176 Gatzmer Ave · Jamesburg, NJ 08831

$300,000

3 bd · 2.0 ba · 1,513 sqft · SingleFamily public records · 1 Days on market

Built 1930 6,251 sqft lot Est $451k · 33% 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 +20.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Bank owned property, needs major updating/rehab. No electrical or water service on. Not cleaned out as of list date, do NOT enter, mold and feces present, mask will need to be worn. Great opportunity for rehab to live in or flip. Two bathrooms, one on the first and one on the second.

Key facts

• 6,251 sq ft lot
• Garage
• Built 1930

Property features AI

Finance

• Other: Transaction type: Sale

Exterior

• Parking: Detached garage (1 car); Covered parking for 1 vehicle; Open parking; Asphalt driveway
• Utilities: Public water; Public sewer; Oil for heating
• Home design: Detached property; Two levels
• Construction: Asphalt roof
• Exterior features: Open porch(es); Porch; Yard; Near shopping; Easements/right of way; See remarks

Interior

• Kitchen: Galley-style kitchen; Electric range/oven; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard hot water heating; Window air conditioning units
• Interior features: Living room; Formal dining room; Library/office; Kitchen; Full basement with interior and exterior entry; Basement laundry facilities
• Laundry & utility: Washer; Dryer; Electric water heater; Basement laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).

Location & tenants

• Location reads 64/100 on livability (#399 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Jamesburg Public School District (suburban): math 19% / reading 34% proficiency, ranked #370 of 472 in NJ (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 16 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,971 units permitted in Middlesex County in 2024 (1,193 in 5+ unit buildings).
• This rent runs 39% of the median local income ($109k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Middlesex County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: property tax is 2.8% of price; built in 1930 — 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 $300,000

Questions for the listing agent

1. Built in 1930 — 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: 1.19% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $450,874
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Hooker St	0.31mi	3/1.5	1,566 (+4%)	8mo	$415,000	$265	71
10 Pergola Ave	0.36mi	4/2.0 (+1)	1,584 (+5%)	2mo	$200,000	$126	69
13 Peachtree Ln	0.46mi	3/1.5	1,576 (+4%)	2mo	$470,000	$298	68
66 Half Acre Rd	0.26mi	3/2.0	1,724 (+14%)	0mo	$532,500	$309	64
26 Sherman St	0.46mi	4/1.5 (+1)	1,552 (+3%)	6mo	$310,000	$200	62
33 Stockton Ave	0.51mi	3/2.5	1,568 (+4%)	7mo	$495,000	$316	62
55 Sand Hill Rd #95	0.41mi	2/2.5 (-1)	1,346 (-11%)	2mo	$409,500	$304	54
19 Parkside Dr	0.38mi	3/2.5	1,719 (+14%)	6mo	$495,000	$288	52
58 Hickory Ct	0.63mi	2/1.5 (-1)	1,432 (-5%)	7mo	$430,000	$300	49
28 Sedgwick St	0.41mi	3/1.0	1,316 (-13%)	8mo	$405,000	$308	48
65 Brookview Cir	0.56mi	2/1.5 (-1)	1,432 (-5%)	12mo	$400,000	$279	48
11 Deerfield Ln	0.51mi	2/1.5 (-1)	1,308 (-14%)	6mo	$390,000	$298	41

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-22,774
• Equity at exit: $44,731

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $14,162
• Equity at exit: $25,939

Cash invested: $84,000 (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 08831

• Active inventory: 16
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,557 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$710 /mo · $8,524/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $402

Break-even live

Break-even rent $3,049

Max offer price $300,000

Occupancy floor 84%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Parkside Dr Jamesburg, NJ	3.0	2.5	1865	$3,100	$1.66	1d	1	0.38mi
1 Mine Rd Jamesburg, NJ	2.0	2.5	1346	$3,100	$2.30	1d	1	0.45mi

Listing history 3 events

1. 2026-05-26
   status Active
2. 2026-04-25
   historical
3. 2026-04-24
   listed $300,000 Active

ⓘ 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: $8,524 · $710/mo
• Projected year-2 tax: $8,524 · $710/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,686
• − Mortgage interest: −$16,805
• − Property taxes: −$8,524
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,415
• − Management: −$3,415
• − Depreciation: −$8,727
• Taxable income: $301
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $4,747/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: Jamesburg Public School District
• NCES district ID: 3407770
• Math proficiency: 19% ▼ -26.00%
• Reading proficiency: 34% ▼ -12.00%
• Median HH income: $62,020
• Composite: 24.39/100
• National rank: #7687
• State rank: #370 of 472 in NJ

Livability — Jamesburg

• Score: 64/100
• State rank: #399
• US rank: #13878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jamesburg, NJ
• County: Middlesex County · 714,427 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 55,658
• Household income: $109,042
• Rent vs Own: 10.4% rent · 89.6% own
• Severe rent burden: 825.0

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 901,713 people
• By 2030: 930,661 · +3.2%
• By 2040: 986,276 · +9.4%
• By 2050: 1,038,920 · +15.2%
• By 2075: 1,159,418 · +28.6%
• By 2100: 1,221,973 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Asian 23% Hispanic / Latino 9% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 3%
• Common ancestry: Romanian 7% Scotch-Irish 4% Italian 1%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 70% English-only · Other Indo-European 12% Spanish 6% Other Asian/Pacific 5%

Political lean MEDSL · Middlesex

• 2024 margin: Lean D (+8.0) · D 52.5% · R 44.5% · Other 3.0%
• 2008→2024 swing: -13.8pp toward R · 2008: 21.8pp · 2024: 8.0pp
• All cycles: 2024: D+8.0 2020: D+22.0 2016: D+19.8 2012: D+27.0 2008: D+21.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -323.59%
• Current HPI: 251.531
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

3 events — show timeline

• 2026-05-26 Relisted — CJMLS
• 2026-04-25 Delisted — CJMLS
• 2026-04-24 Listed $300,000 CJMLS

Property tax history

+2.1%/yr

Latest (2025): $8,524 · +4.5% YoY. Source: county tax records.