18 Church St · High Bridge, NJ 08829-1506

$525,000

6 bd · 2.0 ba · 2,400 sqft · MultiFamily · 14 Days on market

Built 1870 Good condition 4,356 sqft lot

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent opportunity in High Bridge! This well-maintained 2-family duplex is perfect for investors or owner-occupants looking to generate rental income while building equity. Each spacious unit features 3 bedrooms, 1 full bath, a bright living room, formal dining room, Kitchen, and. freshly painted interiors ready for immediate occupancy. Both sides offer their own walkout basement plus walk-up attic space, providing ample storage or future potential. Conveniently located close to the center of town, shopping, dining, and local amenities. On-street parking available. A rare multi-family opportunity with strong income potential in a desirable location don't miss this one!

Key facts

• Walkout basement
• Walk up attic
• Desirable location

Tags

• 2 FAMILY DUPLEX
• WALKOUT BASEMENT
• WALK UP ATTIC
• STRONG INCOME POTENTIAL
• DESIRABLE LOCATION

Property features AI

Finance

• Financial info: Two-unit property; Reported net operating income: $0; Reported gross operating income: $0; Reported total operating expenses: $0; Unit 1 rent: $0; Unit 2 rent: $0

Exterior

• Parking: On-street parking
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: Electric service; Natural gas service; Public water; Public sewer
• Home design: Duplex (side-by-side)
• Construction: Approximate year built
• Exterior features: Open porch(es); Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Refrigerator (Unit 1); Refrigerator (Unit 2)
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms (total); Unit 1: 1 bathroom; Unit 2: 1 bathroom
• Heating & cooling: Two heating units; Natural gas heating; Window air conditioners
• Interior features: Carbon monoxide detector; Smoke detector; Wood floors; Gas water heater; Full unfinished walkout basement
• Laundry & utility: Washer and dryer (Unit 1); Washer and dryer (Unit 2)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $525k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive. Per door: $299/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $525k).

Location & tenants

• Location reads 74/100 on livability (#178 in NJ, #4,717 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, amenities F, commute F.
• North Hunterdon-Voorhees Regional High School District (suburban): math 37% / reading 63% proficiency, ranked #103 of 472 in NJ (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 389 units permitted in Hunterdon County in 2024 (180 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($4k loan paydown + $16k appreciation (3.0% local appreciation)).
• Hunterdon County population projected to shrink 8% 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 $147k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $235k; list at $525k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $525,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.2

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: 12.1%
• Equity multiple: 1.69×
• Total profit: $101,433
• Equity at exit: $236,063

10-year hold

• IRR: 14.1%
• Equity multiple: 3.09×
• Total profit: $307,878
• Equity at exit: $363,801

Cash invested: $147,000 (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 08829-1506

• Active inventory: 1
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $5,350 medium
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,124
• Net cashflow: $598

Break-even live

Break-even rent $4,593

Max offer price $525,000

Occupancy floor 84%

Sensitivity live

Price	-10% $961	-5% $780	+0% $598	+5% $417	+10% $236
Rent	-10% $176	-5% $387	+0% $598	+5% $810	+10% $1,021
Rate	-1.0pp $863	-0.5pp $732	base $598	+0.5pp $462	+1.0pp $324

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$5,350
Total (2 units)			$5,350

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-08
   status Under Contract
2. 2026-04-24
   listed $525,000 Active
3. 2018-05-10
   soldstatus $235,000 Sold
4. 2018-03-06
   historical
5. 2018-02-10
   listed $235,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,200
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,136
• − Management: −$5,136
• − Depreciation: −$15,273
• Taxable loss: −$1,253
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $7,481/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained 2-family duplex is ready for immediate occupancy and offers strong income potential in a desirable location.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New roof inspection and maintenance — Ensures long-term durability and value
• Both HVAC system inspection and maintenance — Ensures comfort and energy efficiency
• Both Kitchen and bathroom updates — Modernizes spaces and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New roof inspection and maintenance — Ensures long-term durability and value ↑
• Both HVAC system inspection and maintenance — Ensures comfort and energy efficiency ↑
• Both Kitchen and bathroom updates — Modernizes spaces and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: North Hunterdon-Voorhees Regional High School District
• NCES district ID: 3411610
• Math proficiency: 37% ▼ -17.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $112,200
• Composite: 48.63/100
• National rank: #2108
• State rank: #103 of 472 in NJ

Livability — High Bridge

• Score: 74/100
• State rank: #178
• US rank: #4717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: High Bridge, NJ

Population outlook (Hunterdon County) Hauer SSP2

• Today (2025): 122,644 people
• By 2030: 121,131 · -1.2%
• By 2040: 117,753 · -4.0%
• By 2050: 112,601 · -8.2%
• By 2075: 104,371 · -14.9%
• By 2100: 93,364 · -23.9%

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

+123.4% since first listed

5 events — show timeline

• 2026-05-08 Pending — GSMLS
• 2026-04-24 Listed $525,000 GSMLS
• 2018-05-10 Sold (MLS) $235,000 GSMLS
• 2018-03-06 Delisted — GSMLS
• 2018-02-10 Listed $235,000 GSMLS