903 Main St · Dividing Creek, NJ 08349

$35,000

3 bd · 1.5 ba · 1,472 sqft · SingleFamily public records · 25 Days on market

Built 1890 0.34 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.8/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Property is being sold in "As-Is" condition, the Buyer is to be responsible for any and all inspections and/or certifications required, including Cert Of Occupancy, prior to closing. All Offers must include a Pre-Qual Letter if Buyer is financing or Proof of Assets if cash offer. The property needs total rehab. Seller may consider any cash offer over $7,000.00 until 11/09/10. Great Investment opportunity - show it today to your investors!

Key facts

• 0.34 acre lot
• Built 1890
• Listed 24 days

Property features AI

Exterior

• Parking: No garage spaces
• Utilities: Septic tank sewer
• Home design: Fee simple ownership
• Exterior features: Rubber roof

Interior

• Bedrooms: 3 bedrooms
• Flooring: Other-type flooring
• Bathrooms: 1 full bathroom and 1 half bathroom (1.5 total)
• Heating & cooling: Heating present (type: Other); Cooling present (type: Other)
• Interior features: No included personal property listed; No fireplaces; Other-type flooring; Basement of unspecified type

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Downe Township School District (rural): math 25% / reading 35% proficiency, ranked #560 of 612 in NJ (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $114 of equity ($242 loan paydown + $-128 appreciation (-0.4% local appreciation)).
• Cumberland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $10k; list at $35k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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: 5.03% ✓
• Cap rate: 45.70%
• Cash-on-cash: 140.75%
• DSCR: 7.26
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $184,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
898 Main St	0.02mi	3/1.0	1,404 (-5%)	4mo	$35,000	$25	86
506 Church St	0.04mi	4/1.0 (+1)	1,566 (+6%)	15mo	$195,000	$125	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.31×
• Total profit: $71,615
• Equity at exit: $9,528

10-year hold

• IRR: —
• Equity multiple: 17.39×
• Total profit: $160,665
• Equity at exit: $10,959

Cash invested: $9,800 (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 08349

• Home prices YoY: -0.2%
• Active inventory: 24
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,761 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $1,149

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 30%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $35,000 Active 25 DOM
2. 2026-06-18
   days on market $35,000 Active 24 DOM
3. 2026-06-17
   days on market $35,000 Active 23 DOM
4. 2026-06-16
   days on market $35,000 Active 22 DOM
5. 2026-06-15
   days on market $35,000 Active 21 DOM
6. 2026-06-14
   days on market $35,000 Active 19 DOM
7. 2026-06-13
   days on market $35,000 Active 18 DOM
8. 2026-06-10
   days on market $35,000 Active 16 DOM
9. 2026-06-09
   days on market $35,000 Active 15 DOM
10. 2026-06-08
    days on market $35,000 Active 14 DOM
11. 2026-06-07
    days on market $35,000 Active 13 DOM
12. 2026-06-03
    days on market $35,000 Active 9 DOM
13. 2026-06-02
    days on market $35,000 Active 8 DOM
14. 2026-06-01
    pricedays on market $35,000 Active 7 DOM
15. 2026-05-31
    days on market $30,000 Active 6 DOM
16. 2026-05-30
    days on market $30,000 Active 5 DOM
17. 2026-05-25
    listed $30,000 Active
18. 2010-12-28
    soldstatus $10,000 452-char remark

    Show marketing remark (452 chars)

    Property is being sold in "As-Is" condition, the Buyer is to be responsible for any and all inspections and/or certifications required, including Cert Of Occupancy, prior to closing. All Offers must include a Pre-Qual Letter if Buyer is financing or Proof of Assets if cash offer. The property needs total rehab. Seller may consider any cash offer over $7,000.00 until 11/09/10. Great Investment opportunity - show it today to your investors!

19. 2010-12-12
    historical 452-char remark

    Show marketing remark (452 chars)

    Property is being sold in "As-Is" condition, the Buyer is to be responsible for any and all inspections and/or certifications required, including Cert Of Occupancy, prior to closing. All Offers must include a Pre-Qual Letter if Buyer is financing or Proof of Assets if cash offer. The property needs total rehab. Seller may consider any cash offer over $7,000.00 until 11/09/10. Great Investment opportunity - show it today to your investors!

20. 2010-07-16
    listed $19,900 452-char remark

    Show marketing remark (452 chars)

    Property is being sold in "As-Is" condition, the Buyer is to be responsible for any and all inspections and/or certifications required, including Cert Of Occupancy, prior to closing. All Offers must include a Pre-Qual Letter if Buyer is financing or Proof of Assets if cash offer. The property needs total rehab. Seller may consider any cash offer over $7,000.00 until 11/09/10. Great Investment opportunity - show it today to your investors!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,134
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$1,018
• Taxable income: $14,074
• Est. tax owed @ 24.0%: −$3,378
• After-tax cash flow: $10,416/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: Downe Township School District
• NCES district ID: 3403960
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 35% ▲ 10.00%
• Median HH income: $46,484
• Composite: 28.68/100
• National rank: #12018
• State rank: #560 of 612 in NJ

Livability — Dividing Creek

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

Census & demographics

• Census place: Dividing Creek, NJ
• Population (ZIP): 2,400

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 19% Hispanic / Latino 9% Two or more races 7% Native American 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Slovak 11% Romanian 5% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -0.37%
• Current HPI: 177.1561
• 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

+50.8% since first listed

4 events — show timeline

• 2026-05-25 Listed $30,000 MOMLS
• 2010-12-28 Sold (MLS) $10,000 SJSRMLS
• 2010-12-12 Listing Removed — SJSRMLS
• 2010-07-16 Listed $19,900 SJSRMLS

Property tax history

+5.0%/yr

Latest (2025): $2,656 · +9.5% YoY. Source: county tax records.