543 Blue Bell Rd · Williamstown, NJ 08094

$189,900

2 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 92 Days on market

Built 1955 0.26 ac lot Est $298k · 36% under

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.1/10.0
• 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

Handyman Special! 2 Bdrm Rancher featuring Living Room w/ Wood Stove, Gas Heat, Vinyl Siding, Fenced Yard, Wood Deck, Partial Basement & More! Property needs repairs, Being Sold in it's "AS IS" Condition. Buyer responsible for C/O.

Key facts

• 0.26 acre lot
• Built 1955
• Listed 91 days

Property features AI

Finance

• Other: Ownership: Fee simple; Year built source: Assessor

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Detached structure; Above-grade finished area per assessor (1,116)
• Construction: Block construction; Block foundation; Other structures above and below grade
• Exterior features: Lot dimensions approximately 50 x 225

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level); 1 full bathroom total
• Heating & cooling: Forced air heating; Hot water heating; Natural gas heating fuel; Electric cooling; Electric hot water
• Interior features: Full basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Zoned schools: Williamstown High School (math 21% / reading 50%, grade F, #234 of 399 statewide, top 59%, 1,782 students, 26% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 270 active listings in the ZIP; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $60k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $190k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $172,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $297,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Shisler Ave	0.09mi	3/1.0 (+1)	1,008 (-10%)	6mo	$290,000	$288	70
63 Linwood Ave	0.31mi	3/1.0 (+1)	1,192 (+7%)	2mo	$315,000	$264	68
135 Oak St	0.17mi	3/1.0 (+1)	1,008 (-10%)	6mo	$265,000	$263	65
18 Bodine Ave	0.43mi	2/1.0	1,040 (-7%)	6mo	$155,000	$149	63
1217 S Beecham Rd	0.63mi	3/1.0 (+1)	1,104 (-1%)	14mo	$314,000	$284	52
1018 Micawber Dr	0.56mi	3/1.0 (+1)	1,248 (+12%)	2mo	$315,000	$252	48
323 Clinton Ave	0.38mi	3/1.0 (+1)	1,241 (+11%)	17mo	$290,000	$234	45
1035 S Beecham Rd	0.64mi	3/1.0 (+1)	1,040 (-7%)	11mo	$315,000	$303	44
422 Winslow Rd	0.59mi	2/2.0	1,032 (-8%)	14mo	$321,000	$311	44
1011 S Beecham Rd	0.54mi	3/1.5 (+1)	1,275 (+14%)	5mo	$340,000	$267	40
1164 S Beecham Rd	0.72mi	3/1.0 (+1)	1,040 (-7%)	14mo	$285,000	$274	38
335 Walnut St	0.72mi	3/1.0 (+1)	1,252 (+12%)	13mo	$290,000	$232	30

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-5,267
• Equity at exit: $28,315

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $28,524
• Equity at exit: $16,419

Cash invested: $53,172 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,294 high
• Mortgage (P&I): −$996
• Tax from tax record: −$338 /mo · $4,059/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $399

Break-even live

Break-even rent $1,789

Max offer price $189,900

Occupancy floor 78%

Sensitivity live

Price	-10% $506	-5% $453	+0% $399	+5% $345	+10% $291
Rent	-10% $218	-5% $308	+0% $399	+5% $490	+10% $580
Rate	-1.0pp $495	-0.5pp $447	base $399	+0.5pp $350	+1.0pp $300

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Blue Bell Rd Unit C Williamstown, NJ	3.0	1.0	1000	$1,700	$1.70	0d	1	0.16mi
62 Washington Ave Williamstown, NJ	3.0	1.5	1434	$2,600	$1.81	8d	1	0.36mi
401 N Main St Williamstown, NJ	1.0–2.0	1.0	860	$1,825	$2.12	0d	1	0.93mi
15 Kent Rd Williamstown, NJ	1.0–2.0	1.0	850	$1,925	$2.26	0d	1	0.96mi
601 N Black Horse Pike Williamstown, NJ	2.0	1.0	760	$1,938	$2.55	0d	1	1.05mi
385 N Tuckahoe Rd Unit 969 Williamstown, NJ	3.0	2.5	1500	$2,999	$2.00	25d	1	1.48mi

Listing history 21 events

1. 2026-06-21
   days on market $189,900 Active 92 DOM
2. 2026-06-18
   days on market $189,900 Active 89 DOM
3. 2026-06-17
   days on market $189,900 Active 88 DOM
4. 2026-06-16
   days on market $189,900 Active 87 DOM
5. 2026-06-15
   days on market $189,900 Active 86 DOM
6. 2026-06-13
   pricestatusdays on market $189,900 Active 84 DOM
7. 2026-05-04
   historical Active Under Contract
8. 2026-04-02
   price $200,000
9. 2026-02-12
   listed $250,000 Active
10. 2009-01-26
    soldstatus $64,250 248-char remark

    Show marketing remark (248 chars)

    Handyman Special! 2 Bdrm Rancher featuring Living Room w/ Wood Stove, Gas Heat, Vinyl Siding, Fenced Yard, Wood Deck, Partial Basement & More! Property needs repairs, Being Sold in it's "AS IS" Condition. Buyer responsible for C/O.

11. 2009-01-07
    historical 248-char remark

    Show marketing remark (248 chars)

    Handyman Special! 2 Bdrm Rancher featuring Living Room w/ Wood Stove, Gas Heat, Vinyl Siding, Fenced Yard, Wood Deck, Partial Basement & More! Property needs repairs, Being Sold in it's "AS IS" Condition. Buyer responsible for C/O.

12. 2008-08-22
    listed $69,000 248-char remark

    Show marketing remark (248 chars)

    Handyman Special! 2 Bdrm Rancher featuring Living Room w/ Wood Stove, Gas Heat, Vinyl Siding, Fenced Yard, Wood Deck, Partial Basement & More! Property needs repairs, Being Sold in it's "AS IS" Condition. Buyer responsible for C/O.

13. 2008-07-28
    historical
14. 2008-04-29
    listed $86,900
15. 2008-03-28
    historical
16. 2007-12-13
    listed $98,100
17. 2000-03-06
    soldstatus $63,000
18. 2000-03-02
    soldstatus $63,000
19. 2000-02-28
    historical
20. 1999-09-15
    listed $63,000
21. 1986-12-23
    soldstatus $44,900

ⓘ 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: $4,059 · $338/mo
• Projected year-2 tax: $4,394 · $366/mo
• Expected delta: +$335/yr (+$28/mo · 8.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $27,527
• − Mortgage interest: −$10,637
• − Property taxes: −$4,059
• − Insurance: −$950
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − Depreciation: −$5,524
• Taxable income: $1,952
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $4,319/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

• Census place: Williamstown, NJ
• 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

+345.4% since first listed

15 events — show timeline

• 2026-05-04 Contingent — BRIGHT MLS
• 2026-04-02 Price Changed $200,000 BRIGHT MLS
• 2026-02-12 Listed $250,000 BRIGHT MLS
• 2009-01-26 Sold (MLS) $64,250 BRIGHT MLS
• 2009-01-07 Listing Removed — BRIGHT MLS
• 2008-08-22 Listed $69,000 BRIGHT MLS
• 2008-07-28 Listing Removed — BRIGHT MLS
• 2008-04-29 Listed $86,900 BRIGHT MLS
• 2008-03-28 Listing Removed — BRIGHT MLS
• 2007-12-13 Listed $98,100 BRIGHT MLS
• 2000-03-06 Sold (Public Records) $63,000 Public Records
• 2000-03-02 Sold (MLS) $63,000 BRIGHT MLS
• 2000-02-28 Listing Removed — BRIGHT MLS
• 1999-09-15 Listed $63,000 BRIGHT MLS
• 1986-12-23 Sold (Public Records) $44,900 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,059 · +2.9% YoY. Source: county tax records.