1735 Black Oak Rd · Williamstown, NJ 08094

$230,000

4 bd · 2.5 ba · 2,393 sqft · SingleFamily public records · 1 Days on market

Built 1971 10,800 sqft 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 +27.2/30.0
• 1% rule +9.6/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exceptional value in Forrest Hills. This oversized home has everything your looking for, complete with fenced in yard, above ground pool, (new liner, filter & pump), deck & 2 storage sheds. The Master Suite is the crown jewel and a must see with 12x12 sitting/dressing room, with ample closet space and a 13x13 updated bath that includes Jacuzzi for 2, fireplace, stall shower and double vanity sink. The other bedrooms are nicely sized with newer carpet, as well as a large updated Full Bath. The Living & Dining rooms are large with new carpeting. The eat-in-kitchen is well appointed with ceramic tile, new appliances and upgraded cabinetry. The Family Room offers a gas fireplace. The Garage is converted playroom or mother-in law suite and can easily be converted back. If that isn't enough, a Full Finished Basement (with new carpeting) provides additional living & enteraining space. The Roof, Siding & Windows were replaced in 1996, the Heating & Air 2005. Front lawn sprinkler & alarm systems included

Key facts

• 0.25 acre lot
• Garage
• Built 1971

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 9.7% vs local median 4.9% in Williamstown — 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 69/100 on livability (#289 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 270 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• This rent runs 42% of the median local income ($97k/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 $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.55
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $480,993
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1686 Carriage Dr	0.52mi	4/2.5	2,393 (0%)	1mo	$600,000	$251	75
501 Stockton Dr	0.64mi	4/2.5	2,410 (+1%)	1mo	$580,000	$241	68
1725 Briarwood Dr	0.36mi	4/2.5	2,272 (-5%)	13mo	$450,505	$198	64
1601 White Oak Ln	0.27mi	4/2.0	2,068 (-14%)	5mo	$360,000	$174	59
101 Joanie Ave	0.43mi	4/2.5	2,202 (-8%)	10mo	$323,000	$147	59
1740 Forest Dr	0.20mi	3/2.0 (-1)	2,037 (-15%)	1mo	$409,000	$201	58
1121 Lafayette St	0.64mi	3/2.5 (-1)	2,343 (-2%)	6mo	$430,000	$184	57
1116 Lafayette St	0.67mi	4/2.5	2,489 (+4%)	11mo	$500,000	$201	53
317 Pickwick Dr	0.61mi	4/2.5	2,276 (-5%)	13mo	$540,000	$237	52
1669 Bracken Dr	0.66mi	4/2.5	2,617 (+9%)	12mo	$650,000	$248	44
1105 Lafayette St	0.70mi	5/2.5 (+1)	2,663 (+11%)	1mo	$475,000	$178	43
1405 Redwood Ct	0.41mi	3/2.0 (-1)	2,037 (-15%)	14mo	$428,000	$210	37

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $4,899
• Equity at exit: $34,294

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $59,383
• Equity at exit: $19,886

Cash invested: $64,400 (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 08094

• Active inventory: 270
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,348 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$685 /mo · $8,224/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $657

Break-even live

Break-even rent $2,516

Max offer price $230,000

Occupancy floor 75%

Sensitivity live

Price	-10% $788	-5% $723	+0% $657	+5% $592	+10% $527
Rent	-10% $393	-5% $525	+0% $657	+5% $790	+10% $922
Rate	-1.0pp $773	-0.5pp $716	base $657	+0.5pp $598	+1.0pp $537

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1884 Forest Dr Williamstown, NJ	4.0	2.5	2308	$3,050	$1.32	21d	1	0.49mi
913 Hampton Way Williamstown, NJ	4.0	2.0	2012	$2,750	$1.37	0d	1	1.05mi
2238 S Black Horse Pike Unit A Williamstown, NJ	5.0	2.0	1999	$2,200	$1.10	0d	1	1.39mi

Listing history 7 events

1. 2025-07-18
   status Pending
2. 2025-07-18
   listed $230,000 Active
3. 2007-02-27
   soldstatus $305,000
4. 2007-02-20
   soldstatus $305,000 1052-char remark

   Show marketing remark (1052 chars)

   Exceptional value in Forrest Hills. This oversized home has everything your looking for, complete with fenced in yard, above ground pool, (new liner, filter & pump), deck & 2 storage sheds. The Master Suite is the crown jewel and a must see with 12x12 sitting/dressing room, with ample closet space and a 13x13 updated bath that includes Jacuzzi for 2, fireplace, stall shower and double vanity sink. The other bedrooms are nicely sized with newer carpet, as well as a large updated Full Bath. The Living & Dining rooms are large with new carpeting. The eat-in-kitchen is well appointed with ceramic tile, new appliances and upgraded cabinetry. The Family Room offers a gas fireplace. The Garage is converted playroom or mother-in law suite and can easily be converted back. If that isn't enough, a Full Finished Basement (with new carpeting) provides additional living & enteraining space. The Roof, Siding & Windows were replaced in 1996, the Heating & Air 2005. Front lawn sprinkler & alarm systems included

5. 2007-01-26
   historical 1052-char remark

   Show marketing remark (1052 chars)

   Exceptional value in Forrest Hills. This oversized home has everything your looking for, complete with fenced in yard, above ground pool, (new liner, filter & pump), deck & 2 storage sheds. The Master Suite is the crown jewel and a must see with 12x12 sitting/dressing room, with ample closet space and a 13x13 updated bath that includes Jacuzzi for 2, fireplace, stall shower and double vanity sink. The other bedrooms are nicely sized with newer carpet, as well as a large updated Full Bath. The Living & Dining rooms are large with new carpeting. The eat-in-kitchen is well appointed with ceramic tile, new appliances and upgraded cabinetry. The Family Room offers a gas fireplace. The Garage is converted playroom or mother-in law suite and can easily be converted back. If that isn't enough, a Full Finished Basement (with new carpeting) provides additional living & enteraining space. The Roof, Siding & Windows were replaced in 1996, the Heating & Air 2005. Front lawn sprinkler & alarm systems included

6. 2006-09-08
   listed $305,000 1052-char remark

   Show marketing remark (1052 chars)

   Exceptional value in Forrest Hills. This oversized home has everything your looking for, complete with fenced in yard, above ground pool, (new liner, filter & pump), deck & 2 storage sheds. The Master Suite is the crown jewel and a must see with 12x12 sitting/dressing room, with ample closet space and a 13x13 updated bath that includes Jacuzzi for 2, fireplace, stall shower and double vanity sink. The other bedrooms are nicely sized with newer carpet, as well as a large updated Full Bath. The Living & Dining rooms are large with new carpeting. The eat-in-kitchen is well appointed with ceramic tile, new appliances and upgraded cabinetry. The Family Room offers a gas fireplace. The Garage is converted playroom or mother-in law suite and can easily be converted back. If that isn't enough, a Full Finished Basement (with new carpeting) provides additional living & enteraining space. The Roof, Siding & Windows were replaced in 1996, the Heating & Air 2005. Front lawn sprinkler & alarm systems included

7. 1988-04-05
   soldstatus $98,000

ⓘ 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: $8,224 · $685/mo
• Projected year-2 tax: $8,224 · $685/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,174
• − Mortgage interest: −$12,884
• − Property taxes: −$8,224
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,214
• − Management: −$3,214
• − Depreciation: −$6,691
• Taxable income: $4,797
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $6,738/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Williamstown

• Score: 69/100
• State rank: #289
• US rank: #8603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 41,595
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 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: ▼ -213.12%
• Current HPI: 278.3849
• 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

+134.7% since first listed

7 events — show timeline

• 2025-07-18 Pending — BRIGHT MLS
• 2025-07-18 Listed $230,000 BRIGHT MLS
• 2007-02-27 Sold (Public Records) $305,000 Public Records
• 2007-02-20 Sold (MLS) $305,000 BRIGHT MLS
• 2007-01-26 Listing Removed — BRIGHT MLS
• 2006-09-08 Listed $305,000 BRIGHT MLS
• 1988-04-05 Sold (Public Records) $98,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $8,224 · +2.9% YoY. Source: county tax records.