1261 N Tuckahoe Rd · Williamstown, NJ 08094

$220,000

2 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 16 Days on market

Built 1952 2.55 ac lot Est $403k · 45% under

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Why this score? — see what drove the C- 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 +15.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +4.9/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Expandable custom built Ranch, Huge living room with marble fireplace lovely family room with tile floor ceiling fans galore. new heater is set up for central air, oversized 2 car garage with opener. Beautiful 2.55 acre lot. Beautiful country setting with all conveniences only 5 minutes away. Gas & public water at the street. New roof to be installed or credit at settlement.

Key facts

• Ranch-style home
• Large living room
• Eat-in kitchen

Tags

• RANCH-STYLE HOME
• APPROXIMATELY 2.5 ACRES
• LARGE LIVING ROOM
• EAT-IN KITCHEN
• SPACIOUS FAMILY ROOM
• WOOD-BURNING FIREPLACE

Property features AI

Exterior

• Parking: Attached garage (front entry) with 2 garage spaces; Driveway parking
• Utilities: Well water; Cesspool sewer
• Home design: Detached property
• Construction: Block construction; Other foundation
• Exterior features: Detached structure; Above-grade and below-grade other structures

Interior

• Kitchen: Kitchen
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (2 full baths on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Natural gas hot water
• Interior features: Living room; Family room
• Laundry & utility: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.9% in Williamstown — 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 69/100 on livability (#289 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Holly Glen Elementary School (math 22% / reading 37%, grade F, #731 of 1,303 statewide, top 59%, 505 students, 43% FRL); Williamstown Middle School (math 18% / reading 43%, grade F, #303 of 431 statewide, top 72%, 1,819 students, 30% FRL); Williamstown High School (math 21% / reading 50%, grade F, #234 of 399 statewide, top 59%, 1,782 students, 26% FRL).
• Market conditions: 270 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y 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 $110k; list at $220k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,700 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $403,312
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Aberdeen Rd	0.10mi	3/2.5 (+1)	1,440 (-1%)	11mo	$440,000	$306	77
402 Lorne Ct	0.20mi	3/1.5 (+1)	1,440 (-1%)	12mo	$410,000	$285	72
1303 N Tuckahoe Rd	0.10mi	3/2.0 (+1)	1,276 (-12%)	9mo	$330,000	$259	62
632 New St	0.50mi	3/2.0 (+1)	1,440 (-1%)	13mo	$399,000	$277	59
937 Lois Dr	0.71mi	3/1.5 (+1)	1,492 (+2%)	14mo	$387,000	$259	44
1488 N Tuckahoe Rd	0.55mi	3/2.5 (+1)	1,240 (-15%)	1mo	$405,000	$327	42
961 Lois Dr	0.66mi	3/1.5 (+1)	1,560 (+7%)	12mo	$395,000	$253	40

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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-28,750
• Equity at exit: $32,803

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-15,568
• Equity at exit: $19,022

Cash invested: $61,600 (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 08094

• Active inventory: 270
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,415 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$557 /mo · $6,686/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $105

Break-even live

Break-even rent $2,282

Max offer price $220,000

Occupancy floor 91%

Sensitivity live

Price	-10% $230	-5% $167	+0% $105	+5% $43	+10% $-20
Rent	-10% $-86	-5% $10	+0% $105	+5% $200	+10% $296
Rate	-1.0pp $216	-0.5pp $161	base $105	+0.5pp $48	+1.0pp $-10

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 N Main St Williamstown, NJ	2.0	2.0	1064	$2,500	$2.35	0d	1	1.01mi
343 Brookdale Blvd Williamstown, NJ	3.0	2.5	1438	$2,500	$1.74	0d	1	1.08mi
401 N Main St Williamstown, NJ	1.0–2.0	1.0	860	$1,825	$2.12	0d	1	1.11mi
1941 N Black Horse Pike Williamstown, NJ	1.0–2.0	1.0	832	$1,662	$2.00	5d	1	1.16mi
1761 Glassboro Cross Keys Rd Williamstown, NJ	2.0	1.0	1300	$2,000	$1.54	20d	1	1.21mi

Listing history 19 events

1. 2026-06-21
   days on market $220,000 Active 16 DOM
2. 2026-06-18
   days on market $220,000 Active 13 DOM
3. 2026-06-17
   days on market $220,000 Active 12 DOM
4. 2026-06-16
   days on market $220,000 Active 11 DOM
5. 2026-06-15
   days on market $220,000 Active 10 DOM
6. 2026-06-13
   days on market $220,000 Active 8 DOM
7. 2026-06-09
   days on market $220,000 Active 4 DOM
8. 2026-06-08
   days on market $220,000 Active 3 DOM
9. 2026-06-07
   pricedays on marketlisting id $220,000 Active 2 DOM
10. 2026-06-04
    days on market $230,000 Active 79 DOM
11. 2026-06-03
    days on market $230,000 Active 78 DOM
12. 2026-06-02
    days on market $230,000 Active 77 DOM
13. 2026-06-01
    days on market $230,000 Active 76 DOM
14. 2026-05-31
    days on market $230,000 Active 75 DOM
15. 2026-03-17
    listed $230,000 Active
16. 2002-06-25
    soldstatus $110,000
17. 2002-06-21
    soldstatus $110,000 383-char remark

    Show marketing remark (383 chars)

    Expandable custom built Ranch, Huge living room with marble fireplace lovely family room with tile floor ceiling fans galore. new heater is set up for central air, oversized 2 car garage with opener. Beautiful 2.55 acre lot. Beautiful country setting with all conveniences only 5 minutes away. Gas & public water at the street. New roof to be installed or credit at settlement.

18. 2002-03-14
    historical 383-char remark

    Show marketing remark (383 chars)

    Expandable custom built Ranch, Huge living room with marble fireplace lovely family room with tile floor ceiling fans galore. new heater is set up for central air, oversized 2 car garage with opener. Beautiful 2.55 acre lot. Beautiful country setting with all conveniences only 5 minutes away. Gas & public water at the street. New roof to be installed or credit at settlement.

19. 2001-07-10
    listed $110,000 383-char remark

    Show marketing remark (383 chars)

    Expandable custom built Ranch, Huge living room with marble fireplace lovely family room with tile floor ceiling fans galore. new heater is set up for central air, oversized 2 car garage with opener. Beautiful 2.55 acre lot. Beautiful country setting with all conveniences only 5 minutes away. Gas & public water at the street. New roof to be installed or credit at settlement.

ⓘ 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: $6,686 · $557/mo
• Projected year-2 tax: $6,686 · $557/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 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,976
• − Mortgage interest: −$12,323
• − Property taxes: −$6,686
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − Depreciation: −$6,400
• Taxable loss: −$2,170
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $1,781/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Williamstown

• Score: 69/100
• State rank: #289
• US rank: #8603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 41,595
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -213.12%
• Current HPI: 278.3849
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+109.1% since first listed

5 events — show timeline

• 2026-03-17 Listed $230,000 BRIGHT MLS
• 2002-06-25 Sold (Public Records) $110,000 Public Records
• 2002-06-21 Sold (MLS) $110,000 BRIGHT MLS
• 2002-03-14 Listing Removed — BRIGHT MLS
• 2001-07-10 Listed $110,000 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2025): $6,686 · +2.9% YoY. Source: county tax records.