1003 Hoffman Ave · Paulsboro, NJ 08066

$125,000

3 bd · 1.0 ba · 652 sqft · SingleFamily public records · 82 Days on market

Built 1920 4,560 sqft lot Est $163k · 23% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a 4 bedroom 1 bathroom property that would be less than renting? Look no further! Bring you ideas to this property to really make it your own. 2 bedrooms down and 2 upstairs!

Key facts

• 4,560 sq ft lot
• Built 1920
• Listed 81 days

Property features AI

Finance

• Other: Fee simple ownership
• Financial info:
• HOA & community:

Exterior

• Parking: On-street parking
• Security:
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Detached structure; Estimated year built
• Construction: Frame construction; Block foundation; Above-grade and below-grade structures
• Exterior features: No tidal water on the lot

Interior

• Kitchen:
• Bedrooms: Two bedrooms on the main level; One bedroom on the upper level
• Flooring:
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Estimated living area; Partial basement; Multiple access exits (2+)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $53 ($635/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.1% in Paulsboro — 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 62/100 on livability (#445 in NJ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Paulsboro School District (suburban): math 5% / reading 26% proficiency, ranked #455 of 472 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 57 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 33% of the median local income ($65k/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 $864 of loan paydown is wiped out by about $4k 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 82 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 $105k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.43% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.44%
• DSCR: 1.73
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $163,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Haskell Ave	0.13mi	2/1.0 (-1)	720 (+10%)	17mo	$180,000	$250	57
1002 Haskell Ave	0.13mi	2/1.0 (-1)	720 (+10%)	23mo	$165,000	$229	52
1734 Swedesboro Ave	0.59mi	2/1.0 (-1)	672 (+3%)	18mo	$180,000	$268	48

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-16,556
• Equity at exit: $18,638

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-8,734
• Equity at exit: $10,808

Cash invested: $35,000 (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 08066

• Home prices YoY: -19.0%
• Active inventory: 57
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$224 /mo · $2,694/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $53

Break-even live

Break-even rent $1,720

Max offer price $125,000

Occupancy floor 92%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Berkley Rd Paulsboro, NJ	1.0–2.0	1.0	750	$1,650	$2.20	1d	7	0.55mi

Listing history 26 events

1. 2026-06-18
   days on market $125,000 Active 82 DOM
2. 2026-06-17
   days on market $125,000 Active 81 DOM
3. 2026-06-16
   days on market $125,000 Active 80 DOM
4. 2026-06-15
   days on market $125,000 Active 79 DOM
5. 2026-06-13
   days on market $125,000 Active 77 DOM
6. 2026-06-09
   days on market $125,000 Active 73 DOM
7. 2026-06-08
   days on market $125,000 Active 72 DOM
8. 2026-06-07
   days on market $125,000 Active 71 DOM
9. 2026-06-04
   days on market $125,000 Active 68 DOM
10. 2026-06-03
    days on market $125,000 Active 67 DOM
11. 2026-06-02
    days on market $125,000 Active 66 DOM
12. 2026-06-01
    days on market $125,000 Active 65 DOM
13. 2026-05-31
    days on market $125,000 Active 64 DOM
14. 2026-05-19
    price $125,000
15. 2026-05-12
    status Active
16. 2026-03-17
    status Pending
17. 2026-01-31
    listed $130,000 Active
18. 2024-05-10
    soldstatus $105,000
19. 2024-04-26
    soldstatus $105,000 Closed 186-char remark

    Show marketing remark (186 chars)

    Looking for a 4 bedroom 1 bathroom property that would be less than renting? Look no further! Bring you ideas to this property to really make it your own. 2 bedrooms down and 2 upstairs!

20. 2024-04-11
    historical Active Under Contract 186-char remark

    Show marketing remark (186 chars)

    Looking for a 4 bedroom 1 bathroom property that would be less than renting? Look no further! Bring you ideas to this property to really make it your own. 2 bedrooms down and 2 upstairs!

21. 2024-01-18
    listed $119,900 Active 186-char remark

    Show marketing remark (186 chars)

    Looking for a 4 bedroom 1 bathroom property that would be less than renting? Look no further! Bring you ideas to this property to really make it your own. 2 bedrooms down and 2 upstairs!

22. 2000-05-10
    soldstatus $8,740 196-char remark

    Show marketing remark (196 chars)

    Hud Owned Sold "As-Is". Home Is Unsafe To Enter, Enter At Your Own Risk Fha Case # 351-248128 Sales Price Is $9,000.00 Submit Bids On Internet Www. Firstpreston. Com Poss:Closing

23. 2000-04-03
    historical 196-char remark

    Show marketing remark (196 chars)

    Hud Owned Sold "As-Is". Home Is Unsafe To Enter, Enter At Your Own Risk Fha Case # 351-248128 Sales Price Is $9,000.00 Submit Bids On Internet Www. Firstpreston. Com Poss:Closing

24. 2000-01-05
    listed $8,740 196-char remark

    Show marketing remark (196 chars)

    Hud Owned Sold "As-Is". Home Is Unsafe To Enter, Enter At Your Own Risk Fha Case # 351-248128 Sales Price Is $9,000.00 Submit Bids On Internet Www. Firstpreston. Com Poss:Closing

25. 1991-03-07
    soldstatus $33,000
26. 1989-03-28
    soldstatus $8,000

ⓘ 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: $2,694 · $224/mo
• Projected year-2 tax: $2,903 · $242/mo
• Expected delta: +$209/yr (+$17/mo · 7.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,441
• − Mortgage interest: −$7,002
• − Property taxes: −$2,694
• − Insurance: −$5,744
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$3,636
• Taxable loss: −$1,065
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $890/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: Paulsboro School District
• NCES district ID: 3412720
• Math proficiency: 5% ▼ -9.00%
• Reading proficiency: 26% ▲ 3.00%
• Median HH income: $43,261
• Composite: 13.46/100
• National rank: #9521
• State rank: #455 of 472 in NJ

Livability — Paulsboro

• Score: 62/100
• State rank: #445
• US rank: #16559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paulsboro, NJ
• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 7,760
• Household income: $65,070
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 304.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Black 30% Hispanic / Latino 16% Two or more races 14%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10%
• Common ancestry: Romanian 6% Serbian 3% Armenian 2%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 84% English-only · Spanish 11% Arabic 2% 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: ▼ -79.33%
• Current HPI: 337.4363
• 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

+1462.5% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $125,000 BRIGHT MLS
• 2026-05-12 Relisted — BRIGHT MLS
• 2026-03-17 Pending — BRIGHT MLS
• 2026-01-31 Listed $130,000 BRIGHT MLS
• 2024-05-10 Sold (Public Records) $105,000 Public Records
• 2024-04-26 Sold (MLS) $105,000 BRIGHT MLS
• 2024-04-11 Contingent — BRIGHT MLS
• 2024-01-18 Listed $119,900 BRIGHT MLS
• 2000-05-10 Sold (MLS) $8,740 BRIGHT MLS
• 2000-04-03 Listing Removed — BRIGHT MLS
• 2000-01-05 Listed $8,740 BRIGHT MLS
• 1991-03-07 Sold (Public Records) $33,000 Public Records
• 1989-03-28 Sold (Public Records) $8,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,694 · +10.3% YoY. Source: county tax records.