39-41 N Railroad Ave · Pedricktown, NJ 08067

$250,000

4 bd · 4.0 ba · 2,576 sqft · SingleFamily public records · 8 Days on market

Built 1900 9,148 sqft lot Est $417k · 40% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Schools +5.6/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Key facts

• 9,148 sq ft lot
• Built 1900
• Listed 8 days

Property features AI

Finance

• Other: Improvement and land assessed values reported
• Financial info: Fee simple ownership; Two total units with both leased and occupied month-to-month; Reported total actual rent: $24,600

Exterior

• Parking: Driveway; On-street parking
• Utilities: Private water; On-site septic; Electric service
• Home design: Semi-detached building; Above-grade finished area reported by assessor
• Construction: Aluminum siding; Block, brick/mortar, and stone foundation; Above-grade and below-grade other structures; Estimated year built
• Exterior features: No tidal water

Interior

• Bedrooms: Two 2-bedroom units (both leased)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning, ceiling fans, and window units; Electric hot water
• Interior features: Unfinished basement; Assessor-reported living area source

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (23.8% below list).
• Recommended offer: $191k (23.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#444 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B; Watch: amenities F, commute F, health & safety D-.
• Oldmans Township School District (rural): math 65% / reading 60% proficiency, ranked #230 of 612 in NJ (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Oldmans Township School (math 27% / reading 52%, grade F, #471 of 1,303 statewide, top 39%, 282 students, 20% FRL) — zoned schools at 20% FRL track the district average.
• Zoned-school proficiency averages 40% at this address vs 62% district-wide (-23 pts) — the specific schools serving this property underperform the Oldmans Township School District average; the district grade overstates school quality for this exact location.
• Market conditions: 13 active listings in the ZIP; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $165k; list at $250k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $190,624 (23.8% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.76% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $417,312
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 S Railroad Ave	0.41mi	4/2.0	2,451 (-5%)	12mo	$537,000	$219	55
16 E Mill St	0.17mi	3/1.5 (-1)	2,375 (-8%)	18mo	$152,000	$64	49
63 S Railroad Ave	0.59mi	3/1.5 (-1)	2,590 (+0%)	22mo	$420,000	$162	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.68×
• Total profit: $117,740
• Equity at exit: $225,220

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $361,404
• Equity at exit: $485,695

Cash invested: $70,000 (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 08067

• Home prices YoY: 20.6%
• Active inventory: 13
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,906 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$381 /mo · $4,572/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-290

Break-even live

Break-even rent $2,274

Max offer price $198,722

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-220	+0% $-290	+5% $-361	+10% $-432
Rent	-10% $-441	-5% $-366	+0% $-290	+5% $-215	+10% $-140
Rate	-1.0pp $-164	-0.5pp $-227	base $-290	+0.5pp $-355	+1.0pp $-421

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-07
   statusdays on market $250,000 Pending 8 DOM
2. 2026-06-04
   days on market $250,000 Active 7 DOM
3. 2026-06-03
   days on market $250,000 Active 6 DOM
4. 2026-06-02
   days on market $250,000 Active 5 DOM
5. 2026-06-01
   days on market $250,000 Active 4 DOM
6. 2026-05-31
   days on market $250,000 Active 3 DOM
7. 2026-05-28
   listed $250,000 Active
8. 2017-02-25
   historical
9. 2016-06-07
   listed $135,987
10. 2016-03-31
    historical
11. 2016-03-31
    historical
12. 2015-12-01
    listed $139,999
13. 2015-09-15
    listed $139,999
14. 2008-01-28
    soldstatus $165,000
15. 1999-07-06
    soldstatus $110,000
16. 1991-04-11
    soldstatus $20,000

ⓘ 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: $4,572 · $381/mo
• Projected year-2 tax: $5,399 · $450/mo
• Expected delta: +$826/yr (+$69/mo · 18.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,875
• − Mortgage interest: −$14,004
• − Property taxes: −$4,572
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$7,273
• Taxable loss: −$7,884
• Est. tax savings @ 24.0%: +$1,892
• After-tax cash flow: $-1,591/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: Oldmans Township School District
• NCES district ID: 3412210
• Math proficiency: 65% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $69,017
• Composite: 56.48/100
• National rank: #2462
• State rank: #230 of 612 in NJ

Livability — Pedricktown

• Score: 62/100
• State rank: #444
• US rank: #16506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pedricktown, NJ
• Population (ZIP): 1,704

Population outlook (Salem County) Hauer SSP2

• Today (2025): 59,905 people
• By 2030: 57,351 · -4.3%
• By 2040: 51,837 · -13.5%
• By 2050: 46,356 · -22.6%
• By 2075: 36,452 · -39.2%
• By 2100: 28,907 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 4% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 8% Lithuanian 2% Russian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Salem

• 2024 margin: R (+19.2) · D 39.6% · R 58.8% · Other 1.6%
• 2008→2024 swing: -23.1pp toward R · 2008: 3.9pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+12.8 2016: R+15.4 2012: D+0.8 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.98%
• Current HPI: 344.7263
• 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

+1150.0% since first listed

10 events — show timeline

• 2026-05-28 Listed $250,000 BRIGHT MLS
• 2017-02-25 Listing Removed — BRIGHT MLS
• 2016-06-07 Listed $135,987 BRIGHT MLS
• 2016-03-31 Listing Removed — BRIGHT MLS
• 2016-03-31 Listing Removed — BRIGHT MLS
• 2015-12-01 Listed $139,999 BRIGHT MLS
• 2015-09-15 Listed $139,999 BRIGHT MLS
• 2008-01-28 Sold (Public Records) $165,000 Public Records
• 1999-07-06 Sold (Public Records) $110,000 Public Records
• 1991-04-11 Sold (Public Records) $20,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $4,572 · +0.3% YoY. Source: county tax records.