70 Miles Ave · White Horse, NJ 08610

$170,000

2 bd · 1.0 ba · 520 sqft · SingleFamily public records · 137 Days on market

Built 1950 2,178 sqft lot ↓ 27% since listing

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you have a serious investor you don't want to miss this opportunity! Being sold as a PACKAGE! This sale includes 2835/2837 South Broad Street (TREND MLS 7061194). This 2 bedroom bungalow is being sold with 6 other rental units. Each of the 7 units are currently rented. Close to major highways, shopping and restaurants!

Key facts

• Own parking
• Shed
• Fully occupied units

Tags

• MULTIFAMILY INVESTMENT PACKAGE
• GARDEN UNIT
• OWN PARKING
• FRONT YARD
• SHED
• FULLY OCCUPIED UNITS

Property features AI

Exterior

• Parking: 2 total garage/parking spaces; Driveway with 2 spaces; Unassigned parking
• Utilities: Public water; Public sewer; Natural gas available; Electric available
• Home design: Detached property; Above-grade finished area per assessor
• Construction: Block construction; Other type of foundation; Other structures above and below grade; Year built per assessor
• Exterior features: Trees/wooded lot; Lot dimensions approx. 20 x 100

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Hot water heating; Natural gas heating and hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.1% in White Horse — 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 81/100 on livability (#55 in NJ, #1,332 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, cost of living D-.
• Hamilton Township Public School District (suburban): math 17% / reading 41% proficiency, ranked #338 of 472 in NJ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 117 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).
• This rent runs 31% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y ago 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.26% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.79%
• DSCR: 1.52
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,311
• Equity at exit: $25,348

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $40,635
• Equity at exit: $14,698

Cash invested: $47,600 (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 08610

• Active inventory: 117
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,143 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$263 /mo · $3,152/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $468

Break-even live

Break-even rent $1,551

Max offer price $170,000

Occupancy floor 73%

Sensitivity live

Price	-10% $564	-5% $516	+0% $468	+5% $420	+10% $372
Rent	-10% $299	-5% $383	+0% $468	+5% $552	+10% $637
Rate	-1.0pp $553	-0.5pp $511	base $468	+0.5pp $424	+1.0pp $379

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12A Bradford Ave Hamilton Township, NJ	1.0–2.0	1.0	825	$2,300	$2.79	13d	1	0.78mi
617 Hilltop Dr Trenton, NJ	1.0–2.0	1.0	765	$1,775	$2.32	18d	1	1.16mi
315 Wert Ave Trenton, NJ	2.0	1.0	685	$2,270	$3.31	13d	9	1.19mi
191 Parkinson Ave Trenton, NJ	2.0	1.0	664	$2,400	$3.61	14d	1	1.31mi

Listing history 31 events

1. 2026-06-21
   days on market $170,000 Active 137 DOM
2. 2026-06-18
   days on market $170,000 Active 134 DOM
3. 2026-06-17
   days on market $170,000 Active 133 DOM
4. 2026-06-16
   days on market $170,000 Active 132 DOM
5. 2026-06-15
   days on market $170,000 Active 131 DOM
6. 2026-06-14
   days on market $170,000 Active 129 DOM
7. 2026-06-13
   days on market $170,000 Active 128 DOM
8. 2026-06-10
   days on market $170,000 Active 126 DOM
9. 2026-06-09
   days on market $170,000 Active 125 DOM
10. 2026-06-08
    days on market $170,000 Active 124 DOM
11. 2026-06-07
    days on market $170,000 Active 123 DOM
12. 2026-06-03
    days on market $170,000 Active 119 DOM
13. 2026-06-02
    days on market $170,000 Active 118 DOM
14. 2026-06-01
    days on market $170,000 Active 117 DOM
15. 2026-05-31
    days on market $170,000 Active 116 DOM
16. 2026-05-30
    days on market $170,000 Active 115 DOM
17. 2026-02-04
    listed $170,000 Active
18. 2020-12-19
    historical
19. 2020-11-07
    listed $634,900 Active
20. 2018-08-03
    soldstatus $535,000 Closed 328-char remark

    Show marketing remark (328 chars)

    If you have a serious investor you don't want to miss this opportunity! Being sold as a PACKAGE! This sale includes 2835/2837 South Broad Street (TREND MLS 7061194). This 2 bedroom bungalow is being sold with 6 other rental units. Each of the 7 units are currently rented. Close to major highways, shopping and restaurants!

21. 2018-08-03
    soldstatus $535,000 Sold

    Show marketing remark (328 chars)

    If you have a serious investor you don't want to miss this opportunity! Being sold as a PACKAGE! This sale includes 2835/2837 South Broad Street (TREND MLS 7061194). This 2 bedroom bungalow is being sold with 6 other rental units. Each of the 7 units are currently rented. Close to major highways, shopping and restaurants!

22. 2018-03-29
    status Pending 328-char remark

    Show marketing remark (328 chars)

    If you have a serious investor you don't want to miss this opportunity! Being sold as a PACKAGE! This sale includes 2835/2837 South Broad Street (TREND MLS 7061194). This 2 bedroom bungalow is being sold with 6 other rental units. Each of the 7 units are currently rented. Close to major highways, shopping and restaurants!

23. 2018-03-29
    status Under Contract

    Show marketing remark (328 chars)

    If you have a serious investor you don't want to miss this opportunity! Being sold as a PACKAGE! This sale includes 2835/2837 South Broad Street (TREND MLS 7061194). This 2 bedroom bungalow is being sold with 6 other rental units. Each of the 7 units are currently rented. Close to major highways, shopping and restaurants!

24. 2017-09-29
    listed $579,000 Active

    Show marketing remark (328 chars)

    If you have a serious investor you don't want to miss this opportunity! Being sold as a PACKAGE! This sale includes 2835/2837 South Broad Street (TREND MLS 7061194). This 2 bedroom bungalow is being sold with 6 other rental units. Each of the 7 units are currently rented. Close to major highways, shopping and restaurants!

25. 2017-09-29
    listed $579,000 Active 328-char remark

    Show marketing remark (328 chars)

    If you have a serious investor you don't want to miss this opportunity! Being sold as a PACKAGE! This sale includes 2835/2837 South Broad Street (TREND MLS 7061194). This 2 bedroom bungalow is being sold with 6 other rental units. Each of the 7 units are currently rented. Close to major highways, shopping and restaurants!

26. 2017-01-01
    historical
27. 2015-09-21
    listed $600,000
28. 2008-03-28
    soldstatus $470,000
29. 2001-05-21
    soldstatus $225,000
30. 2001-04-17
    soldstatus $234,000
31. 2000-05-12
    listed $234,000

ⓘ 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: $3,152 · $263/mo
• Projected year-2 tax: $3,692 · $308/mo
• Expected delta: +$541/yr (+$45/mo · 17.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,713
• − Mortgage interest: −$9,523
• − Property taxes: −$3,152
• − Insurance: −$850
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$4,945
• Taxable income: $3,129
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $4,863/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: Hamilton Township Public School District
• NCES district ID: 3406540
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $71,425
• Composite: 27.33/100
• National rank: #6990
• State rank: #338 of 472 in NJ

Livability — White Horse

• Score: 81/100
• State rank: #55
• US rank: #1332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Horse, NJ
• County: Mercer County · 327,655 people
• City population: 33,387
• Metro: Trenton-Princeton, NJ
• Population (ZIP): 33,465
• Household income: $83,906
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1166.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 43% White 39% Black 15% Two or more races 13% Asian 3%
• Hispanic origin (detail): Puerto Rican 12% Dominican 9%
• Common ancestry: Romanian 5% Hispanic 3% Italian 1%
• Foreign-born: 25% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 37% French/Haitian/Cajun 3% Other Indo-European 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: ▼ -412.61%
• Current HPI: 296.6642
• Rent YoY: —
• 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

-27.4% since first listed

15 events — show timeline

• 2026-02-04 Listed $170,000 BRIGHT MLS
• 2020-12-19 Listing Removed — BRIGHT MLS
• 2020-11-07 Listed $634,900 BRIGHT MLS
• 2018-08-03 Sold (MLS) $535,000 TREND
• 2018-08-03 Sold (MLS) $535,000 BRIGHT MLS
• 2018-03-29 Pending — BRIGHT MLS
• 2018-03-29 Pending — TREND
• 2017-09-29 Listed $579,000 TREND
• 2017-09-29 Listed $579,000 BRIGHT MLS
• 2017-01-01 Listing Removed — BRIGHT MLS
• 2015-09-21 Listed $600,000 BRIGHT MLS
• 2008-03-28 Sold (Public Records) $470,000 Public Records
• 2001-05-21 Sold (Public Records) $225,000 Public Records
• 2001-04-17 Sold (MLS) $234,000 BRIGHT MLS
• 2000-05-12 Listed $234,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2025): $3,152 · +5.2% YoY. Source: county tax records.