30 High St · Blairstown, NJ 07840

$299,999

4 bd · 2.0 ba · 2,564 sqft · MultiFamily · 17 Days on market

Built 1890 Fair condition 0.30 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
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Charming Historic Duplex in the Heart of Blairstown 30 High Street, Blairstown, NJ 07825 Step into timeless appeal with this classic 1890-built multi-family home (duplex) offering approximately 2,565 square feet of living space on a generous 0.3-acre lot. Featuring 4 bedrooms and 2 bathrooms total (2 bedrooms and 1 full bath per unit), this property is perfect for owner-occupants seeking income potential, multi-generational living, or investors looking for a solid rental opportunity in a desirable location. Each unit boasts its own living room, kitchen, bedrooms, and bath, providing comfortable, independent living spaces. Highlights include a shared enclosed porch for welcoming entryways,

Key facts

• Outbuilding
• Storage shed
• Vinyl siding

Tags

• FENCED BACKYARD
• SHARED ENCLOSED PORCH
• STORAGE SHED
• OUTBUILDING
• VINYL SIDING
• OIL HOT WATER BASEBOARD HEAT

Property features AI

Exterior

• Home design: Multi-family property
• Construction: Approximately 2,564 total living area
• Exterior features: Lot of approximately 13,068 sq ft

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $300k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $939/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#490 in NJ) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, crime A; Watch: schools C-, cost of living C-, amenities D.
• North Warren Regional School District (rural): math 28% / reading 56% proficiency, ranked #193 of 472 in NJ (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: 18 active listings in the ZIP; solid renter incomes; 630 units permitted in Warren County in 2024 (315 in 5+ unit buildings).
• At $5,002/mo this rent would consume 57% of the median local household income ($106k/yr) (locally 1114% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Warren County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,499 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.67% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.83%
• DSCR: 2.19
• GRM: 5.0

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: 20.7%
• Equity multiple: 1.85×
• Total profit: $71,096
• Equity at exit: $44,731

10-year hold

• IRR: 28.9%
• Equity multiple: 3.57×
• Total profit: $216,263
• Equity at exit: $25,938

Cash invested: $84,000 (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 07840

• Active inventory: 18
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $5,002 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $1,878

Break-even live

Break-even rent $2,624

Max offer price $299,999

Occupancy floor 57%

Sensitivity live

Price	-10% $2,086	-5% $1,982	+0% $1,878	+5% $1,775	+10% $1,671
Rent	-10% $1,483	-5% $1,681	+0% $1,878	+5% $2,076	+10% $2,274
Rate	-1.0pp $2,029	-0.5pp $1,955	base $1,878	+0.5pp $1,801	+1.0pp $1,722

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,002
Total (2 units)			$5,002

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $299,999 Active 17 DOM
2. 2026-06-19
   days on market $299,999 Active 15 DOM
3. 2026-06-18
   days on market $299,999 Active 14 DOM
4. 2026-06-17
   days on market $299,999 Active 13 DOM
5. 2026-06-16
   days on market $299,999 Active 12 DOM
6. 2026-06-15
   days on market $299,999 Active 11 DOM
7. 2026-06-14
   days on market $299,999 Active 9 DOM
8. 2026-06-13
   days on market $299,999 Active 8 DOM
9. 2026-06-10
   days on market $299,999 Active 6 DOM
10. 2026-06-09
    days on market $299,999 Active 5 DOM
11. 2026-06-08
    days on market $299,999 Active 4 DOM
12. 2026-06-07
    days on market $299,999 Active 3 DOM
13. 2026-06-05
    remarks 699-char remark
14. 2026-06-05
    listed $299,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,024
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,802
• − Management: −$4,802
• − Depreciation: −$8,727
• Taxable income: $18,888
• Est. tax owed @ 24.0%: −$4,533
• After-tax cash flow: $18,007/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab

This historic duplex requires moderate renovations, including exterior painting, landscaping, and deep cleaning of the bathroom. These updates will significantly improve its resale and rental value.

Repairs flagged

• Major Bathroom cleaning and repairs — Dirty and cluttered, likely needs cleaning and possibly repairs.
• Major Exterior painting — Siding appears weathered, paint chipping.
• Major Landscaping and trimming — Overgrown and in need of trimming and maintenance.

Value-add opportunities

• Both Painting the exterior — Fresh paint can significantly improve curb appeal and property value.
• Both Landscaping and trimming — A well-maintained yard can enhance the property's overall appearance and attract potential buyers/tenants.
• Both Deep cleaning and repairs in the bathroom — A clean and well-maintained bathroom is crucial for both resale and rental value, as it impacts the overall impression of the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Bathroom cleaning and repairs · Dirty and cluttered, likely needs cleaning and possibly repairs.	Major	$15,000–50,000
Exterior painting · Siding appears weathered, paint chipping.	Major	$15,000–50,000
Landscaping and trimming · Overgrown and in need of trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting the exterior — Fresh paint can significantly improve curb appeal and property value. ↑
• Both Landscaping and trimming — A well-maintained yard can enhance the property's overall appearance and attract potential buyers/tenants. ↑
• Both Deep cleaning and repairs in the bathroom — A clean and well-maintained bathroom is crucial for both resale and rental value, as it impacts the overall impression of the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: North Warren Regional School District
• NCES district ID: 3409550
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $86,925
• Composite: 39.57/100
• National rank: #3931
• State rank: #193 of 472 in NJ

Livability — Blairstown

• Score: 59/100
• State rank: #490
• US rank: #19828

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blairstown, NJ
• County: Warren County · 63,532 people
• City population: 9,271
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 32,105
• Household income: $105,866
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1114.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 105,498 people
• By 2030: 103,974 · -1.4%
• By 2040: 99,748 · -5.5%
• By 2050: 94,535 · -10.4%
• By 2075: 87,220 · -17.3%
• By 2100: 80,421 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 9% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 1% Dominican 1%
• Common ancestry: Romanian 8% Subsaharan African 2% Iranian 2%
• Foreign-born: 17% · Canada, Jamaica, Guatemala
• Languages at home: 78% English-only · Spanish 12% Other Indo-European 4% Russian/Polish/Slavic 3%

Political lean MEDSL · Warren

• 2024 margin: Strong R (+20.7) · D 38.8% · R 59.5% · Other 1.8%
• 2008→2024 swing: -6.7pp toward R · 2008: -14.0pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+16.2 2016: R+25.6 2012: R+15.8 2008: R+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -214.76%
• Current HPI: 245.9967
• Rent YoY: —
• Metro: Allentown-Bethlehem-Easton, PA-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

1 event — show timeline

• 2026-06-04 Listed $299,999 ForSaleByOwner.com