 · $238/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: +$252/yr (+$21/mo · 8.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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: $26,750
• − Mortgage interest: −$7,562
• − Property taxes: −$2,857
• − Insurance: −$1,472
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$3,927
• Taxable income: $6,651
• Est. tax owed @ 24.0%: −$1,596
• After-tax cash flow: $6,711/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: Penns Grove-Carneys Point Regional School District
• NCES district ID: 3412840
• Math proficiency: 6% ▼ -16.00%
• Reading proficiency: 21% ▼ -7.00%
• Median HH income: $44,930
• Composite: 11.98/100
• National rank: #9665
• State rank: #462 of 472 in NJ

Livability — Penns Grove

• Score: 57/100
• State rank: #519
• US rank: #22190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Penns Grove, NJ
• County: Salem County · 24,175 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,413
• Household income: $71,942
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 696.0

Population outlook (Salem County) Hauer SSP2

• Today (2025): 59,905 people
• By 2030: 57,351 · -4.3%
• By 2040: 51,837 · -13.5%
• By 2050: 46,356 · -22.6%
• By 2075: 36,452 · -39.2%
• By 2100: 28,907 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 22% Black 22% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 14%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 85% English-only · Spanish 13% Tagalog/Filipino 1%

Political lean MEDSL · Salem

• 2024 margin: R (+19.2) · D 39.6% · R 58.8% · Other 1.6%
• 2008→2024 swing: -23.1pp toward R · 2008: 3.9pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+12.8 2016: R+15.4 2012: D+0.8 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.07%
• Current HPI: 290.3853
• 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

+900.0% since first listed

6 events — show timeline

• 2026-04-22 Listed $150,000 BRIGHT MLS
• 2019-04-14 Listing Removed — BRIGHT MLS
• 2018-04-14 Listed $60,000 BRIGHT MLS
• 2015-12-30 Listing Removed — BRIGHT MLS
• 2015-01-19 Listed $43,900 BRIGHT MLS
• 2000-01-05 Sold (Public Records) $15,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,857 · +2.0% YoY. Source: county tax records.