231 N Main St · Clayton, NJ 08312

$165,000

3 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 17 Days on market

Built 1900 Est $300k · 45% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision to life! Situated on a generous corner lot in Clayton, this property is bursting with potential and waiting to be restored to its former beauty. A true fixer-upper requiring significant renovation, this is a prime opportunity for investors to create something special. With the right updates, this home could truly shine. Sold as-is.

Key facts

• Built 1900
• Listed 17 days

Property features AI

Finance

• Other: Fee simple ownership; Kick-out clause present (3 days)

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Electric available; Natural gas available; Sewer available; Water available
• Home design: Detached property; Year built per assessor
• Construction: Mixed construction materials; Stone foundation
• Exterior features: Lot dimensions approximately 72.60 x 0.00; Tidal water: none; Other structures above and below grade

Interior

• Bedrooms: One bedroom on the main level; Two bedrooms on the first upper level
• Bathrooms: One full bathroom (located on the first upper level)
• Heating & cooling: Wall unit heating; Natural gas heating and hot water
• Interior features: Unfinished basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.9% in Clayton — 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 70/100 on livability (#266 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, schools F, amenities F.
• Clayton Public School District (suburban): math 11% / reading 40% proficiency, ranked #377 of 472 in NJ (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 47 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.92%
• DSCR: 1.53
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $300,348
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 N Main St	0.00mi	3/1.0	1,236 (0%)	1mo	$165,000	$133	99
18 N Vine St	0.21mi	3/2.0	1,204 (-3%)	17mo	$192,000	$159	68
208 N Vine St	0.16mi	3/1.0	1,128 (-9%)	14mo	$275,000	$244	66
58 E Academy St	0.13mi	3/1.5	1,092 (-12%)	11mo	$325,000	$298	64
101 Mathews Ln	0.57mi	3/1.0	1,304 (+6%)	8mo	$295,000	$226	57
556 S Delsea Dr	0.69mi	3/1.0	1,176 (-5%)	9mo	$275,000	$234	52
70 E Linden St	0.28mi	3/2.0	1,372 (+11%)	15mo	$330,000	$241	52
42 Walnut St	0.60mi	3/2.5	1,256 (+2%)	15mo	$360,000	$287	50
170 S Dennis Dr	0.68mi	3/1.0	1,116 (-10%)	6mo	$315,000	$282	47
21 Jerrys Ave	0.72mi	3/1.0	1,120 (-9%)	10mo	$232,000	$207	42
5 Roosevelt Blvd	0.69mi	3/1.0	1,092 (-12%)	9mo	$265,000	$243	41
340 W Clayton Ave	0.63mi	3/1.0	1,056 (-15%)	18mo	$260,000	$246	32

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,647
• Equity at exit: $24,602

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $40,572
• Equity at exit: $14,266

Cash invested: $46,200 (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 08312

• Home prices YoY: -5.3%
• Active inventory: 47
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,274 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$403 /mo · $4,840/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $459

Break-even live

Break-even rent $1,693

Max offer price $165,000

Occupancy floor 75%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 N New St Clayton, NJ	3.0	1.0	912	$2,100	$2.30	19d	1	0.59mi
103 Still Run Unit 3BR Clayton, NJ	3.0	2.5	850	$2,550	$3.00	10d	1	0.87mi

Listing history 4 events

1. 2026-05-12
   status Pending
2. 2026-04-14
   historical Active Under Contract
3. 2026-03-29
   listed $165,000 Active
4. 2026-03-27
   historical $165,000

ⓘ 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: $4,840 · $403/mo
• Projected year-2 tax: $4,840 · $403/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $27,285
• − Mortgage interest: −$9,243
• − Property taxes: −$4,840
• − Insurance: −$825
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − Depreciation: −$4,800
• Taxable income: $3,212
• Est. tax owed @ 24.0%: −$771
• After-tax cash flow: $4,736/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: Clayton Public School District
• NCES district ID: 3403180
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $64,513
• Composite: 23.74/100
• National rank: #7822
• State rank: #377 of 472 in NJ

Livability — Clayton

• Score: 70/100
• State rank: #266
• US rank: #7860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clayton, NJ
• City population: 8,395
• Population (ZIP): 8,395

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 (65%)
• Race & ethnicity: White 65% Black 21% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Romanian 8% Lithuanian 3% Scandinavian 3%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -16.24%
• Current HPI: 289.6808
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-12 Pending — BRIGHT MLS
• 2026-04-14 Contingent — BRIGHT MLS
• 2026-03-29 Listed $165,000 BRIGHT MLS
• 2026-03-27 Coming Soon $165,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2025): $4,840 · +3.8% YoY. Source: county tax records.