53-55 Roosevelt St · Paulsboro, NJ 08066

$425,000

8 bd · 0.0 ba · 4,464 sqft · MultiFamily · 329 Days on market

Built 1920 ↓ 15% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Discover a fantastic opportunity with this four-unit building! Currently, there are 3 vacancies and 1 occupied unit. The property features two spacious 4-bedroom units and two cozy 1-bedroom units. Don't miss out.

Key facts

• 3 parking spots
• Built 1920
• Listed 329 days

Property features AI

Finance

• Financial info: For sale; Lease options: lease required; yearly leases (other — see remarks)

Exterior

• Parking: Exterior parking for three or more cars; No garage
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Multi-family property suitable for multi-family use and rooms; Shingle siding; 25+ years old
• Construction: Shingle exterior
• Exterior features: Porch; Curbs and sidewalks

Interior

• Bedrooms: Four units total: two 1-bedroom units and two 4-bedroom units
• Heating & cooling: Oil heating
• Interior features: Full unfinished basement; Screens on windows

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.5-bath units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $667/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $425k).
• Recommended offer: $374k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 5.1% in Paulsboro — 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 62/100 on livability (#445 in NJ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Paulsboro School District (suburban): math 5% / reading 26% proficiency, ranked #455 of 472 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 57 active listings in the ZIP; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• At $7,096/mo this rent would consume 131% of the median local household income ($65k/yr) (locally 304% 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 $3k of loan paydown is wiped out by about $13k 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 $119k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $34k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $374,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.67% ✓
• Cap rate: 13.83%
• Cash-on-cash: 26.91%
• DSCR: 2.20
• GRM: 5.0

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: 20.8%
• Equity multiple: 1.85×
• Total profit: $101,214
• Equity at exit: $63,369

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $307,440
• Equity at exit: $36,746

Cash invested: $119,000 (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 08066

• Home prices YoY: -19.0%
• Active inventory: 57
• Price-to-rent: 20.0×

Monthly cashflow live

• Estimated rent: $7,096 high
• Mortgage (P&I): −$2,229
• Tax est. 1.5%: −$531 /mo · $6,375/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,490
• Net cashflow: $2,669

Break-even live

Break-even rent $3,718

Max offer price $425,000

Occupancy floor 57%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$7,096
Total (4 units)			$7,096

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $425,000 Active 329 DOM
2. 2026-06-17
   days on market $425,000 Active 328 DOM
3. 2026-06-16
   days on market $425,000 Active 327 DOM
4. 2026-06-15
   days on market $425,000 Active 326 DOM
5. 2026-06-13
   days on market $425,000 Active 324 DOM
6. 2026-06-09
   days on market $425,000 Active 320 DOM
7. 2026-06-08
   days on market $425,000 Active 319 DOM
8. 2026-06-07
   days on market $425,000 Active 318 DOM
9. 2026-06-04
   days on market $425,000 Active 315 DOM
10. 2026-06-03
    days on market $425,000 Active 314 DOM
11. 2026-06-02
    days on market $425,000 Active 313 DOM
12. 2026-06-01
    days on market $425,000 Active 312 DOM
13. 2026-05-31
    days on market $425,000 Active 311 DOM
14. 2026-04-15
    price $425,000
15. 2026-03-03
    price $399,000
16. 2025-12-23
    status Active
17. 2025-11-17
    historical Under Contract - Continue to Show
18. 2025-09-23
    price $425,000
19. 2025-09-11
    price $459,000
20. 2025-08-29
    price $425,000
21. 2025-07-24
    listed $459,000 Active
22. 2025-07-09
    historical 213-char remark

    Show marketing remark (213 chars)

    Discover a fantastic opportunity with this four-unit building! Currently, there are 3 vacancies and 1 occupied unit. The property features two spacious 4-bedroom units and two cozy 1-bedroom units. Don't miss out.

23. 2025-06-07
    price $459,000 213-char remark

    Show marketing remark (213 chars)

    Discover a fantastic opportunity with this four-unit building! Currently, there are 3 vacancies and 1 occupied unit. The property features two spacious 4-bedroom units and two cozy 1-bedroom units. Don't miss out.

24. 2025-06-07
    price $369,000 213-char remark

    Show marketing remark (213 chars)

    Discover a fantastic opportunity with this four-unit building! Currently, there are 3 vacancies and 1 occupied unit. The property features two spacious 4-bedroom units and two cozy 1-bedroom units. Don't miss out.

25. 2025-02-17
    price $459,000 213-char remark

    Show marketing remark (213 chars)

    Discover a fantastic opportunity with this four-unit building! Currently, there are 3 vacancies and 1 occupied unit. The property features two spacious 4-bedroom units and two cozy 1-bedroom units. Don't miss out.

26. 2025-01-22
    price $479,000 213-char remark

    Show marketing remark (213 chars)

    Discover a fantastic opportunity with this four-unit building! Currently, there are 3 vacancies and 1 occupied unit. The property features two spacious 4-bedroom units and two cozy 1-bedroom units. Don't miss out.

27. 2024-12-20
    listed $499,000 Active 213-char remark

    Show marketing remark (213 chars)

    Discover a fantastic opportunity with this four-unit building! Currently, there are 3 vacancies and 1 occupied unit. The property features two spacious 4-bedroom units and two cozy 1-bedroom units. Don't miss out.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $85,152
• − Mortgage interest: −$23,807
• − Property taxes: −$6,375
• − Insurance: −$2,125
• − Repairs & maintenance: −$6,812
• − Management: −$6,812
• − Depreciation: −$12,364
• Taxable income: $26,857
• Est. tax owed @ 24.0%: −$6,446
• After-tax cash flow: $25,579/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: Paulsboro School District
• NCES district ID: 3412720
• Math proficiency: 5% ▼ -9.00%
• Reading proficiency: 26% ▲ 3.00%
• Median HH income: $43,261
• Composite: 13.46/100
• National rank: #9521
• State rank: #455 of 472 in NJ

Livability — Paulsboro

• Score: 62/100
• State rank: #445
• US rank: #16559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paulsboro, NJ
• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 7,760
• Household income: $65,070
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 304.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Black 30% Hispanic / Latino 16% Two or more races 14%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10%
• Common ancestry: Romanian 6% Serbian 3% Armenian 2%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 84% English-only · Spanish 11% Arabic 2% 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: ▼ -79.33%
• Current HPI: 337.4363
• 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

-14.8% since first listed

14 events — show timeline

• 2026-04-15 Price Changed $425,000 SJSRMLS
• 2026-03-03 Price Changed $399,000 SJSRMLS
• 2025-12-23 Relisted — SJSRMLS
• 2025-11-17 Contingent — SJSRMLS
• 2025-09-23 Price Changed $425,000 SJSRMLS
• 2025-09-11 Price Changed $459,000 SJSRMLS
• 2025-08-29 Price Changed $425,000 SJSRMLS
• 2025-07-24 Listed $459,000 SJSRMLS
• 2025-07-09 Listing Removed — SJSRMLS
• 2025-06-07 Price Changed $459,000 SJSRMLS
• 2025-06-07 Price Changed $369,000 SJSRMLS
• 2025-02-17 Price Changed $459,000 SJSRMLS
• 2025-01-22 Price Changed $479,000 SJSRMLS
• 2024-12-20 Listed $499,000 SJSRMLS