319 Borden St · Bordentown, NJ 08505

$199,999

2 bd · 1.0 ba · 854 sqft · SingleFamily public records · 80 Days on market

Built 1920 871 sqft lot $234/sqft · 25% below area Est $267k · 25% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +6.1/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity! This charming 2-bedroom, 1-bath end-of-row townhouse features a living room, dining room, and galley kitchen. Upstairs offers two generously sized bedrooms along with access to a walk-up attic, which presents potential for additional finished living space. The home includes interior access to a basement, ideal for storage and added rental appeal. Located in desirable Bordentown City, this property is within walking distance to shops, restaurants, and the River Line rail, with convenient connections to both Philadelphia and New York. On-street parking adds convenience for tenants. Whether you’re looking to rent or renovate, this townhouse offers strong upside and the opportunity to build sweat equity. The home needs TLC and is being sold AS-IS.

Key facts

• On-street parking
• End-of-row townhouse
• Walk-up attic

Tags

• END-OF-ROW TOWNHOUSE
• WALK-UP ATTIC
• INTERIOR ACCESS TO BASEMENT
• WALKING DISTANCE TO SHOPS
• ON-STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.3% in Bordentown — 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 77/100 on livability (#115 in NJ, #2,907 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute D+, amenities F, cost of living F.
• Bordentown Regional School District (suburban): math 29% / reading 53% proficiency, ranked #206 of 472 in NJ (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Clara Barton Elementary (216 students, 18% FRL); Bordentown Regional Middle School (math 30% / reading 56%, grade D-, #167 of 431 statewide, top 41%, 531 students, 17% FRL); Bordentown Regional High School (math 23% / reading 52%, grade F, #213 of 399 statewide, top 54%, 763 students, 14% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: Rents rising fast (+6.1%/yr); 96 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

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.
• Burlington 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 + 6.1% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y 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.
• Current owner paid $100k; list at $200k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $187,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1920 — 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: 1.11% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 7.5

CMA / ARV

• ARV (median comp): $267,143
• List price: $199,999
• Delta: -25.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Vernon St	0.25mi	3/1.0 (+1)	945 (+11%)	9mo	$200,000	$212	58
315 Willow St	0.24mi	1/1.0 (-1)	924 (+8%)	23mo	$260,000	$281	51

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 · 6.07% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-9,074
• Equity at exit: $29,821

10-year hold

• IRR: 8.9%
• Equity multiple: 1.79×
• Total profit: $44,177
• Equity at exit: $17,292

Cash invested: $56,000 (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 08505

• Home prices YoY: -31.6%
• Rents YoY: 6.1%
• Active inventory: 96
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,215 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$364 /mo · $4,366/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $254

Break-even live

Break-even rent $1,894

Max offer price $199,999

Occupancy floor 84%

Sensitivity live

Price	-10% $367	-5% $311	+0% $254	+5% $197	+10% $141
Rent	-10% $79	-5% $167	+0% $254	+5% $342	+10% $429
Rate	-1.0pp $355	-0.5pp $305	base $254	+0.5pp $202	+1.0pp $149

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 US-206 Bordentown, NJ	1.0	1.0	865	$1,800	$2.08	0d	4	0.57mi
100 Lucas Dr Bordentown, NJ	1.0–2.0	1.0	775	$1,600	$2.06	13d	5	0.78mi
601 Park St Bordentown, NJ	1.0–2.0	1.0	1100	$2,575	$2.34	0d	4	0.92mi
6500 K Johnson Blvd Bordentown, NJ	1.0–2.0	1.0–2.0	1117	$2,980	$2.67	0d	33	1.20mi
6600 K. Johnson Blvd Bordentown, NJ	1.0	1.0	832	$2,300	$2.76	20d	1	1.20mi
600 K Johnson Blvd N Fieldsboro, NJ	2.0	1.0–2.0	1058	$2,400	$2.27	0d	5	1.48mi
710 Highway 206 Bordentown, NJ	1.0–2.0	1.0	900	$2,375	$2.64	0d	1	1.49mi

Listing history 35 events

1. 2026-06-21
   days on market $199,999 Active 80 DOM
2. 2026-06-18
   days on market $199,999 Active 77 DOM
3. 2026-06-17
   days on market $199,999 Active 76 DOM
4. 2026-06-16
   days on market $199,999 Active 75 DOM
5. 2026-06-15
   days on market $199,999 Active 74 DOM
6. 2026-06-13
   days on market $199,999 Active 72 DOM
7. 2026-06-13
   days on market $199,999 Active 71 DOM
8. 2026-06-09
   days on market $199,999 Active 68 DOM
9. 2026-06-08
   days on market $199,999 Active 67 DOM
10. 2026-06-07
    days on market $199,999 Active 66 DOM
11. 2026-06-04
    days on market $199,999 Active 63 DOM
12. 2026-06-03
    days on market $199,999 Active 62 DOM
13. 2026-06-02
    days on market $199,999 Active 61 DOM
14. 2026-06-01
    days on market $199,999 Active 60 DOM
15. 2026-05-31
    days on market $199,999 Active 59 DOM
16. 2026-04-07
    status Active 789-char remark

    Show marketing remark (789 chars)

    Great Investment Opportunity! This charming 2-bedroom, 1-bath end-of-row townhouse features a living room, dining room, and galley kitchen. Upstairs offers two generously sized bedrooms along with access to a walk-up attic, which presents potential for additional finished living space. The home includes interior access to a basement, ideal for storage and added rental appeal. Located in desirable Bordentown City, this property is within walking distance to shops, restaurants, and the River Line rail, with convenient connections to both Philadelphia and New York. On-street parking adds convenience for tenants. Whether you’re looking to rent or renovate, this townhouse offers strong upside and the opportunity to build sweat equity. The home needs TLC and is being sold AS-IS.

17. 2026-01-22
    status Active Under Contract 789-char remark

    Show marketing remark (789 chars)

    Great Investment Opportunity! This charming 2-bedroom, 1-bath end-of-row townhouse features a living room, dining room, and galley kitchen. Upstairs offers two generously sized bedrooms along with access to a walk-up attic, which presents potential for additional finished living space. The home includes interior access to a basement, ideal for storage and added rental appeal. Located in desirable Bordentown City, this property is within walking distance to shops, restaurants, and the River Line rail, with convenient connections to both Philadelphia and New York. On-street parking adds convenience for tenants. Whether you’re looking to rent or renovate, this townhouse offers strong upside and the opportunity to build sweat equity. The home needs TLC and is being sold AS-IS.

18. 2026-01-19
    historical 789-char remark

    Show marketing remark (789 chars)

    Great Investment Opportunity! This charming 2-bedroom, 1-bath end-of-row townhouse features a living room, dining room, and galley kitchen. Upstairs offers two generously sized bedrooms along with access to a walk-up attic, which presents potential for additional finished living space. The home includes interior access to a basement, ideal for storage and added rental appeal. Located in desirable Bordentown City, this property is within walking distance to shops, restaurants, and the River Line rail, with convenient connections to both Philadelphia and New York. On-street parking adds convenience for tenants. Whether you’re looking to rent or renovate, this townhouse offers strong upside and the opportunity to build sweat equity. The home needs TLC and is being sold AS-IS.

19. 2026-01-14
    listed $199,999 Active 789-char remark

    Show marketing remark (789 chars)

    Great Investment Opportunity! This charming 2-bedroom, 1-bath end-of-row townhouse features a living room, dining room, and galley kitchen. Upstairs offers two generously sized bedrooms along with access to a walk-up attic, which presents potential for additional finished living space. The home includes interior access to a basement, ideal for storage and added rental appeal. Located in desirable Bordentown City, this property is within walking distance to shops, restaurants, and the River Line rail, with convenient connections to both Philadelphia and New York. On-street parking adds convenience for tenants. Whether you’re looking to rent or renovate, this townhouse offers strong upside and the opportunity to build sweat equity. The home needs TLC and is being sold AS-IS.

20. 2018-12-12
    historical
21. 2018-10-19
    price $99,900
22. 2018-06-29
    listed $109,900 Active
23. 2013-09-05
    historical
24. 2013-03-05
    listed $119,900
25. 2008-02-22
    soldstatus $100,000
26. 2008-01-31
    soldstatus $100,000
27. 2008-01-18
    soldstatus $95,000
28. 2007-12-20
    historical
29. 2007-09-06
    listed $100,000
30. 2006-09-18
    soldstatus $95,000
31. 2006-07-03
    listed $95,000
32. 2006-06-16
    historical
33. 2006-01-15
    listed $105,000
34. 2001-03-26
    historical
35. 2001-03-26
    listed $48,900

ⓘ 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: $4,366 · $364/mo
• Projected year-2 tax: $4,673 · $389/mo
• Expected delta: +$307/yr (+$26/mo · 7.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 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: $26,583
• − Mortgage interest: −$11,203
• − Property taxes: −$4,366
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$5,818
• Taxable loss: −$58
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $3,062/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: Bordentown Regional School District
• NCES district ID: 3402030
• Math proficiency: 29% ▼ -20.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $78,817
• Composite: 37.98/100
• National rank: #4295
• State rank: #206 of 472 in NJ

Livability — Bordentown

• Score: 77/100
• State rank: #115
• US rank: #2907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bordentown, NJ
• County: Burlington County · 323,710 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 19,142
• Household income: $112,845
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 380.0

Population outlook (Burlington County) Hauer SSP2

• Today (2025): 453,425 people
• By 2030: 452,359 · -0.2%
• By 2040: 445,033 · -1.9%
• By 2050: 431,760 · -4.8%
• By 2075: 406,277 · -10.4%
• By 2100: 364,732 · -19.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 11% Two or more races 11% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 9% Lithuanian 2% Italian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 79% English-only · Other Asian/Pacific 7% Spanish 6% Other Indo-European 2%

Political lean MEDSL · Burlington

• 2024 margin: D (+16.6) · D 57.6% · R 41.0% · Other 1.3%
• 2008→2024 swing: -2.0pp toward R · 2008: 18.6pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+19.5 2016: D+14.8 2012: D+18.7 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.01%
• Current HPI: 279.5254
• Rent YoY: ▲ 6.07%
• 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

+309.0% since first listed

20 events — show timeline

• 2026-04-07 Relisted — BRIGHT MLS
• 2026-01-22 Relisted — BRIGHT MLS
• 2026-01-19 Listing Removed — BRIGHT MLS
• 2026-01-14 Listed $199,999 BRIGHT MLS
• 2018-12-12 Listing Removed — BRIGHT MLS
• 2018-10-19 Price Changed $99,900 BRIGHT MLS
• 2018-06-29 Listed $109,900 BRIGHT MLS
• 2013-09-05 Listing Removed — BRIGHT MLS
• 2013-03-05 Listed $119,900 BRIGHT MLS
• 2008-02-22 Sold (Public Records) $100,000 Public Records
• 2008-01-31 Sold (MLS) $100,000 BRIGHT MLS
• 2008-01-18 Sold (Public Records) $95,000 Public Records
• 2007-12-20 Listing Removed — BRIGHT MLS
• 2007-09-06 Listed $100,000 BRIGHT MLS
• 2006-09-18 Sold (MLS) $95,000 BRIGHT MLS
• 2006-07-03 Listed $95,000 BRIGHT MLS
• 2006-06-16 Listing Removed — BRIGHT MLS
• 2006-01-15 Listed $105,000 BRIGHT MLS
• 2001-03-26 Listed $48,900 BRIGHT MLS
• 2001-03-26 Listing Removed — BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2025): $4,366 · +5.6% YoY. Source: county tax records.