619 Main St · Leesburg, NJ 08327

$115,000

3 bd · 1.0 ba · 2,112 sqft · SingleFamily public records · 23 Days on market

Built 1900 0.60 ac lot ↓ 21% since listing

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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 +26.4/30.0
• 1% rule +9.7/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

INVESTOR ALERT! YOUR NEXT FIX-N-FLIP IS HERE! 619 Main St is ready to be renovated, with comprable sales in the high 200s in the area. This home has room to add a 4th bedroom and another 1.5 bathrooms. The bones seem good, the lot is good size, and the shed in the back is huge and should be able to be kept and renovated for your next buyer. At 2112 square feet, this property has tons of resale potential. Come take a look and make an offer!

Key facts

• Huge shed
• Room to add
• Good size lot

Tags

• ROOM TO ADD
• HUGE SHED
• GOOD SIZE LOT

Property features AI

Exterior

• Parking: On-street parking; Driveway parking
• Utilities: Natural gas for heat and hot water; Electric for cooling; Well water; Private sewer
• Home design: Detached home; Above-grade finished living area reported (Assessor)
• Construction: Frame construction; Foundation: Other; Other structures above and below grade; Above-grade finished area 2,112 (per assessor)
• Exterior features: Detached single-family structure; Property on a well; Private sewer

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating; Wall and window cooling units (electric)
• Interior features: Basement with interior access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Maurice River Township School District (rural): math 14% / reading 37% proficiency, ranked #376 of 472 in NJ (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $795 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cumberland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-2.2% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 4.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.47% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.15×
• Total profit: $4,871
• Equity at exit: $21,488

10-year hold

• IRR: 11.9%
• Equity multiple: 2.04×
• Total profit: $33,342
• Equity at exit: $17,563

Cash invested: $32,200 (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 08327

• Home prices YoY: -1.3%
• Active inventory: 10
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$383 /mo · $4,592/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $302

Break-even live

Break-even rent $1,308

Max offer price $115,000

Occupancy floor 77%

Sensitivity live

Price	-10% $367	-5% $335	+0% $302	+5% $270	+10% $237
Rent	-10% $169	-5% $235	+0% $302	+5% $369	+10% $436
Rate	-1.0pp $360	-0.5pp $332	base $302	+0.5pp $272	+1.0pp $242

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-13
   statusdays on market $115,000 Pending 23 DOM
2. 2026-06-10
   days on market $115,000 Active 22 DOM
3. 2026-06-09
   days on market $115,000 Active 21 DOM
4. 2026-06-08
   days on market $115,000 Active 20 DOM
5. 2026-06-07
   days on market $115,000 Active 19 DOM
6. 2026-06-05
   days on market $115,000 Active 16 DOM
7. 2026-06-02
   days on market $115,000 Active 14 DOM
8. 2026-06-01
   days on market $115,000 Active 13 DOM
9. 2026-05-31
   days on market $115,000 Active 12 DOM
10. 2026-05-30
    days on market $115,000 Active 11 DOM
11. 2026-05-19
    listed $115,000 Active
12. 2026-04-02
    historical
13. 2026-02-12
    price $130,000
14. 2025-10-03
    price $140,000
15. 2025-09-26
    listed $150,000 Active
16. 2010-01-21
    soldstatus $146,000

ⓘ 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: $4,592 · $383/mo
• Projected year-2 tax: $4,592 · $383/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $20,293
• − Mortgage interest: −$6,442
• − Property taxes: −$4,592
• − Insurance: −$575
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$3,345
• Taxable income: $2,092
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $3,125/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: Maurice River Township School District
• NCES district ID: 3409780
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 37% ▼ -3.00%
• Median HH income: $64,846
• Composite: 23.8/100
• National rank: #7810
• State rank: #376 of 472 in NJ

Livability — Leesburg

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Leesburg, NJ
• Population (ZIP): 3,505

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 45% White 29% Hispanic / Latino 26%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Dominican 3%
• Common ancestry: Slovak 1% Romanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 16% Arabic 1%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.16%
• Current HPI: 167.7001
• 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

-21.2% since first listed

6 events — show timeline

• 2026-05-19 Listed $115,000 BRIGHT MLS
• 2026-04-02 Listing Removed — BRIGHT MLS
• 2026-02-12 Price Changed $130,000 BRIGHT MLS
• 2025-10-03 Price Changed $140,000 BRIGHT MLS
• 2025-09-26 Listed $150,000 BRIGHT MLS
• 2010-01-21 Sold (Public Records) $146,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $4,592 · -0.5% YoY. Source: county tax records.