182 Brunswick Ave · Trenton, NJ 08618

$215,000

4 bd · 1.5 ba · 2,218 sqft · SingleFamily public records · 65 Days on market

Built 1900 5,550 sqft lot

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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 +24.3/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of a bygone era in this beautifully preserved and thoughtfully updated 4-bedroom, 2 ½-bath home. Recently redone, but fell to disrepair, the property blends classic character with modern updates — and now awaits a new owner to bring it back to its full beauty. Featuring spacious living areas, timeless architectural details, and a layout ideal for both daily living and entertaining, this home offers incredible potential. While a prior roof leak has left the property in need of finishing touches, the foundation of a truly stunning residence is already in place. Step outside to a backyard with room to create your own retreat and a large garage in need of a new r

Key facts

• 3 garage spots
• Built 1900
• Listed 65 days

Property features AI

Exterior

• Parking: Detached garage (3 spaces, rear entry, oversized); 1 driveway parking space; Private asphalt driveway; Total of 4 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: End of row townhouse; Fee simple ownership; Not in a federal flood zone
• Construction: Brick and frame construction; Stone foundation; Assessor-reported year built
• Exterior features: Outbuilding(s); Sidewalks; Wood fencing

Interior

• Bedrooms: 4 bedrooms on the first upper level
• Bathrooms: 1 full bathroom (all upper levels); 1 half bathroom on main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement; 9 total rooms; Property in good condition
• Laundry & utility: Laundry on main floor

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 6.3% in Trenton — 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 (#133 in NJ, #3,533 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools F, crime F, employment F.
• Trenton Public School District (urban): math 2% / reading 16% proficiency, ranked #471 of 472 in NJ (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 144 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).
• At $2,562/mo this rent would consume 61% of the median local household income ($50k/yr) (locally 2116% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Mercer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $215k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.19% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-8,074
• Equity at exit: $32,057

10-year hold

• IRR: 5.7%
• Equity multiple: 1.41×
• Total profit: $24,859
• Equity at exit: $18,589

Cash invested: $60,200 (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 08618

• Rents YoY: 2.6%
• Active inventory: 144
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,562 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$373 /mo · $4,471/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $435

Break-even live

Break-even rent $2,012

Max offer price $215,000

Occupancy floor 78%

Sensitivity live

Price	-10% $556	-5% $496	+0% $435	+5% $374	+10% $313
Rent	-10% $232	-5% $334	+0% $435	+5% $536	+10% $637
Rate	-1.0pp $543	-0.5pp $489	base $435	+0.5pp $379	+1.0pp $322

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Bellevue Ave Trenton, NJ	3.0	2.0	1740	$2,400	$1.38	44d	1	0.36mi
73 Bellevue Ave Trenton, NJ	4.0	2.0	1950	$2,400	$1.23	14d	1	0.44mi
311 Calhoun St Trenton, NJ	4.0	1.0	1516	$2,400	$1.58	44d	1	0.56mi
234 Walnut Ave Trenton, NJ	4.0	1.0	1480	$2,200	$1.49	22d	1	0.91mi
649 W State St Trenton, NJ	5.0	2.0	1870	$2,900	$1.55	13d	1	1.20mi
239 Ardmore Ave Trenton, NJ	4.0	2.0	1665	$2,750	$1.65	22d	1	1.27mi
20 N Overbrook Ave Unit B Trenton, NJ	3.0	1.0	1518	$2,300	$1.52	13d	1	1.27mi
73 Oak Ln #2 Trenton, NJ	4.0	1.0	1886	$2,300	$1.22	14d	1	1.39mi
219 Woodlawn Ave Trenton, NJ	3.0	1.0	1456	$2,355	$1.62	14d	1	1.45mi
927 Carteret Ave Trenton, NJ	5.0	1.5	2275	$2,500	$1.10	21d	1	1.49mi
936 Carteret Ave Trenton, NJ	4.0	2.0	2382	$2,500	$1.05	13d	1	1.50mi

Listing history 11 events

1. 2026-05-16
   status Pending
2. 2026-04-23
   price $215,000
3. 2026-03-24
   price $220,000
4. 2026-03-13
   listed $250,000 Active
5. 2026-03-04
   historical $250,000
6. 2026-02-04
   historical
7. 2025-11-05
   price $250,000
8. 2025-09-18
   listed $300,000 Active
9. 2020-09-29
   soldstatus $90,000
10. 1991-04-12
    soldstatus $40,500
11. 1983-03-01
    soldstatus $25,810

ⓘ 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: $4,471 · $373/mo
• Projected year-2 tax: $4,912 · $409/mo
• Expected delta: +$441/yr (+$37/mo · 9.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,750
• − Mortgage interest: −$12,043
• − Property taxes: −$4,471
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,460
• − Management: −$2,460
• − Depreciation: −$6,255
• Taxable income: $1,987
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $4,740/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: Trenton Public School District
• NCES district ID: 3416290
• Math proficiency: 2% ▼ -8.00%
• Reading proficiency: 16% ▼ -4.00%
• Median HH income: $35,078
• Composite: 7.31/100
• National rank: #9956
• State rank: #471 of 472 in NJ

Livability — Trenton

• Score: 76/100
• State rank: #133
• US rank: #3533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, NJ
• County: Mercer County · 327,655 people
• City population: 177,819
• Metro: Trenton-Princeton, NJ
• Population (ZIP): 35,634
• Household income: $50,390
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 2116.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 381,395 people
• By 2030: 384,640 · +0.9%
• By 2040: 391,431 · +2.6%
• By 2050: 397,845 · +4.3%
• By 2075: 417,281 · +9.4%
• By 2100: 420,327 · +10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 59% White 19% Hispanic / Latino 16% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 2% Hispanic 1% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 10% Other Indo-European 3% Arabic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid D (+33.9) · D 65.9% · R 32.0% · Other 2.1%
• 2008→2024 swing: -2.2pp toward R · 2008: 36.1pp · 2024: 33.9pp
• All cycles: 2024: D+33.9 2020: D+40.0 2016: D+36.2 2012: D+36.8 2008: D+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.54%
• Current HPI: 288.6841
• Rent YoY: ▲ 2.60%
• Metro: Trenton-Princeton, NJ
• 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

+733.0% since first listed

11 events — show timeline

• 2026-05-16 Pending — BRIGHT MLS
• 2026-04-23 Price Changed $215,000 BRIGHT MLS
• 2026-03-24 Price Changed $220,000 BRIGHT MLS
• 2026-03-13 Listed $250,000 BRIGHT MLS
• 2026-03-04 Coming Soon $250,000 BRIGHT MLS
• 2026-02-04 Listing Removed — BRIGHT MLS
• 2025-11-05 Price Changed $250,000 BRIGHT MLS
• 2025-09-18 Listed $300,000 BRIGHT MLS
• 2020-09-29 Sold (Public Records) $90,000 Public Records
• 1991-04-12 Sold (Public Records) $40,500 Public Records
• 1983-03-01 Sold (Public Records) $25,810 Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,471 · +1.5% YoY. Source: county tax records.