141 Fursin Ave · Buena, NJ 08310

$150,000

4 bd · 2.0 ba · 2,644 sqft · SingleFamily public records · 30 Days on market

Built 1962

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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 +17.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.5/10.0
• Appreciation +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Are you looking for a unique home, that needs some fixing up but has lots of potential right her in Buena Vista? Look no further. This 2 story home has so much potential. The first floor currently has a huge kitchen area, with a large dining room and living room. In the dining room area you will see an original wood burning stove, that the owners used to heat the house as well as cook their food on. Make your way up the steps into the bright welcoming sunroom. Once you are upstairs you will find three bedrooms and an additional living room space. What you don't see from the inside of the house is that there is a huge unfinished space on the back side of the house. You can finish this space and create a extremely large second story, all you need is a little vision. Come check out this hiding gem on a dead end street called Fursin. Make your appointment today! This is an AS-IS Sale. The Buyer is responsible for any and all inspections and certifications.

Key facts

• Generous lot
• Flexible layout
• New hvac system

Tags

• GENEROUS LOT
• FLEXIBLE LAYOUT
• NEW HVAC SYSTEM

Property features AI

Exterior

• Parking: Attached garage with inside access (1 car)
• Utilities: Well water; On-site septic; Hot water provided by oil
• Home design: Detached home; Fee simple ownership
• Construction: Frame construction; Slab foundation
• Exterior features: Lot dimensions approximately 100 x 350; Tidal water not present

Interior

• Bedrooms: Four bedrooms on the upper level
• Bathrooms: Two full bathrooms (one on main level, one on the upper level)
• Heating & cooling: Heat pump(s) heating; Central air conditioning (electric)
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.7% in Buena — 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 58/100 on livability (#501 in NJ) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Buena Regional School District (rural): math 11% / reading 30% proficiency, ranked #425 of 472 in NJ (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 27 active listings in the ZIP; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: major flood risk; major wind risk, 68% 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $470,632
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Hammonton	0.36mi	3/3.0 (-1)	2,304 (-13%)	1mo	$410,000	$178	52

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-16,572
• Equity at exit: $22,365

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-3,975
• Equity at exit: $12,969

Cash invested: $42,000 (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 08310

• Home prices YoY: -1.0%
• Active inventory: 27
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$435 /mo · $5,223/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $119

Break-even live

Break-even rent $1,626

Max offer price $150,000

Occupancy floor 88%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   status $150,000 Pending 30 DOM
2. 2026-06-18
   days on market $150,000 Active 30 DOM
3. 2026-06-17
   days on market $150,000 Active 29 DOM
4. 2026-06-16
   days on market $150,000 Active 28 DOM
5. 2026-06-15
   days on market $150,000 Active 27 DOM
6. 2026-06-14
   days on market $150,000 Active 25 DOM
7. 2026-06-13
   days on market $150,000 Active 24 DOM
8. 2026-06-10
   days on market $150,000 Active 22 DOM
9. 2026-06-09
   days on market $150,000 Active 21 DOM
10. 2026-06-08
    days on market $150,000 Active 20 DOM
11. 2026-06-07
    days on market $150,000 Active 19 DOM
12. 2026-06-05
    days on market $150,000 Active 16 DOM
13. 2026-06-03
    days on market $150,000 Active 15 DOM
14. 2026-06-02
    days on market $150,000 Active 14 DOM
15. 2026-06-01
    days on market $150,000 Active 13 DOM
16. 2026-05-31
    days on market $150,000 Active 12 DOM
17. 2026-05-30
    days on market $150,000 Active 11 DOM
18. 2026-05-19
    listed $175,000 Active
19. 2022-04-29
    soldstatus $75,000
20. 2022-02-24
    soldstatus $75,000 Closed 968-char remark

    Show marketing remark (968 chars)

    Are you looking for a unique home, that needs some fixing up but has lots of potential right her in Buena Vista? Look no further. This 2 story home has so much potential. The first floor currently has a huge kitchen area, with a large dining room and living room. In the dining room area you will see an original wood burning stove, that the owners used to heat the house as well as cook their food on. Make your way up the steps into the bright welcoming sunroom. Once you are upstairs you will find three bedrooms and an additional living room space. What you don't see from the inside of the house is that there is a huge unfinished space on the back side of the house. You can finish this space and create a extremely large second story, all you need is a little vision. Come check out this hiding gem on a dead end street called Fursin. Make your appointment today! This is an AS-IS Sale. The Buyer is responsible for any and all inspections and certifications.

21. 2022-01-27
    status Pending 968-char remark

    Show marketing remark (968 chars)

    Are you looking for a unique home, that needs some fixing up but has lots of potential right her in Buena Vista? Look no further. This 2 story home has so much potential. The first floor currently has a huge kitchen area, with a large dining room and living room. In the dining room area you will see an original wood burning stove, that the owners used to heat the house as well as cook their food on. Make your way up the steps into the bright welcoming sunroom. Once you are upstairs you will find three bedrooms and an additional living room space. What you don't see from the inside of the house is that there is a huge unfinished space on the back side of the house. You can finish this space and create a extremely large second story, all you need is a little vision. Come check out this hiding gem on a dead end street called Fursin. Make your appointment today! This is an AS-IS Sale. The Buyer is responsible for any and all inspections and certifications.

22. 2022-01-18
    historical Active Under Contract 968-char remark

    Show marketing remark (968 chars)

    Are you looking for a unique home, that needs some fixing up but has lots of potential right her in Buena Vista? Look no further. This 2 story home has so much potential. The first floor currently has a huge kitchen area, with a large dining room and living room. In the dining room area you will see an original wood burning stove, that the owners used to heat the house as well as cook their food on. Make your way up the steps into the bright welcoming sunroom. Once you are upstairs you will find three bedrooms and an additional living room space. What you don't see from the inside of the house is that there is a huge unfinished space on the back side of the house. You can finish this space and create a extremely large second story, all you need is a little vision. Come check out this hiding gem on a dead end street called Fursin. Make your appointment today! This is an AS-IS Sale. The Buyer is responsible for any and all inspections and certifications.

23. 2021-12-12
    listed $107,500 Active 968-char remark

    Show marketing remark (968 chars)

    Are you looking for a unique home, that needs some fixing up but has lots of potential right her in Buena Vista? Look no further. This 2 story home has so much potential. The first floor currently has a huge kitchen area, with a large dining room and living room. In the dining room area you will see an original wood burning stove, that the owners used to heat the house as well as cook their food on. Make your way up the steps into the bright welcoming sunroom. Once you are upstairs you will find three bedrooms and an additional living room space. What you don't see from the inside of the house is that there is a huge unfinished space on the back side of the house. You can finish this space and create a extremely large second story, all you need is a little vision. Come check out this hiding gem on a dead end street called Fursin. Make your appointment today! This is an AS-IS Sale. The Buyer is responsible for any and all inspections and certifications.

ⓘ 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: $5,223 · $435/mo
• Projected year-2 tax: $5,223 · $435/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $21,312
• − Mortgage interest: −$8,402
• − Property taxes: −$5,223
• − Insurance: −$750
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$4,364
• Taxable loss: −$837
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $1,624/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: Buena Regional School District
• NCES district ID: 3402400
• Math proficiency: 11% ▼ -12.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $52,887
• Composite: 18.53/100
• National rank: #8915
• State rank: #425 of 472 in NJ

Livability — Buena

• Score: 58/100
• State rank: #501
• US rank: #20678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,432
• Population (ZIP): 1,236

Population outlook (Atlantic County) Hauer SSP2

• Today (2025): 268,948 people
• By 2030: 264,497 · -1.7%
• By 2040: 252,261 · -6.2%
• By 2050: 237,846 · -11.6%
• By 2075: 210,650 · -21.7%
• By 2100: 180,234 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 21% Black 4% Two or more races 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8% Cuban 2%
• Common ancestry: Subsaharan African 4% Romanian 3% Scotch-Irish 1%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 18% Russian/Polish/Slavic 3% Other Indo-European 2%

Political lean MEDSL · Atlantic

• 2024 margin: Toss-up / Even · D 47.7% · R 50.7% · Other 1.6%
• 2008→2024 swing: -18.1pp toward R · 2008: 15.1pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+6.7 2016: D+6.2 2012: D+17.2 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.13%
• Current HPI: 312.782
• 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

+62.8% since first listed

6 events — show timeline

• 2026-05-19 Listed $175,000 BRIGHT MLS
• 2022-04-29 Sold (Public Records) $75,000 Public Records
• 2022-02-24 Sold (MLS) $75,000 BRIGHT MLS
• 2022-01-27 Pending — BRIGHT MLS
• 2022-01-18 Contingent — BRIGHT MLS
• 2021-12-12 Listed $107,500 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2025): $5,223 · +4.9% YoY. Source: county tax records.