1710 Herbert Blvd · Williamstown, NJ 08094

$109,900

2 bd · 2.0 ba · 1,479 sqft · SingleFamily public records · 56 Days on market

Built 1930 3.50 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Endless Potential in Williamstown! Opportunity awaits at 1710 Herbert Blvd in Williamstown, NJ. Situated on a generous 3.5-acre parcel, this 2-bedroom, 1-bath home built in 1930 is ready for a full rehabilitation and is being sold strictly as-is. For investors, builders, or buyers with vision, this property offers the chance to restore a classic home or explore the possibilities that come with owning such a sizable piece of land in a desirable South Jersey location. Located in Monroe Township’s Williamstown section, the property offers a balance of rural space and suburban convenience. Commuters will appreciate proximity to major roadways including Route 322, Route 42, and the Atlanti

Key facts

• 3.5 acre parcel
• 3.5 acre lot
• Built 1930

Tags

• 3.5 ACRE PARCEL
• SIZABLE PIECE OF LAND
• PROXIMITY TO MAJOR ROADWAYS
• ACCESS TO PHILADELPHIA
• ACCESS TO ATLANTIC CITY
• SHOPPING AND DINING NEARBY

Property features AI

Exterior

• Parking: Driveway
• Utilities: Natural gas heating fuel; Electric hot water; Public water supply; On-site septic system
• Home design: Detached structure; Above-grade living space finished
• Construction: Frame construction; Block foundation with crawl space; Above-grade and below-grade structures noted; Year built information from assessor
• Exterior features: Public water; On-site septic

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Hot water electric
• Interior features: Living room; Kitchen; Partial basement
• Laundry & utility: Laundry on main floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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.
• Market conditions: 268 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).
• This rent runs 31% of the median local income ($97k/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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $35k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $110k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.27% ✓
• Cap rate: 16.60%
• Cash-on-cash: 36.81%
• DSCR: 2.64
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $338,691
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1710 Herbert Blvd	0.00mi	2/2.0	1,479 (0%)	0mo	$101,900	$69	100
722 Virgin Island Dr	0.56mi	2/2.0	1,464 (-1%)	3mo	$312,000	$213	69
1747 Herbert Blvd	0.17mi	3/1.0 (+1)	1,362 (-8%)	1mo	$325,000	$239	69
734 Virgin Island Dr	0.59mi	2/2.0	1,464 (-1%)	2mo	$340,000	$232	69
17 Fawn Ln	0.57mi	2/1.5	1,521 (+3%)	1mo	$340,000	$224	66
721 Virgin Island Dr	0.58mi	2/2.0	1,464 (-1%)	7mo	$290,000	$198	65
617 Saint Vincent Ct	0.65mi	2/2.0	1,434 (-3%)	5mo	$375,000	$262	60
649 Panama Ct	0.42mi	2/2.0	1,318 (-11%)	4mo	$320,000	$243	59
404 Virgin Island Dr	0.55mi	2/2.0	1,638 (+11%)	5mo	$401,000	$245	52
501 Trinidad Blvd	0.69mi	1/2.0 (-1)	1,342 (-9%)	2mo	$305,000	$227	46
27 Woodhaven Way	0.61mi	3/2.5 (+1)	1,682 (+14%)	0mo	$385,000	$229	42
710 Bordeaux Ct	0.71mi	3/2.5 (+1)	1,671 (+13%)	7mo	$310,000	$186	32

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: 32.8%
• Equity multiple: 2.38×
• Total profit: $42,507
• Equity at exit: $16,386

10-year hold

• IRR: 39.8%
• Equity multiple: 4.75×
• Total profit: $115,243
• Equity at exit: $9,502

Cash invested: $30,772 (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: 268
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,496 high
• Mortgage (P&I): −$576
• Tax from tax record: −$406 /mo · $4,870/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $944

Break-even live

Break-even rent $1,301

Max offer price $109,900

Occupancy floor 57%

Sensitivity live

Price	-10% $1,006	-5% $975	+0% $944	+5% $913	+10% $882
Rent	-10% $747	-5% $845	+0% $944	+5% $1,042	+10% $1,141
Rate	-1.0pp $999	-0.5pp $972	base $944	+0.5pp $915	+1.0pp $886

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
343 Brookdale Blvd Williamstown, NJ	3.0	2.5	1438	$2,500	$1.74	2d	1	0.56mi
483 Old Erial Rd Sicklerville, NJ	3.0	1.5	1226	$2,575	$2.10	8d	1	0.81mi
1941 N Black Horse Pike Williamstown, NJ	1.0–2.0	1.0	832	$1,662	$2.00	4d	1	0.85mi
1000 Fawn Dr Williamstown, NJ	1.0–2.0	1.0–2.0	1209	$5,983	$4.95	2d	1	1.12mi
540 Kali Rd Sicklerville, NJ	2.0–3.0	2.5	1575	$2,700	$1.71	2d	1	1.14mi
190 Kenwood Dr Sicklerville, NJ	2.0	1.0	912	$1,800	$1.97	44d	1	1.16mi
6 Parktown Pl Sicklerville, NJ	3.0	2.5	1824	$2,500	$1.37	6d	1	1.21mi
1616 N Main St Williamstown, NJ	2.0	2.0	1064	$2,500	$2.35	2d	1	1.26mi
41 Hampton Gate Dr Sicklerville, NJ	2.0	1.5	1272	$2,100	$1.65	19d	1	1.39mi
11 Camino Ct Sicklerville, NJ	3.0	2.5	1836	$2,885	$1.57	44d	1	1.41mi
55 Hampton Gate Dr Sicklerville, NJ	2.0	1.5	1272	$2,000	$1.57	44d	1	1.43mi

Listing history 12 events

1. 2026-05-11
   status Pending
2. 2026-04-30
   status Active
3. 2026-04-27
   status Pending
4. 2026-04-16
   price $109,900
5. 2026-03-13
   listed $144,900 Active
6. 2022-04-10
   historical
7. 2022-03-18
   price $119,000
8. 2022-03-14
   price $129,000
9. 2022-03-11
   price $135,000
10. 2022-03-04
    listed $139,000 Active
11. 1990-05-11
    soldstatus $72,821
12. 1989-04-03
    soldstatus $46,000

ⓘ 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: $4,870 · $406/mo
• Projected year-2 tax: $4,870 · $406/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $29,951
• − Mortgage interest: −$6,156
• − Property taxes: −$4,870
• − Insurance: −$550
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − Depreciation: −$3,197
• Taxable income: $10,386
• Est. tax owed @ 24.0%: −$2,493
• After-tax cash flow: $8,833/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

• 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

+138.9% since first listed

12 events — show timeline

• 2026-05-11 Pending — BRIGHT MLS
• 2026-04-30 Relisted — BRIGHT MLS
• 2026-04-27 Pending — BRIGHT MLS
• 2026-04-16 Price Changed $109,900 BRIGHT MLS
• 2026-03-13 Listed $144,900 BRIGHT MLS
• 2022-04-10 Listing Removed — BRIGHT MLS
• 2022-03-18 Price Changed $119,000 BRIGHT MLS
• 2022-03-14 Price Changed $129,000 BRIGHT MLS
• 2022-03-11 Price Changed $135,000 BRIGHT MLS
• 2022-03-04 Listed $139,000 BRIGHT MLS
• 1990-05-11 Sold (Public Records) $72,821 Public Records
• 1989-04-03 Sold (Public Records) $46,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $4,870 · +2.9% YoY. Source: county tax records.