131 E Cliff St #4 · Somerville, NJ 08876-2405

$1,150,000

6 bd · 5.0 ba · 3,845 sqft · MultiFamily · 11 Days on market

Built 1915 Fair condition 10,018 sqft lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +4.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Five+ unit investment property in a great Somerville location close to Main St, Courthouse, Somerville train station and Bridgewater Commons Mall. The property includes a four family, a single family and a three-bay garage. The four family has spacious one- bedroom units with potential for adding additional living space on the two second floor units. Upgrades include; new heating units, tankless hot water heater and new windows. Kitchen and bath renovations are underway to one second floor unit. Large unfinished basement. The single family has two bedrooms, one bath and a two-car garage. There is also a three-bay garage that provides additional rental income.

Key facts

• 0.23 acre lot
• 5 garage spots
• Built 1915

Property features AI

Finance

• Financial info: Four units; Gross operating income of $96,240; Net operating income of $64,273; Total operating expenses of $31,967; Operating expenses include water (hot & cold), insurance, maintenance and taxes; Unit rents reported: $1,225; $1,475; $1,800; $1,395

Exterior

• Parking: Five parking spaces; Five garage spaces in attached built-in garage; Crushed stone driveway; On-street parking available
• Utilities: Public water; Public sewer; Electric service; Natural gas service; Cable TV available; Garbage included
• Home design: Fourplex; Historical building (approximate year built); Grey exterior
• Construction: Asphalt shingle roof; Composition shingle siding; Approximately historic construction
• Exterior features: Carriage house; Partially fenced yard; Patio; Sidewalk; Storm windows; Corner lot

Interior

• Kitchen: Dishwasher; Gas range/oven; Refrigerator; Kitchen exhaust fan; Eat-in kitchen in units
• Bedrooms: Four one-bedroom units (each unit is single-level)
• Bathrooms: Five full bathrooms total
• Heating & cooling: Hot water baseboard heating; Hot water radiators; Natural gas heating fuel; Window air-conditioning units
• Interior features: Carbon monoxide detector; Smoke detector; Gas water heater; Full unfinished walkout basement with French drain
• Laundry & utility: Owner pays water for units; Tenants pay electric, gas and heat (per unit leases)

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath multifamily listed at $1.15M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-7k ($-82k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (85.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (87.7% below list).
• Recommended offer: $142k (87.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#31 in NJ, #782 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute C-, cost of living F.
• Somerville Public School District (suburban): math 19% / reading 49% proficiency, ranked #283 of 472 in NJ (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Van Derveer Elementary School (math 14% / reading 45%, grade F, #731 of 1,303 statewide, top 59%, 717 students, 40% FRL); Somerville Middle School (math 13% / reading 46%, grade F, #316 of 431 statewide, top 74%, 341 students, 40% FRL); Somerville High School (math 27% / reading 56%, grade F, #177 of 399 statewide, top 45%, 1,109 students, 16% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 678 units permitted in Somerset County in 2024 (296 in 5+ unit buildings).

Forward outlook

• In year one you build about $42k of equity ($8k loan paydown + $34k appreciation (3.0% local appreciation)).
• Somerset County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $141,644 (87.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.12% ✗
• Cap rate: -0.83%
• Cash-on-cash: -25.45%
• DSCR: -0.13
• GRM: 67.7

CMA / ARV

• ARV (on-the-fly): $622,890
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Fairview Ave #2	0.43mi	6/5.0	3,700 (-4%)	14mo	$600,000	$162	62

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: -15.8%
• Equity multiple: 0.08×
• Total profit: $-296,349
• Equity at exit: $517,090

10-year hold

• IRR: -8.6%
• Equity multiple: -0.38×
• Total profit: $-445,263
• Equity at exit: $796,897

Cash invested: $322,000 (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 08876-2405

• Active inventory: 1
• Price-to-rent: 67.7×

Monthly cashflow live

• Estimated rent: $1,416 medium
• Mortgage (P&I): −$6,031
• Tax est. 1.5%: −$1,438 /mo · $17,250/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-6,828

Break-even live

Break-even rent $10,060

Max offer price $161,919

Occupancy floor —

Sensitivity live

Price	-10% $-6,034	-5% $-6,431	+0% $-6,828	+5% $-7,226	+10% $-7,623
Rent	-10% $-6,940	-5% $-6,884	+0% $-6,828	+5% $-6,772	+10% $-6,717
Rate	-1.0pp $-6,249	-0.5pp $-6,536	base $-6,828	+0.5pp $-7,126	+1.0pp $-7,430

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-17
   status Under Contract
2. 2026-05-17
   status Active
3. 2026-04-06
   historical
4. 2026-03-25
   listed $1,150,000 Active
5. 2026-03-19
   historical $1,150,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,997
• − Mortgage interest: −$64,418
• − Property taxes: −$17,250
• − Insurance: −$5,750
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$33,455
• Taxable loss: −$106,595
• Est. tax savings @ 24.0%: +$25,583
• After-tax cash flow: $-56,358/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to its kitchen and bathrooms, as well as some landscaping improvements. The property has good structural integrity and a good roof, but the dated interior and exterior need attention. Upgrading these areas will significantly increase its value.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major bathroom fixtures — dated and possibly in need of replacement
• Minor landscaping — overgrown areas need trimming

Value-add opportunities

• Both Kitchen renovation — Modern kitchen will attract more buyers and renters
• Both Bathroom renovation — Up-to-date bathrooms will attract more buyers and renters
• Both Landscaping — Well-maintained landscaping will improve curb appeal and attract more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and possibly in need of replacement	Major	$15,000–50,000
landscaping · overgrown areas need trimming	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Kitchen renovation — Modern kitchen will attract more buyers and renters ↑
• Both Bathroom renovation — Up-to-date bathrooms will attract more buyers and renters ↑
• Both Landscaping — Well-maintained landscaping will improve curb appeal and attract more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Somerville Public School District
• NCES district ID: 3415090
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $70,103
• Composite: 31.32/100
• National rank: #6001
• State rank: #283 of 472 in NJ

Livability — Somerville

• Score: 84/100
• State rank: #31
• US rank: #782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Somerville, NJ

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 356,675 people
• By 2030: 367,194 · +2.9%
• By 2040: 386,571 · +8.4%
• By 2050: 401,708 · +12.6%
• By 2075: 438,898 · +23.1%
• By 2100: 448,170 · +25.7%

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

+0.0% since first listed

5 events — show timeline

• 2026-05-17 Pending — GSMLS
• 2026-05-17 Relisted — GSMLS
• 2026-04-06 Delisted — GSMLS
• 2026-03-25 Listed $1,150,000 GSMLS
• 2026-03-19 Coming Soon $1,150,000 GSMLS