210 Wesley St · Salem, NJ 08079

$180,000

3 bd · 1.0 ba · 1,795 sqft · SingleFamily public records · 82 Days on market

Built 1900 6,534 sqft lot Est $217k · 17% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +6.1/10.0
• Appreciation +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Three-bedroom, one-bath home in Salem City with endless potential. This property is perfect for anyone looking to add their own finishing touches and make it truly shine. Inside, you’ll find a comfortable layout with three well-sized bedrooms, a full bath, and a basement that offers extra storage. Step outside to a large backyard, ideal for gatherings, gardening, or simply enjoying the outdoors. The home also includes a newer roof and security system for added peace of mind. With its solid structure and great location, this home is a fantastic opportunity for investors, or anyone ready to create their dream space.

Key facts

• Fresh flooring
• Alarm system
• Updated features

Tags

• UPDATED FEATURES
• FRESH FLOORING
• SPACIOUS FIRST FLOOR LAYOUT
• BRAND-NEW REFRIGERATOR
• ALARM SYSTEM
• BASEMENT FOR STORAGE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Detached structure; Above-grade and below-grade areas
• Construction: Frame construction with vinyl siding; Block foundation
• Exterior features: Not in a federal flood zone; Two or more access exits

Interior

• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Flooring: Laminate plank flooring
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Forced air heating (natural gas); Ceiling fans for cooling
• Interior features: Tub with shower; Ceiling fans; Dining area; Unfinished basement
• Laundry & utility: Main-floor laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#462 in NJ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: schools D, amenities F, commute F.
• Salem City School District (town): math 6% / reading 24% proficiency, ranked #464 of 472 in NJ (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 100 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $560 of equity ($1k loan paydown + $-684 appreciation (-0.4% local appreciation)).
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $180k implies a 71% 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 flood risk; 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 $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.11% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $217,195
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 9th St	0.30mi	3/1.0	1,776 (-1%)	3mo	$195,000	$110	82
6 Walnut St	0.12mi	4/2.0 (+1)	1,764 (-2%)	2mo	$70,000	$40	81
334 Craven Ave	0.32mi	4/1.5 (+1)	1,843 (+3%)	2mo	$245,000	$133	72
200 N Union St	0.37mi	3/2.0	1,686 (-6%)	2mo	$207,500	$123	67
264 E Broadway	0.15mi	3/1.5	1,584 (-12%)	5mo	$150,000	$95	67
187 7th St	0.24mi	4/2.0 (+1)	1,929 (+8%)	3mo	$67,000	$35	65
304 E Broadway	0.18mi	3/1.0	1,596 (-11%)	12mo	$134,000	$84	63
178 Cook Ave	0.53mi	3/1.5	1,665 (-7%)	0mo	$255,000	$153	61
207 9th St	0.23mi	3/1.5	1,562 (-13%)	8mo	$230,000	$147	59
321 Fenwick Ave	0.37mi	3/1.0	1,622 (-10%)	10mo	$196,100	$121	58
14 Hillcrest Ave	0.60mi	4/1.0 (+1)	1,649 (-8%)	6mo	$196,000	$119	48
18 Market St	0.58mi	2/1.0 (-1)	1,546 (-14%)	2mo	$235,870	$153	43

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

Projected returns pro-forma

-0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.09×
• Total profit: $4,637
• Equity at exit: $48,871

10-year hold

• IRR: 7.9%
• Equity multiple: 1.82×
• Total profit: $41,282
• Equity at exit: $56,099

Cash invested: $50,400 (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 08079

• Home prices YoY: -0.1%
• Active inventory: 100
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,003 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$360 /mo · $4,314/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $204

Break-even live

Break-even rent $1,745

Max offer price $180,000

Occupancy floor 85%

Sensitivity live

Price	-10% $306	-5% $255	+0% $204	+5% $153	+10% $102
Rent	-10% $46	-5% $125	+0% $204	+5% $283	+10% $362
Rate	-1.0pp $294	-0.5pp $250	base $204	+0.5pp $157	+1.0pp $110

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 E Broadway Salem, NJ	3.0	2.0	1844	$1,980	$1.07	44d	1	0.26mi
270-272 Grant St Salem, NJ	4.0	1.0	1644	$2,100	$1.28	5d	1	0.32mi
380 E Broadway Salem, NJ	2.0	1.0	1300	$1,350	$1.04	1d	1	0.41mi

Listing history 43 events

1. 2026-06-18
   days on market $180,000 Active 82 DOM
2. 2026-06-17
   days on market $180,000 Active 81 DOM
3. 2026-06-16
   days on market $180,000 Active 80 DOM
4. 2026-06-15
   days on market $180,000 Active 79 DOM
5. 2026-06-13
   days on market $180,000 Active 77 DOM
6. 2026-06-13
   days on market $180,000 Active 76 DOM
7. 2026-06-09
   days on market $180,000 Active 73 DOM
8. 2026-06-08
   days on market $180,000 Active 72 DOM
9. 2026-06-07
   days on market $180,000 Active 71 DOM
10. 2026-06-04
    days on market $180,000 Active 68 DOM
11. 2026-06-03
    days on market $180,000 Active 67 DOM
12. 2026-06-02
    days on market $180,000 Active 66 DOM
13. 2026-06-01
    days on market $180,000 Active 65 DOM
14. 2026-05-31
    days on market $180,000 Active 64 DOM
15. 2026-05-11
    price $180,000
16. 2026-03-28
    listed $195,000 Active
17. 2026-01-30
    soldstatus $105,000
18. 2026-01-23
    soldstatus $105,000 Closed 627-char remark

    Show marketing remark (627 chars)

    Three-bedroom, one-bath home in Salem City with endless potential. This property is perfect for anyone looking to add their own finishing touches and make it truly shine. Inside, you’ll find a comfortable layout with three well-sized bedrooms, a full bath, and a basement that offers extra storage. Step outside to a large backyard, ideal for gatherings, gardening, or simply enjoying the outdoors. The home also includes a newer roof and security system for added peace of mind. With its solid structure and great location, this home is a fantastic opportunity for investors, or anyone ready to create their dream space.

19. 2025-12-05
    status Pending 627-char remark

    Show marketing remark (627 chars)

    Three-bedroom, one-bath home in Salem City with endless potential. This property is perfect for anyone looking to add their own finishing touches and make it truly shine. Inside, you’ll find a comfortable layout with three well-sized bedrooms, a full bath, and a basement that offers extra storage. Step outside to a large backyard, ideal for gatherings, gardening, or simply enjoying the outdoors. The home also includes a newer roof and security system for added peace of mind. With its solid structure and great location, this home is a fantastic opportunity for investors, or anyone ready to create their dream space.

20. 2025-10-23
    status Active 627-char remark

    Show marketing remark (627 chars)

    Three-bedroom, one-bath home in Salem City with endless potential. This property is perfect for anyone looking to add their own finishing touches and make it truly shine. Inside, you’ll find a comfortable layout with three well-sized bedrooms, a full bath, and a basement that offers extra storage. Step outside to a large backyard, ideal for gatherings, gardening, or simply enjoying the outdoors. The home also includes a newer roof and security system for added peace of mind. With its solid structure and great location, this home is a fantastic opportunity for investors, or anyone ready to create their dream space.

21. 2025-10-07
    status Pending 627-char remark

    Show marketing remark (627 chars)

    Three-bedroom, one-bath home in Salem City with endless potential. This property is perfect for anyone looking to add their own finishing touches and make it truly shine. Inside, you’ll find a comfortable layout with three well-sized bedrooms, a full bath, and a basement that offers extra storage. Step outside to a large backyard, ideal for gatherings, gardening, or simply enjoying the outdoors. The home also includes a newer roof and security system for added peace of mind. With its solid structure and great location, this home is a fantastic opportunity for investors, or anyone ready to create their dream space.

22. 2025-09-23
    listed $140,000 Active 627-char remark

    Show marketing remark (627 chars)

    Three-bedroom, one-bath home in Salem City with endless potential. This property is perfect for anyone looking to add their own finishing touches and make it truly shine. Inside, you’ll find a comfortable layout with three well-sized bedrooms, a full bath, and a basement that offers extra storage. Step outside to a large backyard, ideal for gatherings, gardening, or simply enjoying the outdoors. The home also includes a newer roof and security system for added peace of mind. With its solid structure and great location, this home is a fantastic opportunity for investors, or anyone ready to create their dream space.

23. 2025-09-22
    historical $140,000 627-char remark

    Show marketing remark (627 chars)

    Three-bedroom, one-bath home in Salem City with endless potential. This property is perfect for anyone looking to add their own finishing touches and make it truly shine. Inside, you’ll find a comfortable layout with three well-sized bedrooms, a full bath, and a basement that offers extra storage. Step outside to a large backyard, ideal for gatherings, gardening, or simply enjoying the outdoors. The home also includes a newer roof and security system for added peace of mind. With its solid structure and great location, this home is a fantastic opportunity for investors, or anyone ready to create their dream space.

24. 2022-06-30
    soldstatus $75,000
25. 2022-04-29
    soldstatus $75,000 Closed 565-char remark

    Show marketing remark (565 chars)

    Great Investment Opportunity for a buy and hold investor or a First-Time, Home-buyer. Home features new furnace, water heater, electric panel. Very clean. As you walk-in you will notice a spacious living room heading directly into the dining room, kitchen (exits to a side door and entry down into the spacious, unfinished basement). Plenty of storage space in the basement. There is a mudroom with a washer & dryer hook-up leading into the large backyard. Upstairs there are 3 bedrooms and a bathroom, with a room that can be turned into an additional room.

26. 2022-03-24
    historical Active Under Contract 565-char remark

    Show marketing remark (565 chars)

    Great Investment Opportunity for a buy and hold investor or a First-Time, Home-buyer. Home features new furnace, water heater, electric panel. Very clean. As you walk-in you will notice a spacious living room heading directly into the dining room, kitchen (exits to a side door and entry down into the spacious, unfinished basement). Plenty of storage space in the basement. There is a mudroom with a washer & dryer hook-up leading into the large backyard. Upstairs there are 3 bedrooms and a bathroom, with a room that can be turned into an additional room.

27. 2022-03-08
    price $97,500 565-char remark

    Show marketing remark (565 chars)

    Great Investment Opportunity for a buy and hold investor or a First-Time, Home-buyer. Home features new furnace, water heater, electric panel. Very clean. As you walk-in you will notice a spacious living room heading directly into the dining room, kitchen (exits to a side door and entry down into the spacious, unfinished basement). Plenty of storage space in the basement. There is a mudroom with a washer & dryer hook-up leading into the large backyard. Upstairs there are 3 bedrooms and a bathroom, with a room that can be turned into an additional room.

28. 2022-01-20
    listed $117,500 Active 565-char remark

    Show marketing remark (565 chars)

    Great Investment Opportunity for a buy and hold investor or a First-Time, Home-buyer. Home features new furnace, water heater, electric panel. Very clean. As you walk-in you will notice a spacious living room heading directly into the dining room, kitchen (exits to a side door and entry down into the spacious, unfinished basement). Plenty of storage space in the basement. There is a mudroom with a washer & dryer hook-up leading into the large backyard. Upstairs there are 3 bedrooms and a bathroom, with a room that can be turned into an additional room.

29. 2017-11-22
    soldstatus $10,000 Closed
30. 2017-11-22
    soldstatus $10,000 Sold
31. 2017-10-03
    status Under Contract
32. 2017-09-08
    price $10,000
33. 2017-08-08
    price $12,960
34. 2017-06-23
    price $14,400
35. 2017-05-01
    price $16,000
36. 2017-04-13
    listed $17,600 Active
37. 2017-04-13
    historical
38. 2016-09-30
    listed $17,600
39. 2016-07-27
    historical
40. 2015-07-28
    listed $25,000
41. 2012-05-03
    soldstatus $228,000
42. 2008-07-24
    soldstatus $95,888
43. 1996-08-07
    soldstatus $50,000

ⓘ 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: $4,314 · $360/mo
• Projected year-2 tax: $4,398 · $366/mo
• Expected delta: +$84/yr (+$7/mo · 1.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,034
• − Mortgage interest: −$10,083
• − Property taxes: −$4,314
• − Insurance: −$900
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$5,236
• Taxable loss: −$344
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $2,528/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: Salem City School District
• NCES district ID: 3414550
• Math proficiency: 6% ▼ -1.00%
• Reading proficiency: 24% ▲ 2.00%
• Median HH income: $27,118
• Composite: 11.51/100
• National rank: #9702
• State rank: #464 of 472 in NJ

Livability — Salem

• Score: 61/100
• State rank: #462
• US rank: #17533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, NJ
• County: Salem County · 24,175 people
• City population: 10,762
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 10,762
• Household income: $54,641
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 663.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 59% Black 31% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 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: ▼ -0.38%
• Current HPI: 258.0047
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+260.0% since first listed

29 events — show timeline

• 2026-05-11 Price Changed $180,000 BRIGHT MLS
• 2026-03-28 Listed $195,000 BRIGHT MLS
• 2026-01-30 Sold (Public Records) $105,000 Public Records
• 2026-01-23 Sold (MLS) $105,000 BRIGHT MLS
• 2025-12-05 Pending — BRIGHT MLS
• 2025-10-23 Relisted — BRIGHT MLS
• 2025-10-07 Pending — BRIGHT MLS
• 2025-09-23 Listed $140,000 BRIGHT MLS
• 2025-09-22 Coming Soon $140,000 BRIGHT MLS
• 2022-06-30 Sold (Public Records) $75,000 Public Records
• 2022-04-29 Sold (MLS) $75,000 BRIGHT MLS
• 2022-03-24 Contingent — BRIGHT MLS
• 2022-03-08 Price Changed $97,500 BRIGHT MLS
• 2022-01-20 Listed $117,500 BRIGHT MLS
• 2017-11-22 Sold (MLS) $10,000 TREND
• 2017-11-22 Sold (MLS) $10,000 BRIGHT MLS
• 2017-10-03 Pending — TREND
• 2017-09-08 Price Changed $10,000 TREND
• 2017-08-08 Price Changed $12,960 TREND
• 2017-06-23 Price Changed $14,400 TREND
• 2017-05-01 Price Changed $16,000 TREND
• 2017-04-13 Listed $17,600 TREND
• 2017-04-13 Listing Removed — BRIGHT MLS
• 2016-09-30 Listed $17,600 BRIGHT MLS
• 2016-07-27 Listing Removed — BRIGHT MLS
• 2015-07-28 Listed $25,000 BRIGHT MLS
• 2012-05-03 Sold (Public Records) $228,000 Public Records
• 2008-07-24 Sold (Public Records) $95,888 Public Records
• 1996-08-07 Sold (Public Records) $50,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $4,314 · +4.9% YoY. Source: county tax records.