617 Heath Ct · Lambertville, NJ 08530

$875,000

4 bd · 3.5 ba · 3,532 sqft · SingleFamily public records · 203 Days on market

Built 2005 1,742 sqft lot $248/sqft · at area comps Est $916k · at est. $360/mo HOA · 2% of rent ↓ 3% since listing

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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 +9.5/15.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the charming Lamberts Hill community, this exquisite townhouse offers a harmonious blend of luxury and comfort, perfect for those seeking an elevated lifestyle. Built in 2005, this traditional-style residence showcases timeless architectural elegance, enhanced by high-end finishes and thoughtful design. Step inside to discover a spacious, open floor plan that invites natural light to dance across the beautifully crafted wood floors. The heart of the home is the gourmet kitchen, featuring an expansive island, sleek countertops and a butler's pantry that makes entertaining a delight. The kitchen seamlessly flows into the dining area, creating an ideal space for gatherings, while the combination living and dining areas are adorned with crown moldings and chair railings, adding a touch of sophistication. The main level also boasts the primary bedroom. Ascend to the upper level where you will find three additional large bedrooms. The primary bath is a true retreat, featuring a walk-in shower and elegant fixtures that elevate your daily routine. Every detail has been meticulously considered, from the recessed lighting that highlights the home's architectural features to the custom window treatments that provide both style and privacy. The layout is designed for modern living, with a combination of formal and casual spaces that cater to both relaxation and entertainment. Outside, the property includes an attached two-car garage with ample storage space, along with a driveway that accommodates additional vehicles. As a bonus, the property features a whole-house generator ensuring comfort and safety throughout the four seasons. The beautifully maintained yard allows you to enjoy your surroundings without the hassle, thanks to the association's commitment to common area maintenance, lawn care, and snow removal. This residence is not just a home; it's a lifestyle. Experience the ease of living in a community that prioritizes comfort and convenience, all while being just moments away from local amenities. With its blend of luxury, functionality, and style, this townhouse is ready to welcome you HOME. Central to major highways connecting New York City and Philadelphia, the Jersey shores and Pocono Mountains.

Key facts

• $360 HOA
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $875k.

Deal economics

• At list price, monthly cash flow is $10k ($124k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $875k).
• Recommended offer: $770k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 4.7% in Lambertville — 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 74/100 on livability (#168 in NJ, #4,460 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute F, cost of living F.
• 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.
• Market conditions: 52 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $6k of loan paydown is wiped out by about $26k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $245k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($770k) 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.

Risks & watch-outs

• Climate carrying-cost: 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 $770,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.44% ✓
• Cap rate: 20.43%
• Cash-on-cash: 50.50%
• DSCR: 3.25
• GRM: 3.4

CMA / ARV

• ARV (median comp): $916,153
• List price: $875,000
• Delta: -4.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
247 N Main St	0.19mi	3/2.0 (-1)	3,270 (-7%)	2mo	$740,000	$226	66
4 Culture Ct	0.45mi	4/2.5	3,211 (-9%)	13mo	$793,000	$247	49
130 N Main St Unit C	0.72mi	4/5.0	3,700 (+5%)	6mo	$6,540,500	$1,768	47
130 N Main St Unit B	0.72mi	4/3.5	3,111 (-12%)	8mo	$4,000,000	$1,286	40
N Main St	0.61mi	5/3.0 (+1)	3,200 (-9%)	20mo	$1,315,000	$411	32

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: 48.3%
• Equity multiple: 3.10×
• Total profit: $515,564
• Equity at exit: $130,465

10-year hold

• IRR: 53.9%
• Equity multiple: 6.29×
• Total profit: $1,297,183
• Equity at exit: $75,654

Cash invested: $245,000 (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 08530

• Active inventory: 52
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $21,373 medium
• Mortgage (P&I): −$4,589
• Tax from tax record: −$1,260 /mo · $15,126/yr
• Insurance: −$365
• HOA: −$360
• Vacancy / Maint / Mgmt: −$4,488
• Net cashflow: $10,311

Break-even live

Break-even rent $8,321

Max offer price $875,000

Occupancy floor 47%

Sensitivity live

Price	-10% $10,806	-5% $10,559	+0% $10,311	+5% $10,063	+10% $9,816
Rent	-10% $8,622	-5% $9,467	+0% $10,311	+5% $11,155	+10% $11,999
Rate	-1.0pp $10,752	-0.5pp $10,533	base $10,311	+0.5pp $10,084	+1.0pp $9,853

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: $218,750
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Arnett Ave Unit 1380124P Lambertville, NJ	4.0	2.0	2497	$25,101	$10.05	44d	1	0.25mi
70 W Bridge St New Hope, PA	3.0	2.5	2718	$6,800	$2.50	10d	1	1.08mi

HOA detail

• Monthly dues: $360 · $4,320/yr
• Likely covers: landscapingsnow removal

Listing history 7 events

1. 2026-06-17
   status $875,000 Pending 203 DOM
2. 2026-05-20
   historical Active Under Contract 2245-char remark

   Show marketing remark (2245 chars)

   Nestled in the charming Lamberts Hill community, this exquisite townhouse offers a harmonious blend of luxury and comfort, perfect for those seeking an elevated lifestyle. Built in 2005, this traditional-style residence showcases timeless architectural elegance, enhanced by high-end finishes and thoughtful design. Step inside to discover a spacious, open floor plan that invites natural light to dance across the beautifully crafted wood floors. The heart of the home is the gourmet kitchen, featuring an expansive island, sleek countertops and a butler's pantry that makes entertaining a delight. The kitchen seamlessly flows into the dining area, creating an ideal space for gatherings, while the combination living and dining areas are adorned with crown moldings and chair railings, adding a touch of sophistication. The main level also boasts the primary bedroom. Ascend to the upper level where you will find three additional large bedrooms. The primary bath is a true retreat, featuring a walk-in shower and elegant fixtures that elevate your daily routine. Every detail has been meticulously considered, from the recessed lighting that highlights the home's architectural features to the custom window treatments that provide both style and privacy. The layout is designed for modern living, with a combination of formal and casual spaces that cater to both relaxation and entertainment. Outside, the property includes an attached two-car garage with ample storage space, along with a driveway that accommodates additional vehicles. As a bonus, the property features a whole-house generator ensuring comfort and safety throughout the four seasons. The beautifully maintained yard allows you to enjoy your surroundings without the hassle, thanks to the association's commitment to common area maintenance, lawn care, and snow removal. This residence is not just a home; it's a lifestyle. Experience the ease of living in a community that prioritizes comfort and convenience, all while being just moments away from local amenities. With its blend of luxury, functionality, and style, this townhouse is ready to welcome you HOME. Central to major highways connecting New York City and Philadelphia, the Jersey shores and Pocono Mountains.

3. 2026-03-03
   price $875,000

   Show marketing remark (2245 chars)

   Nestled in the charming Lamberts Hill community, this exquisite townhouse offers a harmonious blend of luxury and comfort, perfect for those seeking an elevated lifestyle. Built in 2005, this traditional-style residence showcases timeless architectural elegance, enhanced by high-end finishes and thoughtful design. Step inside to discover a spacious, open floor plan that invites natural light to dance across the beautifully crafted wood floors. The heart of the home is the gourmet kitchen, featuring an expansive island, sleek countertops and a butler's pantry that makes entertaining a delight. The kitchen seamlessly flows into the dining area, creating an ideal space for gatherings, while the combination living and dining areas are adorned with crown moldings and chair railings, adding a touch of sophistication. The main level also boasts the primary bedroom. Ascend to the upper level where you will find three additional large bedrooms. The primary bath is a true retreat, featuring a walk-in shower and elegant fixtures that elevate your daily routine. Every detail has been meticulously considered, from the recessed lighting that highlights the home's architectural features to the custom window treatments that provide both style and privacy. The layout is designed for modern living, with a combination of formal and casual spaces that cater to both relaxation and entertainment. Outside, the property includes an attached two-car garage with ample storage space, along with a driveway that accommodates additional vehicles. As a bonus, the property features a whole-house generator ensuring comfort and safety throughout the four seasons. The beautifully maintained yard allows you to enjoy your surroundings without the hassle, thanks to the association's commitment to common area maintenance, lawn care, and snow removal. This residence is not just a home; it's a lifestyle. Experience the ease of living in a community that prioritizes comfort and convenience, all while being just moments away from local amenities. With its blend of luxury, functionality, and style, this townhouse is ready to welcome you HOME. Central to major highways connecting New York City and Philadelphia, the Jersey shores and Pocono Mountains.

4. 2026-03-03
   price $875,000 2245-char remark

   Show marketing remark (2245 chars)

   Nestled in the charming Lamberts Hill community, this exquisite townhouse offers a harmonious blend of luxury and comfort, perfect for those seeking an elevated lifestyle. Built in 2005, this traditional-style residence showcases timeless architectural elegance, enhanced by high-end finishes and thoughtful design. Step inside to discover a spacious, open floor plan that invites natural light to dance across the beautifully crafted wood floors. The heart of the home is the gourmet kitchen, featuring an expansive island, sleek countertops and a butler's pantry that makes entertaining a delight. The kitchen seamlessly flows into the dining area, creating an ideal space for gatherings, while the combination living and dining areas are adorned with crown moldings and chair railings, adding a touch of sophistication. The main level also boasts the primary bedroom. Ascend to the upper level where you will find three additional large bedrooms. The primary bath is a true retreat, featuring a walk-in shower and elegant fixtures that elevate your daily routine. Every detail has been meticulously considered, from the recessed lighting that highlights the home's architectural features to the custom window treatments that provide both style and privacy. The layout is designed for modern living, with a combination of formal and casual spaces that cater to both relaxation and entertainment. Outside, the property includes an attached two-car garage with ample storage space, along with a driveway that accommodates additional vehicles. As a bonus, the property features a whole-house generator ensuring comfort and safety throughout the four seasons. The beautifully maintained yard allows you to enjoy your surroundings without the hassle, thanks to the association's commitment to common area maintenance, lawn care, and snow removal. This residence is not just a home; it's a lifestyle. Experience the ease of living in a community that prioritizes comfort and convenience, all while being just moments away from local amenities. With its blend of luxury, functionality, and style, this townhouse is ready to welcome you HOME. Central to major highways connecting New York City and Philadelphia, the Jersey shores and Pocono Mountains.

5. 2026-01-07
   listed $900,000 Active
6. 2025-10-30
   listed $900,000 Active 2245-char remark

   Show marketing remark (2245 chars)

   Nestled in the charming Lamberts Hill community, this exquisite townhouse offers a harmonious blend of luxury and comfort, perfect for those seeking an elevated lifestyle. Built in 2005, this traditional-style residence showcases timeless architectural elegance, enhanced by high-end finishes and thoughtful design. Step inside to discover a spacious, open floor plan that invites natural light to dance across the beautifully crafted wood floors. The heart of the home is the gourmet kitchen, featuring an expansive island, sleek countertops and a butler's pantry that makes entertaining a delight. The kitchen seamlessly flows into the dining area, creating an ideal space for gatherings, while the combination living and dining areas are adorned with crown moldings and chair railings, adding a touch of sophistication. The main level also boasts the primary bedroom. Ascend to the upper level where you will find three additional large bedrooms. The primary bath is a true retreat, featuring a walk-in shower and elegant fixtures that elevate your daily routine. Every detail has been meticulously considered, from the recessed lighting that highlights the home's architectural features to the custom window treatments that provide both style and privacy. The layout is designed for modern living, with a combination of formal and casual spaces that cater to both relaxation and entertainment. Outside, the property includes an attached two-car garage with ample storage space, along with a driveway that accommodates additional vehicles. As a bonus, the property features a whole-house generator ensuring comfort and safety throughout the four seasons. The beautifully maintained yard allows you to enjoy your surroundings without the hassle, thanks to the association's commitment to common area maintenance, lawn care, and snow removal. This residence is not just a home; it's a lifestyle. Experience the ease of living in a community that prioritizes comfort and convenience, all while being just moments away from local amenities. With its blend of luxury, functionality, and style, this townhouse is ready to welcome you HOME. Central to major highways connecting New York City and Philadelphia, the Jersey shores and Pocono Mountains.

7. 2025-10-20
   historical $900,000 2245-char remark

   Show marketing remark (2245 chars)

   Nestled in the charming Lamberts Hill community, this exquisite townhouse offers a harmonious blend of luxury and comfort, perfect for those seeking an elevated lifestyle. Built in 2005, this traditional-style residence showcases timeless architectural elegance, enhanced by high-end finishes and thoughtful design. Step inside to discover a spacious, open floor plan that invites natural light to dance across the beautifully crafted wood floors. The heart of the home is the gourmet kitchen, featuring an expansive island, sleek countertops and a butler's pantry that makes entertaining a delight. The kitchen seamlessly flows into the dining area, creating an ideal space for gatherings, while the combination living and dining areas are adorned with crown moldings and chair railings, adding a touch of sophistication. The main level also boasts the primary bedroom. Ascend to the upper level where you will find three additional large bedrooms. The primary bath is a true retreat, featuring a walk-in shower and elegant fixtures that elevate your daily routine. Every detail has been meticulously considered, from the recessed lighting that highlights the home's architectural features to the custom window treatments that provide both style and privacy. The layout is designed for modern living, with a combination of formal and casual spaces that cater to both relaxation and entertainment. Outside, the property includes an attached two-car garage with ample storage space, along with a driveway that accommodates additional vehicles. As a bonus, the property features a whole-house generator ensuring comfort and safety throughout the four seasons. The beautifully maintained yard allows you to enjoy your surroundings without the hassle, thanks to the association's commitment to common area maintenance, lawn care, and snow removal. This residence is not just a home; it's a lifestyle. Experience the ease of living in a community that prioritizes comfort and convenience, all while being just moments away from local amenities. With its blend of luxury, functionality, and style, this townhouse is ready to welcome you HOME. Central to major highways connecting New York City and Philadelphia, the Jersey shores and Pocono Mountains.

ⓘ 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: $15,126 · $1,260/mo
• Projected year-2 tax: $18,457 · $1,538/mo
• Expected delta: +$3,331/yr (+$278/mo · 22.0%)

ⓘ 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 2/10 Low
• 🌡 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: $256,474
• − Mortgage interest: −$49,014
• − Property taxes: −$15,126
• − Insurance: −$4,375
• − Repairs & maintenance: −$20,518
• − Management: −$20,518
• − HOA: −$4,320
• − Depreciation: −$25,455
• Taxable income: $117,149
• Est. tax owed @ 24.0%: −$28,116
• After-tax cash flow: $95,615/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 — Lambertville

• Score: 74/100
• State rank: #168
• US rank: #4460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lambertville, NJ
• 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

-2.8% since first listed

6 events — show timeline

• 2026-05-20 Contingent — BRIGHT MLS
• 2026-03-03 Price Changed $875,000 GSMLS
• 2026-03-03 Price Changed $875,000 BRIGHT MLS
• 2026-01-07 Listed $900,000 GSMLS
• 2025-10-30 Listed $900,000 BRIGHT MLS
• 2025-10-20 Coming Soon $900,000 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2025): $15,126 · +1.8% YoY. Source: county tax records.