64 Maple Ave · Cedarville, NJ 08311

$124,900

2 bd · 1.0 ba · 1,093 sqft · SingleFamily public records · 94 Days on market

Built 1900 10,454 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.2/10.0

Listing remarks MLS

2-story home in quaint village of Cedarville would make a great starter home. Needs some cosmetic updating. Has 1-car detached garage, partially fenced yard and deep lot. Close to fishing and boating on the Delaware Bay.

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1900

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK)
• Financial info: Ownership: Fee simple; Lease not considered

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Private water; Private sewer; Natural gas heating and hot water
• Home design: Detached structure; Main entrance faces south; Entry level: 1
• Construction: Frame construction; Stone foundation with crawl space; Asphalt roof; Building winterized
• Exterior features: Chain link fencing; Shed on property; Other structures above grade and below grade; Not in a federal flood zone; Paved road access (city/county road responsibility)

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Partial basement; Living area source: Assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#443 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-; Watch: crime C-, schools D-, amenities F.
• Lawrence Township School District (rural): math 14% / reading 37% proficiency, ranked #373 of 472 in NJ (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 14 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cumberland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $125k implies a 61% 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: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.20% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $261,227
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Mulford Ave	0.61mi	2/1.0	1,105 (+1%)	14mo	$180,000	$163	58
478 Main St	0.61mi	3/1.0 (+1)	1,025 (-6%)	3mo	$245,000	$239	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,346
• Equity at exit: $18,623

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $16,865
• Equity at exit: $10,799

Cash invested: $34,972 (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 08311

• Home prices YoY: -4.2%
• Active inventory: 14
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$227 /mo · $2,727/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $249

Break-even live

Break-even rent $1,183

Max offer price $124,900

Occupancy floor 78%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $124,900 Active 94 DOM
2. 2026-06-18
   days on market $124,900 Active 93 DOM
3. 2026-06-17
   days on market $124,900 Active 92 DOM
4. 2026-06-16
   days on market $124,900 Active 91 DOM
5. 2026-06-15
   days on market $124,900 Active 90 DOM
6. 2026-06-14
   days on market $124,900 Active 88 DOM
7. 2026-06-13
   days on market $124,900 Active 87 DOM
8. 2026-06-10
   days on market $124,900 Active 85 DOM
9. 2026-06-09
   days on market $124,900 Active 84 DOM
10. 2026-06-08
    days on market $124,900 Active 83 DOM
11. 2026-06-07
    days on market $124,900 Active 82 DOM
12. 2026-06-03
    days on market $124,900 Active 78 DOM
13. 2026-06-02
    days on market $124,900 Active 77 DOM
14. 2026-06-01
    days on market $124,900 Active 76 DOM
15. 2026-05-31
    days on market $124,900 Active 75 DOM
16. 2026-05-30
    days on market $124,900 Active 74 DOM
17. 2026-05-05
    price $124,900
18. 2026-03-17
    listed $134,900 Active
19. 2011-02-14
    soldstatus $77,500
20. 2011-02-04
    soldstatus $77,500 220-char remark

    Show marketing remark (174 chars)

    Older 2-story home in Cedarville would make a great starter home. Has 1-car detached garage, partially fenced yard and deep lot. Close to fishing and boating on Delaware Bay.

21. 2011-02-04
    soldstatus $77,500 174-char remark

    Show marketing remark (174 chars)

    Older 2-story home in Cedarville would make a great starter home. Has 1-car detached garage, partially fenced yard and deep lot. Close to fishing and boating on Delaware Bay.

22. 2010-12-14
    historical 220-char remark

    Show marketing remark (174 chars)

    Older 2-story home in Cedarville would make a great starter home. Has 1-car detached garage, partially fenced yard and deep lot. Close to fishing and boating on Delaware Bay.

23. 2010-12-14
    historical 174-char remark

    Show marketing remark (174 chars)

    Older 2-story home in Cedarville would make a great starter home. Has 1-car detached garage, partially fenced yard and deep lot. Close to fishing and boating on Delaware Bay.

24. 2010-03-23
    listed $74,900 220-char remark

    Show marketing remark (174 chars)

    Older 2-story home in Cedarville would make a great starter home. Has 1-car detached garage, partially fenced yard and deep lot. Close to fishing and boating on Delaware Bay.

25. 2010-03-23
    listed $74,900 174-char remark

    Show marketing remark (174 chars)

    Older 2-story home in Cedarville would make a great starter home. Has 1-car detached garage, partially fenced yard and deep lot. Close to fishing and boating on Delaware Bay.

ⓘ 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: $2,727 · $227/mo
• Projected year-2 tax: $2,918 · $243/mo
• Expected delta: +$192/yr (+$16/mo · 7.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,966
• − Mortgage interest: −$6,996
• − Property taxes: −$2,727
• − Insurance: −$624
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$3,633
• Taxable income: $1,110
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $2,716/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: Lawrence Township School District
• NCES district ID: 3408370
• Math proficiency: 14% ▼ -21.00%
• Reading proficiency: 37% ▼ -16.00%
• Median HH income: $66,807
• Composite: 23.99/100
• National rank: #7778
• State rank: #373 of 472 in NJ

Livability — Cedarville

• Score: 62/100
• State rank: #443
• US rank: #16441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedarville, NJ
• City population: 1,656
• Population (ZIP): 1,656

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Two or more races 8% Black 7% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 9%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 8% Chinese 2%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.66%
• Current HPI: 219.916
• 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

+66.8% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $124,900 BRIGHT MLS
• 2026-03-17 Listed $134,900 BRIGHT MLS
• 2011-02-14 Sold (Public Records) $77,500 Public Records
• 2011-02-04 Sold (MLS) $77,500 SJSRMLS
• 2011-02-04 Sold (MLS) $77,500 BRIGHT MLS
• 2010-12-14 Listing Removed — SJSRMLS
• 2010-12-14 Listing Removed — BRIGHT MLS
• 2010-03-23 Listed $74,900 SJSRMLS
• 2010-03-23 Listed $74,900 BRIGHT MLS

Property tax history

+2.5%/yr

Latest (2025): $2,727 · +2.5% YoY. Source: county tax records.