267 Huber Ave · Williamstown, NJ 08094

$305,000

3 bd · 2.0 ba · 1,099 sqft · SingleFamily public records · 72 Days on market

Built 1935 8,999 sqft lot Est $215k · 42% over

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Why this score? — see what drove the D- 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 +16.3/30.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is an handy man special or investors delight, bring your hammer and nails and get to work. this property has 3 bed rooms , living room and an eat in kitchen. the exterior has a large drive way and a huge back. Property being sold strictly AS IS .

Key facts

• 8,999 sq ft lot
• Built 1935
• Listed 72 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Natural gas for heating, cooling, and hot water
• Home design: Detached structure; Excellent condition; Fee simple ownership
• Construction: Frame construction; Block foundation; Shingle roof; Built year per assessor
• Exterior features: On-site septic; Well water

Interior

• Bedrooms: Two bedrooms on the upper level; One bedroom on the main level
• Flooring: Ceramic tile; Luxury vinyl plank
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Drywall walls and ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (10.3% below list).
• Recommended offer: $274k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• Zoned schools: Whitehall Elementary School (math 27% / reading 42%, grade F, #582 of 1,303 statewide, top 49%, 357 students, 31% FRL); Williamstown Middle School (math 18% / reading 43%, grade F, #303 of 431 statewide, top 72%, 1,819 students, 30% FRL); Williamstown High School (math 21% / reading 50%, grade F, #234 of 399 statewide, top 59%, 1,782 students, 26% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 270 active listings in the ZIP; solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 34% 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $115k; list at $305k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $273,520 (10.3% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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 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: 0.90% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $215,404
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 Broadlane Rd	0.55mi	3/1.0	1,070 (-3%)	19mo	$150,500	$141	50
347 Broadlane Rd	0.62mi	3/1.0	1,080 (-2%)	22mo	$275,000	$255	46
62 Broadlane Rd	0.48mi	3/1.0	1,020 (-7%)	22mo	$200,000	$196	43

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-38,658
• Equity at exit: $45,476

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-19,885
• Equity at exit: $26,371

Cash invested: $85,400 (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: 270
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,735 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$265 /mo · $3,177/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $169

Break-even live

Break-even rent $2,521

Max offer price $305,000

Occupancy floor 89%

Sensitivity live

Price	-10% $342	-5% $256	+0% $169	+5% $83	+10% $-3
Rent	-10% $-47	-5% $61	+0% $169	+5% $278	+10% $386
Rate	-1.0pp $323	-0.5pp $247	base $169	+0.5pp $90	+1.0pp $10

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $305,000 Active 72 DOM
2. 2026-06-18
   days on market $305,000 Active 69 DOM
3. 2026-06-17
   days on market $305,000 Active 68 DOM
4. 2026-06-16
   days on market $305,000 Active 67 DOM
5. 2026-06-15
   days on market $305,000 Active 66 DOM
6. 2026-06-13
   days on market $305,000 Active 64 DOM
7. 2026-06-10
   status $305,000 Active 60 DOM
8. 2026-06-07
   status $305,000 Pending 60 DOM
9. 2026-06-04
   days on market $305,000 Active 60 DOM
10. 2026-06-03
    days on market $305,000 Active 59 DOM
11. 2026-06-02
    days on market $305,000 Active 58 DOM
12. 2026-06-01
    days on market $305,000 Active 57 DOM
13. 2026-05-31
    days on market $305,000 Active 56 DOM
14. 2026-05-18
    price $305,000
15. 2026-05-05
    price $315,000
16. 2026-04-27
    status Active
17. 2026-04-24
    status Pending
18. 2026-04-03
    listed $319,000 Active
19. 2025-09-17
    soldstatus $115,000
20. 2025-07-24
    soldstatus $66,000
21. 2025-06-26
    soldstatus $66,000 Closed 262-char remark

    Show marketing remark (262 chars)

    This property is an handy man special or investors delight, bring your hammer and nails and get to work. this property has 3 bed rooms , living room and an eat in kitchen. the exterior has a large drive way and a huge back. Property being sold strictly AS IS .

22. 2025-04-19
    status Pending 262-char remark

    Show marketing remark (262 chars)

    This property is an handy man special or investors delight, bring your hammer and nails and get to work. this property has 3 bed rooms , living room and an eat in kitchen. the exterior has a large drive way and a huge back. Property being sold strictly AS IS .

23. 2025-04-13
    listed $120,000 Active 262-char remark

    Show marketing remark (262 chars)

    This property is an handy man special or investors delight, bring your hammer and nails and get to work. this property has 3 bed rooms , living room and an eat in kitchen. the exterior has a large drive way and a huge back. Property being sold strictly AS IS .

ⓘ 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: $3,177 · $265/mo
• Projected year-2 tax: $5,386 · $449/mo
• Expected delta: +$2,209/yr (+$184/mo · 69.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $32,822
• − Mortgage interest: −$17,085
• − Property taxes: −$3,177
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,626
• − Management: −$2,626
• − Depreciation: −$8,873
• Taxable loss: −$3,089
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $2,775/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

+154.2% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $305,000 BRIGHT MLS
• 2026-05-05 Price Changed $315,000 BRIGHT MLS
• 2026-04-27 Relisted — BRIGHT MLS
• 2026-04-24 Pending — BRIGHT MLS
• 2026-04-03 Listed $319,000 BRIGHT MLS
• 2025-09-17 Sold (Public Records) $115,000 Public Records
• 2025-07-24 Sold (Public Records) $66,000 Public Records
• 2025-06-26 Sold (MLS) $66,000 BRIGHT MLS
• 2025-04-19 Pending — BRIGHT MLS
• 2025-04-13 Listed $120,000 BRIGHT MLS

Property tax history

-0.2%/yr

Latest (2025): $3,177 · +2.9% YoY. Source: county tax records.