172 Maple Rd. AKA 163 Maple · Franklin, NJ 07416-1323

$314,900

4 bd · 2.5 ba · 2,664 sqft · SingleFamily · 65 Days on market

Built 1920 0.48 ac lot

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Why this score? — see what drove the D 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 +12.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling all hearty contractors. This house needs an entire renovation to bring it back to its former beauty and glory. Perched on a knoll set back from the road. Currently a mother daughter, with separate entrances. Separate living area has a summer kitchen, full bathroom and large combo bedroom/living area. Beautiful views of fields across the street. Woods behind the house. Selling "as-is" buyer to obtain any town or state CO's for closing. Contents of the house are included in the sale.

Key facts

• 0.48 acre lot
• Garage
• Listed 65 days

Property features AI

Exterior

• Parking: Detached garage (1 car); Additional parking; Blacktop shared driveway; Driveway with 1-car width
• Utilities: Electric service; Public sewer; Shared well; Cable TV available
• Home design: Colonial style; Fixer-upper
• Construction: White exterior color
• Exterior features: Aluminum siding; Asphalt shingle roof; Outbuilding(s); Storm doors

Interior

• Kitchen: Range/oven (electric)
• Bedrooms: Three bedrooms on the second floor (sizes approx. 12x11, 13x13, 13x12)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: No central heat (see remarks)
• Interior features: Eat-in kitchen; Unfinished basement; In-law suite with bedroom and full bath; Outbuilding(s); Storm doors
• Laundry & utility: Electric water heater; Utility room in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-68 ($-812/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (20.6% below list).
• Recommended offer: $250k (20.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#410 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: cost of living D+, health & safety D, amenities F.
• Wallkill Valley Regional High School (rural): math 27% / reading 50% proficiency, ranked #462 of 612 in NJ (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Franklin Borough School (math 14% / reading 37%, grade F, #851 of 1,303 statewide, top 66%, 474 students, 38% FRL); Wallkill Valley Regional High School (math 27% / reading 57%, grade F, #169 of 399 statewide, top 44%, 615 students, 14% FRL).
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 184 units permitted in Sussex County in 2024 (18 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Sussex County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $88k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $315k implies a 451% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,000 (20.6% 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. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.6%
• Equity multiple: 1.38×
• Total profit: $33,580
• Equity at exit: $141,593

10-year hold

• IRR: 9.5%
• Equity multiple: 2.42×
• Total profit: $125,570
• Equity at exit: $218,211

Cash invested: $88,172 (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 07416-1323

• Active inventory: 1
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$260 /mo · $3,121/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-68

Break-even live

Break-even rent $2,586

Max offer price $302,946

Occupancy floor 98%

Sensitivity live

Price	-10% $111	-5% $21	+0% $-68	+5% $-157	+10% $-246
Rent	-10% $-265	-5% $-166	+0% $-68	+5% $31	+10% $130
Rate	-1.0pp $91	-0.5pp $12	base $-68	+0.5pp $-149	+1.0pp $-232

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Fowler St Franklin, NJ	3.0	1.5	1800	$2,500	$1.39	0d	1	1.02mi

Listing history 4 events

1. 2026-05-11
   status Under Contract
2. 2026-03-07
   listed $314,900 Active
3. 2026-03-05
   historical $314,900
4. 2021-02-03
   soldstatus $57,200

ⓘ 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: $3,121 · $260/mo
• Projected year-2 tax: $5,481 · $457/mo
• Expected delta: +$2,360/yr (+$197/mo · 75.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$17,639
• − Property taxes: −$3,121
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$9,161
• Taxable loss: −$6,296
• Est. tax savings @ 24.0%: +$1,511
• After-tax cash flow: $699/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: Wallkill Valley Regional High School
• NCES district ID: 3416870
• Math proficiency: 27% ▲ 9.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $88,530
• Composite: 39.37/100
• National rank: #8148
• State rank: #462 of 612 in NJ

Livability — Franklin

• Score: 64/100
• State rank: #410
• US rank: #14317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, NJ

Population outlook (Sussex County) Hauer SSP2

• Today (2025): 133,413 people
• By 2030: 127,324 · -4.6%
• By 2040: 113,987 · -14.6%
• By 2050: 100,391 · -24.8%
• By 2075: 78,063 · -41.5%
• By 2100: 62,346 · -53.3%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+450.5% since first listed

4 events — show timeline

• 2026-05-11 Pending — GSMLS
• 2026-03-07 Listed $314,900 GSMLS
• 2026-03-05 Coming Soon $314,900 GSMLS
• 2021-02-03 Sold (Public Records) $57,200 Public Records

Property tax history

+25.8%/yr

Latest (2025): $3,121 · +4.3% YoY. Source: county tax records.