1525 Route 179 · West Amwell, NJ 08530

$669,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 30 Days on market

Built 1950 0.91 ac lot $558/sqft · 67% above area Est $667k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +7.3/15.0
• Cash flow +6.0/30.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1525 Route 179 a fully renovated Cape Cod where classic curb appeal meets uncompromising modern updates. Just minutes from historic Lambertville, this 3-bedroom, 2-bathroom home has been completely transformed with top-to-bottom upgrades, delivering the rare combination of timeless character and true turn-key peace of mind. Inside, a bright open floor plan showcases a completely updated kitchen with new cabinetry, modern countertops, and stainless appliances. Both bathrooms have been beautifully redone with contemporary finishes, and a dedicated first-floor home office provides the perfect work-from-home solution, guest space, or quiet retreat a feature today's buyers consistently demand. Upstairs, the dormered second floor offers two additional bedrooms with charming rooflines and abundant natural light, while a full unfinished basement delivers abundant storage, workshop potential, or future finished living space. What sets this home apart is what you don't see: a brand-new HVAC system, brand-new septic system, and brand-new well pump plus all-new siding and fresh landscaping. The three most expensive systems in any home, all replaced. No deferred maintenance, no surprises. The location delivers the best of both worlds: a short drive to Lambertville's renowned restaurants, antique shops, art galleries, and the Delaware River towpath, with quick access across the bridge to New Hope, PA

Key facts

• 0.91 acre lot
• 10 parking spots
• Built 1950

Property features AI

Exterior

• Parking: Driveway with 10 parking spaces (total garage and parking spaces: 10)
• Utilities: Well water; Private septic tank; Electric cooling fuel; Natural gas heating fuel; Tankless hot water
• Home design: Detached structure; Vinyl siding; Asphalt roof; Block foundation; Above-grade living space (estimated 2,000 finished)
• Construction: Vinyl siding construction; Block foundation; Asphalt roof; Detached design
• Exterior features: No tidal water

Interior

• Bedrooms: One main-level bedroom; Two upper-level bedrooms
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heating fuel; Tankless instant hot water
• Interior features: Unfinished basement with sump pump; Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $670k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $433k (35.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $388k (42.1% below list).
• Recommended offer: $388k (42.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• South Hunterdon Regional School District (rural): math 13% / reading 43% proficiency, ranked #335 of 472 in NJ (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: West Amwell Township School (math 12% / reading 47%, grade F, #731 of 1,303 statewide, top 59%, 170 students, 14% FRL); South Hunterdon Regional High School (math 14% / reading 42%, grade F, #304 of 399 statewide, top 77%, 417 students, 25% FRL).
• Market conditions: 52 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 389 units permitted in Hunterdon County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k of value loss. Plan a longer hold.
• Hunterdon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $200k; list at $670k implies a 235% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $388,159 (42.1% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.58% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.17%
• DSCR: 0.64
• GRM: 14.4

CMA / ARV

• ARV (median comp): $666,796
• List price: $669,900
• Delta: 0.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Belvidere Ave	0.26mi	2/2.0 (-1)	1,240 (+3%)	1mo	$385,000	$310	76
192 George St	0.59mi	3/1.5	1,152 (-4%)	4mo	$749,000	$650	60
72 N Franklin St Unit A	0.56mi	2/1.0 (-1)	1,172 (-2%)	9mo	$484,000	$413	54
208 Coryell Rd	0.38mi	3/1.0	1,097 (-9%)	13mo	$355,000	$324	53
41 Jean St	0.32mi	3/2.0	1,100 (-8%)	23mo	$515,000	$468	52
58 Delevan St	0.59mi	2/1.0 (-1)	1,248 (+4%)	24mo	$400,000	$321	37

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: -31.5%
• Equity multiple: -0.04×
• Total profit: $-194,196
• Equity at exit: $99,884

10-year hold

• IRR: -35.5%
• Equity multiple: -0.49×
• Total profit: $-279,594
• Equity at exit: $57,921

Cash invested: $187,572 (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 08530

• Active inventory: 52
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $3,882 medium
• Mortgage (P&I): −$3,513
• Tax from tax record: −$551 /mo · $6,616/yr
• Insurance: −$279
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$815
• Net cashflow: $-1,343

Break-even live

Break-even rent $5,582

Max offer price $432,568

Occupancy floor —

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: $167,475
• Closing costs: $20,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 York St Lambertville, NJ	2.0	1.0	816	$2,475	$3.03	44d	1	0.41mi
67 Ferry St Lambertville, NJ	2.0	2.0	1400	$2,700	$1.93	1d	1	0.78mi
15 Ferry St Unit 1336813P Lambertville, NJ	2.0	3.0	1496	$8,185	$5.47	24d	1	0.88mi
14 W Bridge St Unit A New Hope, PA	2.0	1.5	1100	$3,475	$3.16	1d	1	1.16mi

Listing history 16 events

1. 2026-06-18
   days on market $669,900 Active 30 DOM
2. 2026-06-17
   days on market $669,900 Active 29 DOM
3. 2026-06-16
   days on market $669,900 Active 28 DOM
4. 2026-06-15
   days on market $669,900 Active 27 DOM
5. 2026-06-13
   days on market $669,900 Active 25 DOM
6. 2026-06-09
   days on market $669,900 Active 21 DOM
7. 2026-06-08
   days on market $669,900 Active 20 DOM
8. 2026-06-07
   days on market $669,900 Active 19 DOM
9. 2026-06-04
   days on market $669,900 Active 16 DOM
10. 2026-06-03
    days on market $669,900 Active 15 DOM
11. 2026-06-02
    days on market $669,900 Active 14 DOM
12. 2026-06-01
    days on market $669,900 Active 13 DOM
13. 2026-05-31
    days on market $669,900 Active 12 DOM
14. 2026-05-11
    historical $669,900 1602-char remark
15. 2025-10-17
    soldstatus $200,000
16. 2003-12-24
    soldstatus $260,000

ⓘ 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: $6,616 · $551/mo
• Projected year-2 tax: $11,648 · $971/mo
• Expected delta: +$5,032/yr (+$419/mo · 76.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,579
• − Mortgage interest: −$37,525
• − Property taxes: −$6,616
• − Insurance: −$4,147
• − Repairs & maintenance: −$3,726
• − Management: −$3,726
• − Depreciation: −$19,488
• Taxable loss: −$28,649
• Est. tax savings @ 24.0%: +$6,876
• After-tax cash flow: $-9,246/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: South Hunterdon Regional School District
• NCES district ID: 3400769
• Math proficiency: 13% ▼ -27.00%
• Reading proficiency: 43% ▼ -17.00%
• Median HH income: $82,621
• Composite: 27.54/100
• National rank: #6948
• State rank: #335 of 472 in NJ

Livability — West Amwell

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

Census & demographics

• Population (ZIP): 8,146

Population outlook (Hunterdon County) Hauer SSP2

• Today (2025): 122,644 people
• By 2030: 121,131 · -1.2%
• By 2040: 117,753 · -4.0%
• By 2050: 112,601 · -8.2%
• By 2075: 104,371 · -14.9%
• By 2100: 93,364 · -23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 8% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 6% Iranian 2% Serbian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Hunterdon

• 2024 margin: Lean R (+6.7) · D 45.7% · R 52.4% · Other 1.9%
• 2008→2024 swing: +6.7pp toward D · 2008: -13.3pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+4.4 2016: R+13.8 2012: R+18.8 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -193.68%
• Current HPI: 226.5618
• 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

+157.7% since first listed

6 events — show timeline

• 2026-05-28 Price Changed $669,900 GSMLS
• 2026-05-20 Listed $669,000 GSMLS
• 2026-05-20 Listed $669,900 BRIGHT MLS
• 2026-05-11 Coming Soon $669,900 BRIGHT MLS
• 2025-10-17 Sold (Public Records) $200,000 Public Records
• 2003-12-24 Sold (Public Records) $260,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $6,616 · +9.3% YoY. Source: county tax records.