122 Hewitt St · Trenton, NJ 08611

$179,900

3 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 103 Days on market

Built 1900 1,307 sqft lot Est $307k · 41% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for an owner-occupant or investor. This spacious three-bedroom property is well maintained and offers convenient access to schools, shopping, and the commuter train. The home features a newer furnace and hot water heater, along with updated sewer and water lines. The property will be delivered vacant at closing. Tenant-occupied property. Long-term tenant currently paying $1,195/month. Landlord is holding a security deposit equal to 1.5 months’ rent. Current lease expires July 2026. Rent is scheduled to increase by 4% in June. Buyer to assume existing tenancy unless purchaser intends to occupy the property. Property is to be sold as is.

Key facts

• Newer furnace
• Updated water lines
• Hot water heater

Tags

• NEWER FURNACE
• HOT WATER HEATER
• UPDATED SEWER
• UPDATED WATER LINES
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO SHOPPING

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas service
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Year built estimated
• Construction: Brick and vinyl siding exterior; Stone foundation; Asphalt roof; Above grade structure
• Exterior features: No tidal water

Interior

• Kitchen: Kitchen (appliances not specified beyond washer/dryer)
• Bedrooms: 3 bedrooms on the upper level; 7 total rooms (Living Room, Dining Room, Kitchen, 3 Bedrooms, 1 Bathroom)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central A/C; Heating and cooling fueled by natural gas; Natural gas hot water
• Interior features: Full basement; Estimated living area
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $179,900 price doesn't fit this home's estimated sale value (~$307,296) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 6.3% in Trenton — 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 76/100 on livability (#133 in NJ, #3,533 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools F, crime F, employment F.
• Trenton Public School District (urban): math 2% / reading 16% proficiency, ranked #471 of 472 in NJ (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.7%/yr); 84 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).
• This rent runs 44% of the median local income ($57k/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 + 4.7% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $180k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $307,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 Anderson St	0.15mi	2/1.0 (-1)	1,026 (-12%)	0mo	$206,000	$201	68
427 Woodland St	0.37mi	3/2.0	1,204 (+3%)	14mo	$295,000	$245	61
1027 Chambers St	0.37mi	3/1.5	1,246 (+7%)	10mo	$205,000	$165	60
807 S Broad St	0.38mi	4/1.0 (+1)	1,200 (+3%)	15mo	$150,000	$125	60
872 Revere Ave	0.64mi	3/1.0	1,200 (+3%)	8mo	$293,000	$244	58
44 Jeremiah Ave	0.67mi	3/1.0	1,108 (-5%)	7mo	$325,000	$293	55
718 E Howell St	0.68mi	3/3.0	1,144 (-2%)	7mo	$380,000	$332	51
36 Emanuel St	0.60mi	2/1.0 (-1)	1,127 (-3%)	13mo	$370,000	$328	51
1051 Quinton Ave	0.61mi	4/1.0 (+1)	1,116 (-4%)	11mo	$295,000	$264	50
67 Jersey St	0.48mi	3/2.0	1,316 (+13%)	12mo	$195,000	$148	42
121 Emanuel St	0.62mi	2/2.0 (-1)	1,278 (+10%)	10mo	$345,000	$270	37
412 Bow Hill Ave	0.74mi	3/2.0	1,014 (-13%)	13mo	$325,000	$321	29

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 · 4.71% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,908
• Equity at exit: $26,824

10-year hold

• IRR: 12.2%
• Equity multiple: 2.04×
• Total profit: $52,543
• Equity at exit: $15,554

Cash invested: $50,372 (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 08611

• Rents YoY: 4.7%
• Active inventory: 84
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$943
• Tax from tax record: −$204 /mo · $2,444/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $430

Break-even live

Break-even rent $1,547

Max offer price $179,900

Occupancy floor 74%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 Anderson St Trenton, NJ	3.0	1.0	1132	$1,800	$1.59	13d	1	0.15mi
1103 Division St Trenton, NJ	4.0	1.0	1296	$2,000	$1.54	21d	1	0.17mi
176 Division St Apt 106 Trenton, NJ	2.0	1.0	975	$1,700	$1.74	21d	1	0.30mi
203 Genesee St Unit 2 Trenton, NJ	2.0	1.0	1452	$1,700	$1.17	21d	1	0.33mi
837 Genesee St Trenton, NJ	2.0	1.0	850	$1,700	$2.00	21d	1	0.35mi
225 Home Ave Trenton, NJ	2.0	1.0	800	$1,750	$2.19	21d	1	0.35mi
313 Home Ave Trenton, NJ	3.0	1.0	1112	$2,100	$1.89	13d	1	0.40mi
233 Virginia Ave Trenton, NJ	3.0	1.0	1302	$2,500	$1.92	12d	1	0.50mi
1049 Genesee St Trenton, NJ	3.0	1.0	1270	$2,300	$1.81	21d	1	0.50mi
1132 Genesee St Unit 1132 Trenton, NJ	3.0	1.0	1198	$2,500	$2.09	21d	1	0.55mi
244 Jersey St Trenton, NJ	3.0	1.5	1368	$2,300	$1.68	13d	1	0.56mi
71 Clark St Trenton, NJ	1.0–2.0	1.0–2.0	975	$2,350	$2.41	13d	4	0.58mi
635 Chambers St Trenton, NJ	4.0	2.0	1312	$2,500	$1.91	13d	1	0.59mi
720 Monmouth St Unit 204 Trenton, NJ	2.0	1.0	1011	$1,750	$1.73	21d	1	0.64mi
121 Columbus Ave Trenton, NJ	3.0	1.0	1050	$1,900	$1.81	21d	1	0.65mi
1078 Lalor St Unit 1 Trenton, NJ	2.0	1.0	1488	$1,895	$1.27	21d	1	0.67mi
1078 Lalor St Unit 2 Trenton, NJ	2.0	1.0	1488	$1,785	$1.20	21d	1	0.67mi
547 Centre St Trenton, NJ	3.0	1.0	1060	$1,850	$1.75	21d	1	0.75mi
105 Walnut Ave Unit 1 Trenton, NJ	2.0	1.0	1200	$2,000	$1.67	21d	1	0.90mi
234 Walnut Ave Trenton, NJ	4.0	1.0	1480	$2,200	$1.49	21d	1	1.00mi
339 Tioga St #339 Trenton, NJ	2.0	1.0	864	$1,850	$2.14	21d	1	1.04mi
417 Walnut Ave Trenton, NJ	3.0	1.0	992	$2,050	$2.07	21d	1	1.12mi
428 Cleveland Ave Trenton, NJ	4.0	2.0	1400	$2,500	$1.79	21d	1	1.21mi
216 E State St Trenton, NJ	1.0–2.0	1.0	811	$1,895	$2.34	13d	2	1.22mi
42 Grant St Trenton, NJ	4.0	1.0	1000	$2,000	$2.00	13d	1	1.29mi
202 E Hanover St Unit 5G Trenton, NJ	2.0	1.0	750	$1,200	$1.60	21d	1	1.30mi
1163 E State St Unit 9 Trenton, NJ	2.0	1.0	775	$1,770	$2.28	21d	1	1.30mi
1165 E State St Trenton, NJ	3.0	1.0	900	$1,749	$1.94	13d	1	1.31mi
315 Wert Ave Trenton, NJ	2.0	1.0	685	$2,270	$3.31	12d	9	1.34mi
125 Olive St Trenton, NJ	2.0–3.0	1.0–1.5	896	$1,392	$1.55	21d	1	1.35mi
219 Woodlawn Ave Trenton, NJ	3.0	1.0	1456	$2,355	$1.62	13d	1	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $179,900 Active 103 DOM
2. 2026-06-17
   days on market $179,900 Active 102 DOM
3. 2026-06-16
   days on market $179,900 Active 101 DOM
4. 2026-06-15
   days on market $179,900 Active 100 DOM
5. 2026-06-14
   days on market $179,900 Active 98 DOM
6. 2026-06-10
   days on market $179,900 Active 95 DOM
7. 2026-06-09
   days on market $179,900 Active 94 DOM
8. 2026-06-08
   days on market $179,900 Active 93 DOM
9. 2026-06-07
   days on market $179,900 Active 92 DOM
10. 2026-06-03
    days on market $179,900 Active 88 DOM
11. 2026-06-02
    days on market $179,900 Active 87 DOM
12. 2026-06-01
    days on market $179,900 Active 86 DOM
13. 2026-05-31
    days on market $179,900 Active 85 DOM
14. 2026-05-30
    days on market $179,900 Active 84 DOM
15. 2026-04-29
    price $179,900
16. 2026-04-01
    status Active
17. 2026-01-30
    status Pending
18. 2026-01-05
    listed $189,900 Active
19. 2006-05-23
    soldstatus $66,950
20. 1983-09-01
    soldstatus $38,000

ⓘ 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: $2,444 · $204/mo
• Projected year-2 tax: $3,462 · $288/mo
• Expected delta: +$1,018/yr (+$85/mo · 41.6%)

ⓘ 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: $25,093
• − Mortgage interest: −$10,077
• − Property taxes: −$2,444
• − Insurance: −$900
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$5,233
• Taxable income: $2,424
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $4,577/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: Trenton Public School District
• NCES district ID: 3416290
• Math proficiency: 2% ▼ -8.00%
• Reading proficiency: 16% ▼ -4.00%
• Median HH income: $35,078
• Composite: 7.31/100
• National rank: #9956
• State rank: #471 of 472 in NJ

Livability — Trenton

• Score: 76/100
• State rank: #133
• US rank: #3533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, NJ
• County: Mercer County · 327,655 people
• City population: 177,819
• Metro: Trenton-Princeton, NJ
• Population (ZIP): 31,995
• Household income: $56,788
• Rent vs Own: 61.0% rent · 39.0% own
• Severe rent burden: 2147.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 62% Black 20% Two or more races 18% White 14% Native American 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 12% Dominican 8%
• Common ancestry: Romanian 2% Swiss 1% Hispanic 1%
• Foreign-born: 37% · Canada, Jamaica, Guatemala
• Languages at home: 41% English-only · Spanish 57% French/Haitian/Cajun 2%

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: ▼ -267.62%
• Current HPI: 276.5427
• Rent YoY: ▲ 4.71%
• 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

+373.4% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $179,900 BRIGHT MLS
• 2026-04-01 Relisted — BRIGHT MLS
• 2026-01-30 Pending — BRIGHT MLS
• 2026-01-05 Listed $189,900 BRIGHT MLS
• 2006-05-23 Sold (Public Records) $66,950 Public Records
• 1983-09-01 Sold (Public Records) $38,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $2,444 · +1.5% YoY. Source: county tax records.