2271 Route 50 · Upper, NJ 08250

$100,000

3 bd · 1.0 ba · 1,485 sqft · SingleFamily · 106 Days on market

Built 1940 6,098 sqft lot $67/sqft · 68% below area ↓ 43% since listing

---

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
• Appreciation +5.0/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Zoning: TV - District is designated for a mix of residential, commercial, and, in some areas, waterfront development to support local growth. House is in need of extensive renovation and is being sold in ''AS IS'' condition. Shared driveway with adjacent property owner.Qualified Owner Occupant Buyers can use a renovation loan to buy the property and fund the repairs into one loan at the end. House has been red tagged by Township, Do not go into house or on property due to safety reasons.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Upper Township School District (suburban): math 33% / reading 62% proficiency, ranked #151 of 472 in NJ (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Upper Township Primary School (493 students, 11% FRL); Upper Township Middle School (math 24% / reading 65%, grade D, #153 of 431 statewide, top 37%, 469 students, 11% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 877 units permitted in Cape May County in 2024 (35 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Cape May County population projected at -24% 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 1.67% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.08%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $310,982
• List price: $100,000
• Delta: -67.84%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Reading Ave	0.21mi	3/1.0	1,500 (+1%)	22mo	$255,000	$170	70
101 Whitman Ln	0.55mi	3/2.0	1,497 (+1%)	3mo	$459,500	$307	67
147 Reading Ave	0.06mi	3/2.0	1,618 (+9%)	15mo	$308,000	$190	65
147 Reading Ave	0.27mi	3/2.0	1,618 (+9%)	16mo	$308,000	$190	55

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: 33.1%
• Equity multiple: 2.87×
• Total profit: $52,315
• Equity at exit: $44,964

10-year hold

• IRR: 33.3%
• Equity multiple: 5.64×
• Total profit: $129,887
• Equity at exit: $69,295

Cash invested: $28,000 (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 08250

• Active inventory: 1
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $632

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 57%

Sensitivity live

Price	-10% $701	-5% $666	+0% $632	+5% $597	+10% $563
Rent	-10% $500	-5% $566	+0% $632	+5% $698	+10% $764
Rate	-1.0pp $682	-0.5pp $657	base $632	+0.5pp $606	+1.0pp $580

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $100,000 Active 106 DOM
2. 2026-06-19
   days on market $100,000 Active 104 DOM
3. 2026-06-18
   days on market $100,000 Active 103 DOM
4. 2026-06-17
   days on market $100,000 Active 102 DOM
5. 2026-06-16
   days on market $100,000 Active 101 DOM
6. 2026-06-15
   days on market $100,000 Active 100 DOM
7. 2026-06-14
   days on market $100,000 Active 98 DOM
8. 2026-06-13
   days on market $100,000 Active 97 DOM
9. 2026-06-10
   days on market $100,000 Active 95 DOM
10. 2026-06-09
    days on market $100,000 Active 94 DOM
11. 2026-06-08
    days on market $100,000 Active 93 DOM
12. 2026-06-07
    days on market $100,000 Active 92 DOM
13. 2026-06-05
    days on market $100,000 Active 89 DOM
14. 2026-06-03
    days on market $100,000 Active 88 DOM
15. 2026-06-02
    days on market $100,000 Active 87 DOM
16. 2026-06-01
    days on market $100,000 Active 86 DOM
17. 2026-05-31
    days on market $100,000 Active 85 DOM
18. 2026-05-30
    days on market $100,000 Active 84 DOM
19. 2026-03-07
    listed $100,000 Active 494-char remark

    Show marketing remark (494 chars)

    Zoning: TV - District is designated for a mix of residential, commercial, and, in some areas, waterfront development to support local growth. House is in need of extensive renovation and is being sold in ''AS IS'' condition. Shared driveway with adjacent property owner.Qualified Owner Occupant Buyers can use a renovation loan to buy the property and fund the repairs into one loan at the end. House has been red tagged by Township, Do not go into house or on property due to safety reasons.

20. 2007-09-28
    soldstatus $162,000 367-char remark

    Show marketing remark (367 chars)

    Got First time Buyers? Then don't miss this 3 BD, 1.5 BA home in the heart of Historic Tuckahoe. Original hardwood floors, 2 car detached garage w/ 220 electric, & heater, spacious living & dining rooms. And a floored attic. This Home is to good to be true only 15 minutes from the beach. Easy to Show. Please call LA for more information Being sold as is

21. 2007-08-15
    historical 367-char remark

    Show marketing remark (367 chars)

    Got First time Buyers? Then don't miss this 3 BD, 1.5 BA home in the heart of Historic Tuckahoe. Original hardwood floors, 2 car detached garage w/ 220 electric, & heater, spacious living & dining rooms. And a floored attic. This Home is to good to be true only 15 minutes from the beach. Easy to Show. Please call LA for more information Being sold as is

22. 2006-10-09
    listed $174,900 367-char remark

    Show marketing remark (367 chars)

    Got First time Buyers? Then don't miss this 3 BD, 1.5 BA home in the heart of Historic Tuckahoe. Original hardwood floors, 2 car detached garage w/ 220 electric, & heater, spacious living & dining rooms. And a floored attic. This Home is to good to be true only 15 minutes from the beach. Easy to Show. Please call LA for more information Being sold as is

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,095
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$2,909
• Taxable income: $6,369
• Est. tax owed @ 24.0%: −$1,529
• After-tax cash flow: $6,054/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: Upper Township School District
• NCES district ID: 3416650
• Math proficiency: 33% ▼ -33.00%
• Reading proficiency: 62% ▼ -16.00%
• Median HH income: $78,141
• Composite: 43.29/100
• National rank: #3040
• State rank: #151 of 472 in NJ

Livability — Upper

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Tuckahoe, NJ

Population outlook (Cape May County) Hauer SSP2

• Today (2025): 88,234 people
• By 2030: 84,144 · -4.6%
• By 2040: 75,146 · -14.8%
• By 2050: 67,389 · -23.6%
• By 2075: 55,732 · -36.8%
• By 2100: 44,972 · -49.0%

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

-42.8% since first listed

4 events — show timeline

• 2026-03-07 Listed $100,000 MOMLS
• 2007-09-28 Sold (MLS) $162,000 SJSRMLS
• 2007-08-15 Listing Removed — SJSRMLS
• 2006-10-09 Listed $174,900 SJSRMLS