458 N Burlington · Bridgeton, NJ 08302

$164,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 8 Days on market

Built 1954 7,841 sqft lot Est $221k · 25% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Perfect opportunity to go from renting to owning your first home! This cozy home offers 2 bedrooms with separate kitchen, dinning area and living room. Make it your own or buy as an investment and start collecting the rent! All public utilities with upgraded Gas heater and Newer water heater. Don's miss out!

Key facts

• 7,841 sq ft lot
• 2 parking spots
• Built 1954

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: On-street parking; Driveway parking (2 spaces); total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Cable TV available
• Home design: Detached structure; Estimated year built
• Construction: Frame construction; Block foundation; Shingle roof
• Exterior features: 75 x 108 lot dimensions (estimated); Not in a federal flood zone; Tidal water: No

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: 90% forced air heating (natural gas); Wall unit cooling; Natural gas hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 11.6% vs local median 5.0% in Bridgeton — 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 71/100 on livability (#240 in NJ) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: employment D, schools F, crime F.
• Bridgeton City School District (town): math 4% / reading 21% proficiency, ranked #468 of 472 in NJ (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 216 units permitted in Cumberland County in 2024 (73 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 $5k of value loss. Plan a longer hold.
• Cumberland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.52% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.86%
• DSCR: 1.84
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $220,752
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 N Burlington Rd	0.08mi	3/2.0 (+1)	1,040 (+3%)	14mo	$289,000	$278	70
129 Ewing St	0.10mi	1/1.0 (-1)	1,036 (+3%)	22mo	$55,000	$53	68
511 Manheim Ave	0.44mi	3/1.0 (+1)	960 (-5%)	10mo	$190,000	$198	59
37 Fern Rd	0.32mi	2/1.0	900 (-11%)	12mo	$197,000	$219	57
113 Cedarbrook Ave	0.41mi	2/1.0	936 (-7%)	18mo	$225,000	$240	54
27 Kings Way	0.42mi	3/1.0 (+1)	960 (-5%)	18mo	$228,000	$238	52
435 Indian Ave	0.32mi	3/1.0 (+1)	1,120 (+11%)	21mo	$230,000	$205	44
398 Bank St	0.71mi	2/1.0	1,102 (+9%)	19mo	$185,000	$168	35
23 Beck Dr	0.37mi	3/2.0 (+1)	1,136 (+13%)	24mo	$295,000	$260	33

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $19,592
• Equity at exit: $24,587

10-year hold

• IRR: 19.8%
• Equity multiple: 2.67×
• Total profit: $76,988
• Equity at exit: $14,258

Cash invested: $46,172 (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 08302

• Home prices YoY: -24.0%
• Active inventory: 202
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$316 /mo · $3,792/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $726

Break-even live

Break-even rent $1,582

Max offer price $164,900

Occupancy floor 66%

Sensitivity live

Price	-10% $819	-5% $772	+0% $726	+5% $679	+10% $632
Rent	-10% $528	-5% $627	+0% $726	+5% $824	+10% $923
Rate	-1.0pp $809	-0.5pp $767	base $726	+0.5pp $683	+1.0pp $639

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 N Pearl St Bridgeton, NJ	3.0	2.0	800	$2,500	$3.12	25d	1	1.46mi

Listing history 7 events

1. 2026-06-21
   days on market $164,900 Active 8 DOM
2. 2026-06-18
   days on market $164,900 Active 6 DOM
3. 2026-06-17
   days on market $164,900 Active 5 DOM
4. 2026-06-16
   days on market $164,900 Active 4 DOM
5. 2026-06-15
   days on market $164,900 Active 3 DOM
6. 2026-06-13
   remarks 309-char remark
7. 2026-06-13
   listed $164,900 Active 1 DOM

ⓘ 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: $3,792 · $316/mo
• Projected year-2 tax: $3,949 · $329/mo
• Expected delta: +$157/yr (+$13/mo · 4.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 15 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$9,237
• − Property taxes: −$3,792
• − Insurance: −$824
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$4,797
• Taxable income: $6,549
• Est. tax owed @ 24.0%: −$1,572
• After-tax cash flow: $7,134/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: Bridgeton City School District
• NCES district ID: 3402250
• Math proficiency: 4% ▼ -8.00%
• Reading proficiency: 21% ▲ 3.00%
• Median HH income: $34,542
• Composite: 10.15/100
• National rank: #9797
• State rank: #468 of 472 in NJ

Livability — Bridgeton

• Score: 71/100
• State rank: #240
• US rank: #6660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeton, NJ
• Population (ZIP): 47,003

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 30% Black 25% Two or more races 19% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 2%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 64% English-only · Spanish 34% Other Indo-European 1%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.94%
• Current HPI: 290.6461
• 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

1 event — show timeline

• 2026-06-12 Listed $164,900 BRIGHT MLS

Property tax history

+2.3%/yr

Latest (2025): $3,792 · +9.5% YoY. Source: county tax records.