27 Music Mountain Blvd

West Amwell, NJ 08530-3435

$980,000B-

4 bd · 3.0 ba · 3,412 sqft · Built 2002 · SingleFamily · Active · 19 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $25,101/mo
• Mortgage (P&I): −$5,139
• Tax + insurance: −$1,882
• HOA: −$0
• Vac / Maint / Mgmt: −$5,271
• Net cashflow: $12,809/mo
• Annual: $153,707/yr
• Cap rate: 21.98%
• Cash-on-cash: 56.02%
• DSCR: 3.49
• 1% rule: 2.56%
• Cash to close: $274,400

Investor read

• This is a 4-bed/3.0-bath single-family listed at $980k.
• At list price, monthly cash flow is $13k ($154k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $980k).
• It's been on market 19 days — a 2% lower offer ($965k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $965k (1.5% below list) — sets the bar for market timing.
• In year one you build about $36k of equity ($7k loan paydown + $29k appreciation (3.0% local appreciation)).
• Location reads: area grade B — 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.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 389 units permitted in Hunterdon County in 2024 (180 in 5+ unit buildings).
• Hunterdon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 4 sale attempts since 10y ago; this cycle's ask is 64% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $580k; list at $980k implies a 69% gain — meaningful room to come down on a strong offer.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $274k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.