29 W Madison St · Paulsboro, NJ 08066-1334

$210,000

3 bd · 1.5 ba · 1,608 sqft · SingleFamily public records · 75 Days on market

Built 1940 3,484 sqft lot Est $317k · 34% 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Investors Take Note! A corner lot property, this all brick construction, once a lovely piece of property with plenty of room for whatever. A two car detached garage enhances the charm of this property in need of TLC. Original, Original, Original are the hardwood floors,the amount of original woodwork and trimmings throughout. Each room in its day was a feature. This oversized corner lot property is well worth the time to see, or the investment to bring all that charm back to life again.

Key facts

• Wood flooring
• Enclosed porches
• Newer roof

Tags

• BROWNSTONE
• WOOD FLOORING
• ENCLOSED PORCHES
• EAT-IN KITCHEN
• PARTIALLY FINISHED BASEMENT
• NEWER ROOF

Property features AI

Exterior

• Parking: Detached 2-car garage; 2 parking spaces; Driveway fits 2-car width
• Utilities: All utilities underground; Public water; Public sewer
• Home design: Colonial style; Renovated (2018)
• Construction: Renovated construction; Year renovated: 2018
• Exterior features: Brick siding; Asphalt shingle roof; Corner lot

Interior

• Kitchen: Separate dining area; Dishwasher; Gas range/oven; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced hot air heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Range/Oven - Gas; Refrigerator; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (1.3% below list).
• Recommended offer: $153k (26.9% below list) — sets the bar for cash-flow.
• Cap rate 6.9% 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+, crime F, amenities 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.
• Zoned schools: Loudenslager Elementary School (math 4% / reading 21%, grade F, #1,170 of 1,303 statewide, top 90%, 352 students, 56% FRL); Paulsboro Junior High School (math 2% / reading 37%, grade F, #397 of 431 statewide, top 92%, 184 students, 55% FRL); Paulsboro High School (math 8% / reading 27%, grade F, #373 of 399 statewide, top 94%, 384 students, 40% FRL) — zoned schools average 50% FRL vs 67% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $20k; list at $210k implies a 950% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1940 — 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 $153,480 (26.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $316,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Billings Ave	0.18mi	3/1.5	1,607 (-0%)	3mo	$160,000	$100	88
269 W Broad St	0.33mi	4/2.0 (+1)	1,664 (+4%)	4mo	$359,000	$216	68
565 Greenwich Ave	0.42mi	4/1.5 (+1)	1,536 (-4%)	1mo	$300,000	$195	67
636 Billings Ave	0.27mi	4/2.0 (+1)	1,478 (-8%)	3mo	$270,000	$183	64
561 Billings Ave	0.43mi	3/1.5	1,425 (-11%)	1mo	$280,000	$196	60
500 Greenwich Ave	0.57mi	3/2.5	1,672 (+4%)	4mo	$329,900	$197	60
546 Billings Ave	0.47mi	3/1.5	1,406 (-13%)	5mo	$279,000	$198	53
423 Sheridan Ave	0.68mi	3/2.0	1,500 (-7%)	4mo	$310,000	$207	51
444 Lincoln Ave	0.63mi	4/2.0 (+1)	1,728 (+8%)	4mo	$306,000	$177	48
255 Elizabeth Ave	0.57mi	4/3.0 (+1)	1,470 (-9%)	1mo	$391,500	$266	48
1214 Walter Ave	0.64mi	3/2.5	1,450 (-10%)	4mo	$278,000	$192	46
400 Billings Ave	0.70mi	3/2.0	1,392 (-13%)	3mo	$280,000	$201	40

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: 1.6%
• Equity multiple: 1.09×
• Total profit: $5,262
• Equity at exit: $94,425

10-year hold

• IRR: 5.3%
• Equity multiple: 1.81×
• Total profit: $47,792
• Equity at exit: $145,520

Cash invested: $58,800 (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 08066-1334

• Active inventory: 1
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,072 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$341 /mo · $4,097/yr
• Insurance: −$88
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-320

Break-even live

Break-even rent $2,477

Max offer price $153,480

Occupancy floor —

Sensitivity live

Price	-10% $-201	-5% $-261	+0% $-320	+5% $-379	+10% $-439
Rent	-10% $-484	-5% $-402	+0% $-320	+5% $-238	+10% $-156
Rate	-1.0pp $-214	-0.5pp $-267	base $-320	+0.5pp $-374	+1.0pp $-430

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
694 N Delaware St Paulsboro, NJ	3.0	1.0	1500	$1,700	$1.13	0d	1	0.24mi
231 Thomson Ave Unit 1 Paulsboro, NJ	4.0	1.0	1600	$2,400	$1.50	26d	1	0.33mi
228 Greenwich Ave Paulsboro, NJ	4.0	1.5	1200	$2,500	$2.08	0d	1	0.99mi
226 Greenwich Ave Paulsboro, NJ	3.0	1.0	1100	$2,300	$2.09	26d	1	0.99mi

Listing history 30 events

1. 2026-06-21
   days on market $210,000 Active 75 DOM
2. 2026-06-18
   days on market $210,000 Active 72 DOM
3. 2026-06-17
   days on market $210,000 Active 71 DOM
4. 2026-06-16
   days on market $210,000 Active 70 DOM
5. 2026-06-15
   days on market $210,000 Active 69 DOM
6. 2026-06-13
   days on market $210,000 Active 67 DOM
7. 2026-06-09
   days on market $210,000 Active 63 DOM
8. 2026-06-08
   days on market $210,000 Active 62 DOM
9. 2026-06-07
   days on market $210,000 Active 61 DOM
10. 2026-06-04
    days on market $210,000 Active 58 DOM
11. 2026-06-03
    days on market $210,000 Active 57 DOM
12. 2026-06-02
    days on market $210,000 Active 56 DOM
13. 2026-06-01
    days on market $210,000 Active 55 DOM
14. 2026-05-31
    days on market $210,000 Active 54 DOM
15. 2026-04-06
    listed $210,000 Active
16. 2018-05-11
    soldstatus $20,000 Sold 496-char remark

    Show marketing remark (493 chars)

    Investors Take Note! A corner lot property, this all brick construction, once a lovely piece of property with plenty of room for whatever. A two car detached garage enhances the charm of this property in need of TLC. Original, Original, Original are the hardwood floors, the amount of original woodwork and trimmings throughout. Each room in its day was a feature. This oversized corner lot property is well worth the time to see, or the investment to bring all that charm back to life again.

17. 2018-05-11
    soldstatus $20,000 Closed 493-char remark

    Show marketing remark (493 chars)

    Investors Take Note! A corner lot property, this all brick construction, once a lovely piece of property with plenty of room for whatever. A two car detached garage enhances the charm of this property in need of TLC. Original, Original, Original are the hardwood floors, the amount of original woodwork and trimmings throughout. Each room in its day was a feature. This oversized corner lot property is well worth the time to see, or the investment to bring all that charm back to life again.

18. 2018-04-23
    status Pending 493-char remark

    Show marketing remark (496 chars)

    Investors Take Note! A corner lot property, this all brick construction, once a lovely piece of property with plenty of room for whatever. A two car detached garage enhances the charm of this property in need of TLC. Original, Original, Original are the hardwood floors,the amount of original woodwork and trimmings throughout. Each room in its day was a feature. This oversized corner lot property is well worth the time to see, or the investment to bring all that charm back to life again.

19. 2018-04-23
    status Under Contract 496-char remark

    Show marketing remark (496 chars)

    Investors Take Note! A corner lot property, this all brick construction, once a lovely piece of property with plenty of room for whatever. A two car detached garage enhances the charm of this property in need of TLC. Original, Original, Original are the hardwood floors,the amount of original woodwork and trimmings throughout. Each room in its day was a feature. This oversized corner lot property is well worth the time to see, or the investment to bring all that charm back to life again.

20. 2018-02-26
    listed $29,990 Active 496-char remark

    Show marketing remark (493 chars)

    Investors Take Note! A corner lot property, this all brick construction, once a lovely piece of property with plenty of room for whatever. A two car detached garage enhances the charm of this property in need of TLC. Original, Original, Original are the hardwood floors, the amount of original woodwork and trimmings throughout. Each room in its day was a feature. This oversized corner lot property is well worth the time to see, or the investment to bring all that charm back to life again.

21. 2018-02-26
    listed $29,990 Active 493-char remark

    Show marketing remark (493 chars)

    Investors Take Note! A corner lot property, this all brick construction, once a lovely piece of property with plenty of room for whatever. A two car detached garage enhances the charm of this property in need of TLC. Original, Original, Original are the hardwood floors, the amount of original woodwork and trimmings throughout. Each room in its day was a feature. This oversized corner lot property is well worth the time to see, or the investment to bring all that charm back to life again.

22. 2011-08-24
    historical
23. 2011-04-20
    listed $89,000
24. 2010-01-19
    historical
25. 2009-01-19
    listed $130,000
26. 2007-08-30
    soldstatus $135,000
27. 2007-08-09
    historical
28. 2007-07-28
    listed $135,000
29. 1993-07-06
    soldstatus $75,000
30. 1986-07-18
    soldstatus $43,000

ⓘ 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: $4,097 · $341/mo
• Projected year-2 tax: $4,663 · $389/mo
• Expected delta: +$566/yr (+$47/mo · 13.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 87% 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: $24,862
• − Mortgage interest: −$11,763
• − Property taxes: −$4,097
• − Insurance: −$6,169
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$6,109
• Taxable loss: −$7,253
• Est. tax savings @ 24.0%: +$1,741
• After-tax cash flow: $-2,099/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+388.4% since first listed

16 events — show timeline

• 2026-04-06 Listed $210,000 GSMLS
• 2018-05-11 Sold (MLS) $20,000 BRIGHT MLS
• 2018-05-11 Sold (MLS) $20,000 TREND
• 2018-04-23 Pending — BRIGHT MLS
• 2018-04-23 Pending — TREND
• 2018-02-26 Listed $29,990 BRIGHT MLS
• 2018-02-26 Listed $29,990 TREND
• 2011-08-24 Listing Removed — BRIGHT MLS
• 2011-04-20 Listed $89,000 BRIGHT MLS
• 2010-01-19 Listing Removed — BRIGHT MLS
• 2009-01-19 Listed $130,000 BRIGHT MLS
• 2007-08-30 Sold (MLS) $135,000 BRIGHT MLS
• 2007-08-09 Listing Removed — BRIGHT MLS
• 2007-07-28 Listed $135,000 BRIGHT MLS
• 1993-07-06 Sold (Public Records) $75,000 Public Records
• 1986-07-18 Sold (Public Records) $43,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $4,097 · +10.3% YoY. Source: county tax records.