221 Oakland Ave · Pleasantville, NJ 08232

$54,400

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 144 Days on market

Built 1925

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a cash purchase, as-is sale ONLY. It is a total fixer upper and clients must sign a hold harmless waiver with their agent before going to show the property. I beleive the house will need to be raised prior to renvoations but you must verify all these details on your own with the local city hall. The interior is currently gutted and framed, no flooring and you will be entering the property at your own risk if your going to go see it with your agent.

Key facts

• 3 parking spots
• Listed 143 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.2% vs local median 4.5% in Pleasantville — 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 73/100 on livability (#194 in NJ) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+; Watch: crime C-, schools F, amenities F.
• Pleasantville Public School District (suburban): math 6% / reading 28% proficiency, ranked #451 of 472 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $376 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $8k; list at $54k implies a 580% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $427/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $47,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 3.57% ✓
• Cap rate: 30.22%
• Cash-on-cash: 85.45%
• DSCR: 4.80
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $231,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Oakland Ave	0.27mi	2/1.0	972 (+8%)	9mo	$250,000	$257	67

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: 50.0%
• Equity multiple: 3.19×
• Total profit: $33,433
• Equity at exit: $8,111

10-year hold

• IRR: 55.6%
• Equity multiple: 6.54×
• Total profit: $84,447
• Equity at exit: $4,704

Cash invested: $15,232 (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 08232

• Home prices YoY: -17.3%
• Active inventory: 84
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,941 medium
• Mortgage (P&I): −$285
• Tax from tax record: −$141 /mo · $1,691/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $658

Break-even live

Break-even rent $1,108

Max offer price $54,400

Occupancy floor 61%

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: $13,600
• Closing costs: $1,632
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 W Ridgewood Ave Pleasantville, NJ	1.0–3.0	1.0–1.5	905	$2,075	$2.29	21d	1	0.89mi
123 Walnut Ave Pleasantville, NJ	2.0	1.0	684	$1,800	$2.63	13d	1	1.25mi
700 N Franklin Blvd #1105 Pleasantville, NJ	2.0	2.0	973	$1,850	$1.90	13d	1	1.32mi

Listing history 33 events

1. 2026-06-19
   days on market $54,400 Active 144 DOM
2. 2026-06-18
   days on market $54,400 Active 143 DOM
3. 2026-06-17
   days on market $54,400 Active 142 DOM
4. 2026-06-16
   days on market $54,400 Active 141 DOM
5. 2026-06-15
   days on market $54,400 Active 140 DOM
6. 2026-06-14
   days on market $54,400 Active 138 DOM
7. 2026-06-13
   days on market $54,400 Active 137 DOM
8. 2026-06-10
   days on market $54,400 Active 135 DOM
9. 2026-06-09
   days on market $54,400 Active 134 DOM
10. 2026-06-08
    days on market $54,400 Active 133 DOM
11. 2026-06-07
    days on market $54,400 Active 132 DOM
12. 2026-06-03
    days on market $54,400 Active 128 DOM
13. 2026-06-02
    days on market $54,400 Active 127 DOM
14. 2026-06-01
    days on market $54,400 Active 126 DOM
15. 2026-05-31
    days on market $54,400 Active 125 DOM
16. 2026-05-30
    days on market $54,400 Active 124 DOM
17. 2026-03-19
    price $54,400 460-char remark

    Show marketing remark (460 chars)

    This is a cash purchase, as-is sale ONLY. It is a total fixer upper and clients must sign a hold harmless waiver with their agent before going to show the property. I beleive the house will need to be raised prior to renvoations but you must verify all these details on your own with the local city hall. The interior is currently gutted and framed, no flooring and you will be entering the property at your own risk if your going to go see it with your agent.

18. 2026-01-26
    listed $54,900 Active 460-char remark

    Show marketing remark (460 chars)

    This is a cash purchase, as-is sale ONLY. It is a total fixer upper and clients must sign a hold harmless waiver with their agent before going to show the property. I beleive the house will need to be raised prior to renvoations but you must verify all these details on your own with the local city hall. The interior is currently gutted and framed, no flooring and you will be entering the property at your own risk if your going to go see it with your agent.

19. 2015-08-26
    soldstatus $8,000 Sold 191-char remark

    Show marketing remark (191 chars)

    Great opportunity at a low, low price! Plenty of off street parking. Close to Lakes Bay and convenient to schools, shopping centers and Atlantic City. This is a Fannie Mae HomePath property.

20. 2015-07-17
    historical Under Contract 191-char remark

    Show marketing remark (191 chars)

    Great opportunity at a low, low price! Plenty of off street parking. Close to Lakes Bay and convenient to schools, shopping centers and Atlantic City. This is a Fannie Mae HomePath property.

21. 2015-06-22
    listed $10,000 Active 191-char remark

    Show marketing remark (191 chars)

    Great opportunity at a low, low price! Plenty of off street parking. Close to Lakes Bay and convenient to schools, shopping centers and Atlantic City. This is a Fannie Mae HomePath property.

22. 2014-12-19
    historical
23. 2014-12-19
    status Active
24. 2014-12-18
    historical
25. 2014-11-20
    price $15,900
26. 2014-09-15
    listed $19,000 Active
27. 2005-03-14
    soldstatus $97,000
28. 2005-03-07
    soldstatus $97,000
29. 2005-01-27
    historical
30. 2004-12-01
    listed $117,000
31. 1988-11-22
    soldstatus $49,000
32. 1984-07-01
    soldstatus $7,000
33. 1982-01-01
    soldstatus $12,750

ⓘ 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: $1,691 · $141/mo
• Projected year-2 tax: $1,691 · $141/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,293
• − Mortgage interest: −$3,047
• − Property taxes: −$1,691
• − Insurance: −$5,390
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$1,583
• Taxable income: $7,855
• Est. tax owed @ 24.0%: −$1,885
• After-tax cash flow: $6,011/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: Pleasantville Public School District
• NCES district ID: 3413200
• Math proficiency: 6% ▼ -11.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $39,569
• Composite: 14.34/100
• National rank: #9440
• State rank: #451 of 472 in NJ

Livability — Pleasantville

• Score: 73/100
• State rank: #194
• US rank: #5487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasantville, NJ
• Population (ZIP): 20,200

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 52% Black 33% Two or more races 22% White 6% Asian 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 12% Dominican 14%
• Common ancestry: Hispanic 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 44% English-only · Spanish 48% French/Haitian/Cajun 5% Other Indo-European 1%

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: ▼ -72.51%
• Current HPI: 346.2085
• 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

+326.7% since first listed

17 events — show timeline

• 2026-03-19 Price Changed $54,400 SJSRMLS
• 2026-01-26 Listed $54,900 SJSRMLS
• 2015-08-26 Sold (MLS) $8,000 SJSRMLS
• 2015-07-17 Contingent — SJSRMLS
• 2015-06-22 Listed $10,000 SJSRMLS
• 2014-12-19 Listing Removed — SJSRMLS
• 2014-12-19 Relisted — SJSRMLS
• 2014-12-18 Listing Removed — SJSRMLS
• 2014-11-20 Price Changed $15,900 SJSRMLS
• 2014-09-15 Listed $19,000 SJSRMLS
• 2005-03-14 Sold (Public Records) $97,000 Public Records
• 2005-03-07 Sold (MLS) $97,000 SJSRMLS
• 2005-01-27 Listing Removed — SJSRMLS
• 2004-12-01 Listed $117,000 SJSRMLS
• 1988-11-22 Sold (Public Records) $49,000 Public Records
• 1984-07-01 Sold (Public Records) $7,000 Public Records
• 1982-01-01 Sold (Public Records) $12,750 Public Records

Property tax history

-3.4%/yr

Latest (2025): $1,691 · +3.1% YoY. Source: county tax records.