79 Schultz Ave · Phillipsburg, NJ 08865-2445

$199,900

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 29 Days on market

Built 1920 2,178 sqft lot $163/sqft · 45% above area Est $138k · 45% over

---

Why this score? — see what drove the D 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 +16.3/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

PRICE IMPROVEMENT AND TOWN CERTIFICATE OF HABITABILITY ALREADY OBTAINED. Welcome home to this spacious, solid brick end-unit townhouse that is freshly painted inside and offers 3 bedrooms and 1 full bath. The main level features a kitchen, formal dining room, and living room accented by beautiful pocket doors and classic moldings. Additional highlights include thermal windows, a NEW refrigerator, ceiling fans, carpeting and hardwood flooring in upstairs bedrooms and hallway, two outdoor covered porches in the front and back, and a detached 2 CAR GARAGE W/OFF STREET PARKING for up to 4 vehicles! The partially finished walls in full basement provide excellent potential for additional living space and comes equipped with laundry hook up. As a rare end unit, this home also boasts a private side yard which is perfect for pets, gardening, or outdoor entertaining. Even better, there are NO Association Fees, giving you the freedom to make it your own. All mechanical systems are in good working order; however, the home is being sold as-is. An excellent opportunity for first-time buyers or investors looking to add value with minor updates. Conveniently located minutes from commuter routes, shopping, attractions, and downtown Easton.

Key facts

• Carpeting
• Thermal windows
• Ceiling fans

Tags

• SOLID BRICK END-UNIT TOWNHOUSE
• FRESHLY PAINTED INSIDE
• THERMAL WINDOWS
• NEW REFRIGERATOR
• CEILING FANS
• CARPETING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (0.0% below list).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.9% in Phillipsburg — 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 76/100 on livability (#135 in NJ, #3,552 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools C-, commute F.
• Phillipsburg School District (suburban): math 17% / reading 37% proficiency, ranked #381 of 472 in NJ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 630 units permitted in Warren County in 2024 (315 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Warren County population projected at -10% 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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; list at $200k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 8.3

CMA / ARV

• ARV (median comp): $137,714
• List price: $199,900
• Delta: 45.16%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Glen Ave	0.13mi	4/1.0 (+1)	1,262 (+3%)	12mo	$259,900	$206	74
280 Bates St	0.43mi	3/1.5	1,168 (-5%)	8mo	$292,000	$250	64
350 Firth St	0.25mi	2/1.0 (-1)	1,162 (-5%)	24mo	$150,000	$129	55

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: 9.7%
• Equity multiple: 1.56×
• Total profit: $31,077
• Equity at exit: $89,884

10-year hold

• IRR: 12.1%
• Equity multiple: 2.81×
• Total profit: $101,093
• Equity at exit: $138,521

Cash invested: $55,972 (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 08865-2445

• Active inventory: 2
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,999 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$339 /mo · $4,067/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $109

Break-even live

Break-even rent $1,861

Max offer price $199,900

Occupancy floor 90%

Sensitivity live

Price	-10% $222	-5% $165	+0% $109	+5% $52	+10% $-5
Rent	-10% $-49	-5% $30	+0% $109	+5% $187	+10% $266
Rate	-1.0pp $209	-0.5pp $159	base $109	+0.5pp $57	+1.0pp $4

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Washington St Phillipsburg, NJ	4.0	1.5	1000	$2,300	$2.30	4d	1	0.38mi
270 Bates St Phillipsburg, NJ	2.0	1.0	1368	$2,100	$1.54	24d	1	0.41mi
1 Sitgreaves St Unit 3B Phillipsburg, NJ	2.0	1.0	900	$1,650	$1.83	24d	1	0.45mi
1 Sitgreaves St Unit 3B Phillipsburg, NJ	2.0	1.0	900	$1,600	$1.78	4d	1	0.45mi
152 S Main St Phillipsburg, NJ	2.0	1.0	900	$1,650	$1.83	24d	1	0.54mi
75 S Main St Phillipsburg, NJ	1.0–2.0	1.0–2.0	847	$2,239	$2.64	4d	4	0.57mi
43-45 S Main St Unit 3 Phillipsburg, NJ	3.0	2.0	1200	$2,200	$1.83	24d	1	0.58mi
461 Heckman St Phillipsburg, NJ	1.0–2.0	1.0	690	$2,095	$3.03	0d	6	0.66mi
49 N Delaware Dr Unit 3rd Floor Easton, PA	2.0	1.0	1500	$2,495	$1.66	20d	1	0.76mi
100 Northampton St Easton, PA	1.0–2.0	1.0–2.0	995	$3,650	$3.67	4d	6	0.77mi
355 Thomas St Phillipsburg, NJ	3.0	1.5	1400	$2,250	$1.61	12d	1	0.86mi
689 Sayre Ave Phillipsburg, NJ	4.0	1.5	1376	$2,200	$1.60	4d	1	0.86mi
11 S 2nd St Unit 10 Easton, PA	2.0	1.0	800	$1,500	$1.88	45d	1	0.87mi
201 Cattell St Unit 5 Easton, PA	3.0	1.0	800	$1,600	$2.00	4d	1	0.89mi
214 Spring Garden St Unit 2B Easton, PA	2.0	1.0	1250	$2,995	$2.40	22d	1	0.89mi
215 Cattell St Unit 2nd Floor Easton, PA	2.0	1.0	1000	$1,600	$1.60	24d	1	0.90mi
218 Cattell St Unit B Easton, PA	2.0	1.0	800	$1,600	$2.00	45d	1	0.91mi
330 Northampton St Unit 205 Easton, PA	2.0	2.0	1088	$1,750	$1.61	24d	1	1.03mi
330 Northampton St Easton, PA	2.0	2.0	1088	$1,750	$1.61	45d	1	1.03mi
417 McCartney St Unit 1 Easton, PA	2.0	1.0	750	$1,750	$2.33	45d	1	1.06mi
140 S 4th St Easton, PA	2.0	1.0–2.0	841	$2,460	$2.93	4d	106	1.09mi
226 Vista Dr Easton, PA	3.0	1.5	1358	$2,195	$1.62	4d	1	1.10mi
513 Spruce St Easton, PA	2.0	1.0	850	$1,600	$1.88	45d	1	1.21mi
40 S 6th St Easton, PA	1.0–2.0	1.0–2.0	1156	$3,000	$2.59	15d	11	1.23mi
601 Northampton St Unit 202 Easton, PA	2.0	1.0	750	$1,795	$2.39	15d	1	1.24mi
601 Northampton St Unit 402 Easton, PA	2.0	1.0	750	$1,795	$2.39	45d	1	1.24mi
700 Hamilton St Unit 2 Easton, PA	4.0	2.0	1050	$2,000	$1.90	4d	1	1.25mi
142 S Union St Easton, PA	3.0	2.0	1300	$1,895	$1.46	45d	1	1.29mi
623 Walnut St Unit A2 Easton, PA	2.0	2.0	1500	$2,250	$1.50	24d	1	1.30mi
623 Walnut St Unit C2 Easton, PA	2.0	2.5	1500	$2,300	$1.53	45d	1	1.30mi
839 McCartney St Unit 2nd Floor Easton, PA	3.0	1.0	828	$1,700	$2.05	4d	1	1.30mi
276 W Saint Joseph St Easton, PA	3.0	1.5	1315	$1,700	$1.29	45d	1	1.36mi
137 N 7th St Apt 1 Easton, PA	2.0	1.0	1000	$1,395	$1.40	4d	1	1.43mi
35 N 7th St Easton, PA	3.0	1.0	1088	$1,750	$1.61	15d	1	1.43mi
29 S 7th St Easton, PA	2.0	2.0	1100	$1,350	$1.23	15d	1	1.45mi
199 Cedar Park Blvd Easton, PA	1.0–3.0	1.0–4.0	1410	$3,077	$2.18	0d	9	1.46mi
214 N 7th St Unit NA Easton, PA	2.0	1.0	1000	$1,550	$1.55	4d	1	1.46mi
713 Spring Garden St Unit 2 Easton, PA	4.0	1.0	800	$1,745	$2.18	4d	1	1.46mi
102 Rock St Unit 220B Easton, PA	2.0	1.0	765	$1,611	$2.11	45d	1	1.47mi

Listing history 7 events

1. 2026-05-19
   price $199,900 1244-char remark

   Show marketing remark (1244 chars)

   PRICE IMPROVEMENT AND TOWN CERTIFICATE OF HABITABILITY ALREADY OBTAINED. Welcome home to this spacious, solid brick end-unit townhouse that is freshly painted inside and offers 3 bedrooms and 1 full bath. The main level features a kitchen, formal dining room, and living room accented by beautiful pocket doors and classic moldings. Additional highlights include thermal windows, a NEW refrigerator, ceiling fans, carpeting and hardwood flooring in upstairs bedrooms and hallway, two outdoor covered porches in the front and back, and a detached 2 CAR GARAGE W/OFF STREET PARKING for up to 4 vehicles! The partially finished walls in full basement provide excellent potential for additional living space and comes equipped with laundry hook up. As a rare end unit, this home also boasts a private side yard which is perfect for pets, gardening, or outdoor entertaining. Even better, there are NO Association Fees, giving you the freedom to make it your own. All mechanical systems are in good working order; however, the home is being sold as-is. An excellent opportunity for first-time buyers or investors looking to add value with minor updates. Conveniently located minutes from commuter routes, shopping, attractions, and downtown Easton.

2. 2026-05-07
   status Active 1244-char remark

   Show marketing remark (1244 chars)

   PRICE IMPROVEMENT AND TOWN CERTIFICATE OF HABITABILITY ALREADY OBTAINED. Welcome home to this spacious, solid brick end-unit townhouse that is freshly painted inside and offers 3 bedrooms and 1 full bath. The main level features a kitchen, formal dining room, and living room accented by beautiful pocket doors and classic moldings. Additional highlights include thermal windows, a NEW refrigerator, ceiling fans, carpeting and hardwood flooring in upstairs bedrooms and hallway, two outdoor covered porches in the front and back, and a detached 2 CAR GARAGE W/OFF STREET PARKING for up to 4 vehicles! The partially finished walls in full basement provide excellent potential for additional living space and comes equipped with laundry hook up. As a rare end unit, this home also boasts a private side yard which is perfect for pets, gardening, or outdoor entertaining. Even better, there are NO Association Fees, giving you the freedom to make it your own. All mechanical systems are in good working order; however, the home is being sold as-is. An excellent opportunity for first-time buyers or investors looking to add value with minor updates. Conveniently located minutes from commuter routes, shopping, attractions, and downtown Easton.

3. 2026-04-10
   status Under Contract 1244-char remark

   Show marketing remark (1244 chars)

   PRICE IMPROVEMENT AND TOWN CERTIFICATE OF HABITABILITY ALREADY OBTAINED. Welcome home to this spacious, solid brick end-unit townhouse that is freshly painted inside and offers 3 bedrooms and 1 full bath. The main level features a kitchen, formal dining room, and living room accented by beautiful pocket doors and classic moldings. Additional highlights include thermal windows, a NEW refrigerator, ceiling fans, carpeting and hardwood flooring in upstairs bedrooms and hallway, two outdoor covered porches in the front and back, and a detached 2 CAR GARAGE W/OFF STREET PARKING for up to 4 vehicles! The partially finished walls in full basement provide excellent potential for additional living space and comes equipped with laundry hook up. As a rare end unit, this home also boasts a private side yard which is perfect for pets, gardening, or outdoor entertaining. Even better, there are NO Association Fees, giving you the freedom to make it your own. All mechanical systems are in good working order; however, the home is being sold as-is. An excellent opportunity for first-time buyers or investors looking to add value with minor updates. Conveniently located minutes from commuter routes, shopping, attractions, and downtown Easton.

4. 2026-04-01
   listed $224,900 Active 1244-char remark

   Show marketing remark (1244 chars)

   PRICE IMPROVEMENT AND TOWN CERTIFICATE OF HABITABILITY ALREADY OBTAINED. Welcome home to this spacious, solid brick end-unit townhouse that is freshly painted inside and offers 3 bedrooms and 1 full bath. The main level features a kitchen, formal dining room, and living room accented by beautiful pocket doors and classic moldings. Additional highlights include thermal windows, a NEW refrigerator, ceiling fans, carpeting and hardwood flooring in upstairs bedrooms and hallway, two outdoor covered porches in the front and back, and a detached 2 CAR GARAGE W/OFF STREET PARKING for up to 4 vehicles! The partially finished walls in full basement provide excellent potential for additional living space and comes equipped with laundry hook up. As a rare end unit, this home also boasts a private side yard which is perfect for pets, gardening, or outdoor entertaining. Even better, there are NO Association Fees, giving you the freedom to make it your own. All mechanical systems are in good working order; however, the home is being sold as-is. An excellent opportunity for first-time buyers or investors looking to add value with minor updates. Conveniently located minutes from commuter routes, shopping, attractions, and downtown Easton.

5. 2005-09-06
   soldstatus $114,000
6. 2002-07-18
   soldstatus $65,000
7. 1987-07-27
   soldstatus $69,900

ⓘ 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: $4,067 · $339/mo
• Projected year-2 tax: $4,522 · $377/mo
• Expected delta: +$455/yr (+$38/mo · 11.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $23,985
• − Mortgage interest: −$11,198
• − Property taxes: −$4,067
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$5,815
• Taxable loss: −$1,932
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $1,766/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: Phillipsburg School District
• NCES district ID: 3412960
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 37% ▼ -9.00%
• Median HH income: $45,364
• Composite: 23.2/100
• National rank: #7943
• State rank: #381 of 472 in NJ

Livability — Phillipsburg

• Score: 76/100
• State rank: #135
• US rank: #3552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phillipsburg, NJ

Population outlook (Warren County) Hauer SSP2

• Today (2025): 105,498 people
• By 2030: 103,974 · -1.4%
• By 2040: 99,748 · -5.5%
• By 2050: 94,535 · -10.4%
• By 2075: 87,220 · -17.3%
• By 2100: 80,421 · -23.8%

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

+186.0% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $199,900 GSMLS
• 2026-05-07 Relisted — GSMLS
• 2026-04-10 Pending — GSMLS
• 2026-04-01 Listed $224,900 GSMLS
• 2005-09-06 Sold (Public Records) $114,000 Public Records
• 2002-07-18 Sold (Public Records) $65,000 Public Records
• 1987-07-27 Sold (Public Records) $69,900 Public Records

Property tax history

+2.9%/yr

Latest (2025): $4,067 · +2.9% YoY. Source: county tax records.