517 Stuyvesant Ave · Trenton, NJ 08618

$201,000

3 bd · 1.0 ba · 1,296 sqft · Townhouse public records · 48 Days on market

Built 1897 1,600 sqft lot Est $170k · 18% over

---

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 +26.5/30.0
• DSCR +9.1/10.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 1-bath row home offering comfort, space, and versatility! Step inside to an open-concept first floor featuring vinyl flooring, separate living and dining areas, and an eat-in kitchen perfect for everyday living. The fenced backyard provides added outdoor space for relaxing or entertaining. Upstairs, you’ll find fully carpeted floors, nicely sized bedrooms, and a full bathroom. The finished attic adds even more flexibility and can be used as a home office, playroom, loft, or additional storage space. This home is being sold as-is, with the buyer responsible for all city inspections, certifications, and permits. A great opportunity to make this home y

Key facts

• Finished attic
• Fenced backyard
• Built 1897

Tags

• OPEN-CONCEPT FIRST FLOOR
• FENCED BACKYARD
• FINISHED ATTIC

Property features AI

Finance

• Other: Finished above-grade area per assessor: 1,296 sq. ft.; Full unfinished basement

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas for heating and hot water
• Home design: Interior townhouse / rowhouse; Pitched roof; Fee simple ownership
• Construction: Brick construction; Brick/mortar and block foundation; Above-grade and below-grade structures; Built year per assessor
• Exterior features: 16 x 100 lot dimensions; No tidal water

Interior

• Kitchen: Gas range/oven; Refrigerator
• Bedrooms: 3 bedrooms on the first upper level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas heating and hot water
• Interior features: Open floor plan; Eat-in kitchen; Formal separate dining room; 6 total rooms (including attic)
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $201k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $201k).
• Recommended offer: $195k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 6.0% in Trenton — 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 76/100 on livability (#133 in NJ, #3,533 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools F, crime F, employment F.
• Trenton Public School District (urban): math 2% / reading 16% proficiency, ranked #471 of 472 in NJ (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 144 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).
• At $2,337/mo this rent would consume 56% of the median local household income ($50k/yr) (locally 2116% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Mercer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $105k; list at $201k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1897 — 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 $194,970 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.16% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.37%
• DSCR: 1.51
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $169,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Exton Ave	0.07mi	3/1.0	1,108 (-14%)	3mo	$189,900	$171	70
51 Boudinot St	0.36mi	3/1.0	1,382 (+7%)	2mo	$181,000	$131	70
27 Laurel Ave	0.43mi	4/1.0 (+1)	1,258 (-3%)	2mo	$201,000	$160	69
2 Laurel Pl	0.46mi	3/1.0	1,222 (-6%)	1mo	$130,000	$106	68
29 Laurel Ave	0.43mi	4/1.0 (+1)	1,258 (-3%)	4mo	$180,000	$143	67
365 Parkway Ave	0.60mi	3/1.5	1,260 (-3%)	4mo	$299,990	$238	62
28 Bryn Mawr Ave	0.31mi	4/1.0 (+1)	1,428 (+10%)	4mo	$130,000	$91	60
33 Oak St	0.49mi	3/1.0	1,428 (+10%)	2mo	$150,000	$105	59
359 Parkway Ave	0.59mi	4/1.0 (+1)	1,260 (-3%)	5mo	$300,000	$238	58
508 Riverside Ave	0.55mi	4/1.0 (+1)	1,384 (+7%)	2mo	$160,000	$116	57
119 Wayne Ave	0.67mi	4/1.5 (+1)	1,318 (+2%)	6mo	$170,000	$129	54
506 Riverside Ave	0.55mi	4/1.0 (+1)	1,402 (+8%)	3mo	$160,000	$114	54

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $447
• Equity at exit: $29,970

10-year hold

• IRR: 9.5%
• Equity multiple: 1.72×
• Total profit: $40,265
• Equity at exit: $17,379

Cash invested: $56,280 (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 08618

• Rents YoY: 2.6%
• Active inventory: 144
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,337 high
• Mortgage (P&I): −$1,054
• Tax from tax record: −$175 /mo · $2,097/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $533

Break-even live

Break-even rent $1,661

Max offer price $201,000

Occupancy floor 72%

Sensitivity live

Price	-10% $647	-5% $590	+0% $533	+5% $476	+10% $420
Rent	-10% $349	-5% $441	+0% $533	+5% $626	+10% $718
Rate	-1.0pp $635	-0.5pp $584	base $533	+0.5pp $481	+1.0pp $428

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: $50,250
• Closing costs: $6,030
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Artisan St Trenton, NJ	3.0	2.0	1392	$2,650	$1.90	14d	3	0.23mi
600 Artisan St Unit 126 Trenton, NJ	3.0	2.0	1392	$2,650	$1.90	21d	1	0.23mi
319 Rutherford Ave Trenton, NJ	4.0	2.0	1100	$2,200	$2.00	22d	1	0.25mi
311 Spring St Trenton, NJ	3.0	1.0	1200	$2,200	$1.83	14d	1	0.43mi
307 Spring St Unit 1 Trenton, NJ	2.0	1.0	1677	$2,000	$1.19	22d	1	0.43mi
307 Spring St Unit 2 Trenton, NJ	2.0	1.0	1677	$1,750	$1.04	22d	1	0.43mi
307 Spring St Unit 3 Trenton, NJ	2.0	1.0	1677	$1,800	$1.07	22d	1	0.43mi
186 Passaic St Trenton, NJ	3.0	2.0	1064	$2,400	$2.26	5d	1	0.47mi
20 N Overbrook Ave Unit B Trenton, NJ	3.0	1.0	1518	$2,300	$1.52	14d	1	0.48mi
311 Calhoun St Trenton, NJ	4.0	1.0	1516	$2,400	$1.58	44d	1	0.52mi
27 Passaic St Trenton, NJ	2.0	1.0	900	$1,700	$1.89	22d	1	0.64mi
24 New Trent St Trenton, NJ	3.0	2.0	1336	$2,350	$1.76	14d	1	0.64mi
8 Belvidere St Trenton, NJ	2.0	1.0	1260	$1,900	$1.51	22d	1	0.65mi
21 Bellevue Ave Trenton, NJ	3.0	2.0	1740	$2,400	$1.38	44d	1	0.65mi
1100 Prospect St Unit 1 Ewing Township, NJ	3.0	1.0	1100	$2,000	$1.82	22d	1	0.66mi
130 W Ingham Ave Trenton, NJ	4.0	1.0	1126	$2,000	$1.78	14d	1	0.71mi
134 Old Rose St Trenton, NJ	4.0	2.0	1212	$2,300	$1.90	22d	1	0.94mi
125 Olive St Trenton, NJ	2.0–3.0	1.0–1.5	896	$1,392	$1.55	22d	1	1.03mi
77 Race St Trenton, NJ	2.0	1.0	950	$1,700	$1.79	22d	1	1.04mi
216 E State St Trenton, NJ	1.0–2.0	1.0	811	$1,895	$2.34	14d	2	1.14mi
34 E Hendrickson Ave Morrisville, PA	3.0	1.0	1360	$2,650	$1.95	44d	1	1.21mi
1314 Princeton Ave Trenton, NJ	4.0	1.0	1092	$2,400	$2.20	14d	1	1.27mi
92 Pennwood Dr Ewing, NJ	4.0	3.0	1702	$3,850	$2.26	14d	1	1.27mi
34 Southard St #2 Trenton, NJ	2.0	2.0	1808	$2,150	$1.19	22d	1	1.28mi
117 Park Ave Morrisville, PA	3.0	2.0	1396	$3,200	$2.29	14d	1	1.34mi
129 Clearfield Ave Trenton, NJ	4.0	1.5	1358	$3,000	$2.21	14d	1	1.34mi
27 E Palmer St Unit 6 Morrisville, PA	2.0	1.0	1100	$2,100	$1.91	14d	1	1.36mi
42 Grant St Trenton, NJ	4.0	1.0	1000	$2,000	$2.00	14d	1	1.41mi

Listing history 25 events

1. 2026-06-18
   days on market $201,000 Active 48 DOM
2. 2026-06-17
   days on market $201,000 Active 47 DOM
3. 2026-06-16
   days on market $201,000 Active 46 DOM
4. 2026-06-15
   days on market $201,000 Active 45 DOM
5. 2026-06-14
   days on market $201,000 Active 43 DOM
6. 2026-06-10
   days on market $201,000 Active 40 DOM
7. 2026-06-09
   days on market $201,000 Active 39 DOM
8. 2026-06-08
   days on market $201,000 Active 38 DOM
9. 2026-06-07
   days on market $201,000 Active 37 DOM
10. 2026-06-03
    days on market $201,000 Active 33 DOM
11. 2026-06-02
    days on market $201,000 Active 32 DOM
12. 2026-06-01
    pricedays on market $201,000 Active 31 DOM
13. 2026-05-31
    days on market $204,500 Active 30 DOM
14. 2026-05-30
    days on market $204,500 Active 29 DOM
15. 2026-05-01
    listed $204,500 Active
16. 2026-03-26
    listed $2,300
17. 2006-02-22
    soldstatus $105,000
18. 2006-02-19
    historical
19. 2005-10-19
    listed $79,900
20. 2005-06-19
    historical
21. 2005-01-19
    listed $79,900
22. 2004-06-30
    soldstatus $17,500
23. 2004-05-11
    historical
24. 2004-04-19
    listed $17,500
25. 1977-09-14
    soldstatus $8,000

ⓘ 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: $2,097 · $175/mo
• Projected year-2 tax: $3,551 · $296/mo
• Expected delta: +$1,454/yr (+$121/mo · 69.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,038
• − Mortgage interest: −$11,259
• − Property taxes: −$2,097
• − Insurance: −$1,005
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$5,847
• Taxable income: $3,344
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $5,597/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: Trenton Public School District
• NCES district ID: 3416290
• Math proficiency: 2% ▼ -8.00%
• Reading proficiency: 16% ▼ -4.00%
• Median HH income: $35,078
• Composite: 7.31/100
• National rank: #9956
• State rank: #471 of 472 in NJ

Livability — Trenton

• Score: 76/100
• State rank: #133
• US rank: #3533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, NJ
• County: Mercer County · 327,655 people
• City population: 177,819
• Metro: Trenton-Princeton, NJ
• Population (ZIP): 35,634
• Household income: $50,390
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 2116.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 381,395 people
• By 2030: 384,640 · +0.9%
• By 2040: 391,431 · +2.6%
• By 2050: 397,845 · +4.3%
• By 2075: 417,281 · +9.4%
• By 2100: 420,327 · +10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 59% White 19% Hispanic / Latino 16% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 2% Hispanic 1% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 10% Other Indo-European 3% Arabic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid D (+33.9) · D 65.9% · R 32.0% · Other 2.1%
• 2008→2024 swing: -2.2pp toward R · 2008: 36.1pp · 2024: 33.9pp
• All cycles: 2024: D+33.9 2020: D+40.0 2016: D+36.2 2012: D+36.8 2008: D+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.54%
• Current HPI: 288.6841
• Rent YoY: ▲ 2.60%
• Metro: Trenton-Princeton, NJ
• 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

+2456.2% since first listed

11 events — show timeline

• 2026-05-01 Listed $204,500 BRIGHT MLS
• 2026-03-26 Listed for Rent $2,300 APPFOLIO
• 2006-02-22 Sold (Public Records) $105,000 Public Records
• 2006-02-19 Listing Removed — BRIGHT MLS
• 2005-10-19 Listed $79,900 BRIGHT MLS
• 2005-06-19 Listing Removed — BRIGHT MLS
• 2005-01-19 Listed $79,900 BRIGHT MLS
• 2004-06-30 Sold (MLS) $17,500 BRIGHT MLS
• 2004-05-11 Listing Removed — BRIGHT MLS
• 2004-04-19 Listed $17,500 BRIGHT MLS
• 1977-09-14 Sold (Public Records) $8,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,097 · +1.5% YoY. Source: county tax records.