414 Columbia Blvd · National Park, NJ 08063

$225,000

3 bd · 2.0 ba · 2,877 sqft · Townhouse · 153 Days on market

Built 1900

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity to acquire a mixed-use property in the heart of National Park, NJ. This versatile building features one ground-level commercial space and two residential apartments, making it ideal for investors or owner-users seeking multiple income streams. The property has been fully demoed down to the studs, offering the next investor a blank canvas to customize and build out the space to suit their specific needs and vision. Zoning approvals are already in hand, significantly reducing upfront time. The building is also equipped with separate utility meters, allowing for efficient management and simplified expense allocation. The commercial space offers strong visibility and flexibility for a variety of business uses, while the two residential units provide excellent future rental income potential once completed. Conveniently located near major roadways and local amenities, this property is well-positioned for long-term value and demand. A rare opportunity to create a custom mixed-use asset in a growing South Jersey market—perfect for investors, developers, or entrepreneurs seeking a tailored income-producing property. Lot could be possibly subdivided. Property is being sold in As-is condition. Buyer responsible for finding out what type of business is permissible in this district.

Key facts

• Strong visibility
• Zoning approvals
• Mixed-use property

Tags

• MIXED-USE PROPERTY
• GROUND-LEVEL COMMERCIAL SPACE
• TWO RESIDENTIAL APARTMENTS
• ZONING APPROVALS
• SEPARATE UTILITY METERS
• STRONG VISIBILITY

Property features AI

Finance

• Other: Ownership is fee simple

Exterior

• Parking: Driveway parking; Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Year built per assessor
• Construction: Block construction; Block foundation
• Exterior features: Lot dimensions approximately 100.00 x 0.00; No tidal water on the property; Other structures above and below grade

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Other type of heating; Hot water heated by natural gas
• Interior features: Finished living area based on assessor records; Basement with outside entrance, walkout stairs, unfinished space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $973 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#196 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B; Watch: schools D+, amenities F, commute F.
• National Park Boro School District (suburban): math 45% / reading 35% proficiency, ranked #484 of 612 in NJ (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.42% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.53%
• DSCR: 1.82
• GRM: 5.9

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $25,564
• Equity at exit: $33,548

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $102,261
• Equity at exit: $19,454

Cash invested: $63,000 (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 08063

• Home prices YoY: -4.4%
• Active inventory: 19
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $973

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,129	-5% $1,051	+0% $973	+5% $895	+10% $818
Rent	-10% $720	-5% $847	+0% $973	+5% $1,099	+10% $1,226
Rate	-1.0pp $1,086	-0.5pp $1,030	base $973	+0.5pp $915	+1.0pp $855

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Riverview Ave National Park, NJ	4.0	2.5	2400	$3,200	$1.33	2d	1	0.73mi

Listing history 26 events

1. 2026-06-15
   days on market $225,000 Active 153 DOM
2. 2026-06-13
   days on market $225,000 Active 151 DOM
3. 2026-06-12
   days on market $225,000 Active 150 DOM
4. 2026-06-09
   days on market $225,000 Active 147 DOM
5. 2026-06-08
   days on market $225,000 Active 146 DOM
6. 2026-06-07
   days on market $225,000 Active 145 DOM
7. 2026-06-05
   days on market $225,000 Active 143 DOM
8. 2026-06-04
   days on market $225,000 Active 142 DOM
9. 2026-06-03
   days on market $225,000 Active 141 DOM
10. 2026-06-02
    days on market $225,000 Active 140 DOM
11. 2026-06-01
    days on market $225,000 Active 139 DOM
12. 2026-05-31
    days on market $225,000 Active 138 DOM
13. 2026-01-14
    listed $225,000 Active 1318-char remark

    Show marketing remark (1318 chars)

    Excellent opportunity to acquire a mixed-use property in the heart of National Park, NJ. This versatile building features one ground-level commercial space and two residential apartments, making it ideal for investors or owner-users seeking multiple income streams. The property has been fully demoed down to the studs, offering the next investor a blank canvas to customize and build out the space to suit their specific needs and vision. Zoning approvals are already in hand, significantly reducing upfront time. The building is also equipped with separate utility meters, allowing for efficient management and simplified expense allocation. The commercial space offers strong visibility and flexibility for a variety of business uses, while the two residential units provide excellent future rental income potential once completed. Conveniently located near major roadways and local amenities, this property is well-positioned for long-term value and demand. A rare opportunity to create a custom mixed-use asset in a growing South Jersey market—perfect for investors, developers, or entrepreneurs seeking a tailored income-producing property. Lot could be possibly subdivided. Property is being sold in As-is condition. Buyer responsible for finding out what type of business is permissible in this district.

14. 2026-01-13
    listed $225,000 Active
15. 2024-05-01
    historical
16. 2024-03-05
    listed $225,000 Active
17. 2016-08-31
    historical
18. 2016-08-31
    historical
19. 2016-02-21
    listed $25,000
20. 2016-02-21
    listed $25,000
21. 2016-02-11
    historical
22. 2015-08-27
    listed $39,500
23. 2015-08-20
    historical
24. 2015-02-18
    listed $40,000
25. 2014-09-16
    historical
26. 2013-10-18
    listed $40,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$6,545
• Taxable income: $8,607
• Est. tax owed @ 24.0%: −$2,066
• After-tax cash flow: $9,611/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: National Park Boro School District
• NCES district ID: 3411100
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $61,574
• Composite: 38.04/100
• National rank: #8641
• State rank: #484 of 612 in NJ

Livability — National Park

• Score: 73/100
• State rank: #196
• US rank: #5566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: National Park, NJ
• City population: 3,056
• Population (ZIP): 3,056

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 6% Black 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 7% Slovak 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -13.50%
• Current HPI: 294.175
• 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

+462.5% since first listed

14 events — show timeline

• 2026-01-14 Listed $225,000 BRIGHT MLS
• 2026-01-13 Listed $225,000 BRIGHT MLS
• 2024-05-01 Listing Removed — BRIGHT MLS
• 2024-03-05 Listed $225,000 BRIGHT MLS
• 2016-08-31 Listing Removed — BRIGHT MLS
• 2016-08-31 Listing Removed — BRIGHT MLS
• 2016-02-21 Listed $25,000 BRIGHT MLS
• 2016-02-21 Listed $25,000 BRIGHT MLS
• 2016-02-11 Listing Removed — BRIGHT MLS
• 2015-08-27 Listed $39,500 BRIGHT MLS
• 2015-08-20 Listing Removed — BRIGHT MLS
• 2015-02-18 Listed $40,000 BRIGHT MLS
• 2014-09-16 Listing Removed — BRIGHT MLS
• 2013-10-18 Listed $40,000 BRIGHT MLS