1879 York Ave · Glassboro, NJ 08094

$250,000

4 bd · 1.5 ba · 1,780 sqft · SingleFamily public records · 29 Days on market

Built 1967 0.93 ac lot

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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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1879 York Ave in Williamstown, NJ. Discover the untapped potential of this solid 4-bedroom, 1.5-bathroom rancher nestled on just under an acre of land in desirable Williamstown. With 1,800 square feet of living space and strong bones throughout, this well-built home is a canvas waiting for your personal touch. Step inside to find a kitchen outfitted with brand-new stainless steel appliances, ready to inspire your inner chef. The spacious family room offers generous gathering space, while the dedicated dining room provides the perfect setting for memorable meals with loved ones. Every corner of this home radiates possibility and promise. One of the property's standout features is

Key facts

• No houses behind you
• Huge shed
• Full basement

Tags

• FULL BASEMENT
• MODERN TANKLESS WATER HEATER
• NEARLY ONE ACRE LOT
• HUGE SHED
• NO HOUSES BEHIND YOU

Property features AI

Finance

• Financial info: Ownership: Fee simple

Exterior

• Parking: Driveway
• Utilities: Well water; Private septic tank; Electric service
• Home design: Detached property; Above-grade finished area reported as 1,780 (per assessor)
• Construction: Block construction; Block foundation; Above- and below-grade structures
• Exterior features: Lot dimensions approximately 150 x 270; No tidal water

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard electric heat; Wall unit cooling; Tankless hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.5% in Glassboro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#57 in NJ, #1,498 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D+, cost of living D-.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 270 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 42% of the median local income ($97k/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 $8k 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 $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.35% ✓
• Cap rate: 9.93%
• Cash-on-cash: 13.00%
• DSCR: 1.58
• GRM: 6.2

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $7,927
• Equity at exit: $37,276

10-year hold

• IRR: 12.5%
• Equity multiple: 2.00×
• Total profit: $69,707
• Equity at exit: $21,615

Cash invested: $70,000 (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 08094

• Active inventory: 270
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,364 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$485 /mo · $5,816/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $758

Break-even live

Break-even rent $2,405

Max offer price $250,000

Occupancy floor 72%

Sensitivity live

Price	-10% $900	-5% $829	+0% $758	+5% $687	+10% $617
Rent	-10% $492	-5% $625	+0% $758	+5% $891	+10% $1,024
Rate	-1.0pp $884	-0.5pp $822	base $758	+0.5pp $693	+1.0pp $627

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Mazzeo Dr Glassboro, NJ	3.0	2.5	1484	$2,750	$1.85	18d	1	0.97mi
173 Mazzeo Dr Unit 1 Glassboro, NJ	3.0	2.5	1484	$2,850	$1.92	18d	1	1.00mi
173 Mazzeo Dr Glassboro, NJ	3.0	2.5	1484	$2,750	$1.85	0d	1	1.00mi
92 Arlotta St Glassboro, NJ	3.0	2.5	1500	$2,650	$1.77	3d	1	1.02mi
62 Spyglass Hill Dr Williamstown, NJ	3.0	2.5	1980	$3,400	$1.72	0d	1	1.44mi

Listing history 14 events

1. 2026-06-18
   days on market $250,000 Active 29 DOM
2. 2026-06-17
   days on market $250,000 Active 28 DOM
3. 2026-06-16
   days on market $250,000 Active 27 DOM
4. 2026-06-15
   days on market $250,000 Active 26 DOM
5. 2026-06-13
   days on market $250,000 Active 24 DOM
6. 2026-06-09
   days on market $250,000 Active 20 DOM
7. 2026-06-08
   days on market $250,000 Active 19 DOM
8. 2026-06-07
   days on market $250,000 Active 18 DOM
9. 2026-06-04
   days on market $250,000 Active 15 DOM
10. 2026-06-03
    days on market $250,000 Active 14 DOM
11. 2026-06-02
    days on market $250,000 Active 13 DOM
12. 2026-06-01
    days on market $250,000 Active 12 DOM
13. 2026-05-31
    days on market $250,000 Active 11 DOM
14. 2026-05-20
    listed $250,000 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: $5,816 · $485/mo
• Projected year-2 tax: $6,020 · $502/mo
• Expected delta: +$205/yr (+$17/mo · 3.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,373
• − Mortgage interest: −$14,004
• − Property taxes: −$5,816
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,230
• − Management: −$3,230
• − Depreciation: −$7,273
• Taxable income: $5,571
• Est. tax owed @ 24.0%: −$1,337
• After-tax cash flow: $7,760/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Glassboro

• Score: 81/100
• State rank: #57
• US rank: #1498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 25,098
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 1%

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: ▼ -213.12%
• Current HPI: 278.3849
• 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

1 event — show timeline

• 2026-05-20 Listed $250,000 BRIGHT MLS

Property tax history

+0.8%/yr

Latest (2025): $5,816 · +2.9% YoY. Source: county tax records.