93 Overlook Dr · Clinton, NJ 08809-1133

$249,900

1 bd · 1.0 ba · 1,022 sqft · Townhouse · 97 Days on market

Built 1976 Good condition 871 sqft lot $245/sqft · 10% below area Est $278k · 10% under $409/mo HOA · 19% of rent ↓ 7% since listing

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Why this score? — see what drove the D 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).

• ARV discount +12.1/15.0
• Cash flow +6.6/30.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• DSCR +0.9/10.0

Listing remarks MLS

Welcome to easy, low-maintenance living in this beautifully designed modern condo offering comfort, functionality, and resort-style amenities. This 1-bedroom, 1-bath residence features an open yet thoughtfully separated layout with a spacious kitchen that flows effortlessly into a dedicated dining area and bright living room. The inviting family room is highlighted by a cozy fireplace, creating the perfect space to relax or entertain. Enjoy the convenience of in-unit laundry, generous storage, and a well-proportioned bedroom retreat. An attached 1-car garage provides secure parking and additional storage, plus extra parking spaces for guests. Located in an amenity-filled community with access to a pool, tennis courts, basketball courts, and more, this property offers the ideal blend of comfort and active lifestyle. Whether you're a first-time buyer, downsizer, or investor, this condo delivers value, convenience, and community all in one.

Key facts

• Modern condo
• Spacious kitchen
• In-unit laundry

Tags

• MODERN CONDO
• SPACIOUS KITCHEN
• DEDICATED DINING AREA
• BRIGHT LIVING ROOM
• COZY FIREPLACE
• IN-UNIT LAUNDRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (12.4% below list).
• Recommended offer: $191k (23.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#161 in NJ, #4,210 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Union Township School District (rural): math 40% / reading 65% proficiency, ranked #93 of 472 in NJ (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Union Township Elementary School (math 62% / reading 72%, grade B+, #42 of 1,303 statewide, top 4%, 206 students, 2% FRL); Union Township Middle School (math 32% / reading 62%, grade D+, #129 of 431 statewide, top 32%, 223 students, 2% FRL); North Hunterdon High School (math 38% / reading 67%, grade C-, #90 of 399 statewide, top 22%, 1,237 students, 2% FRL) — zoned schools at 2% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 389 units permitted in Hunterdon County in 2024 (180 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Hunterdon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,962 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.88% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.99%
• DSCR: 0.69
• GRM: 9.5

CMA / ARV

• ARV (median comp): $278,097
• List price: $249,900
• Delta: -10.14%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Hillside Ct	0.14mi	1/1.0	1,065 (+4%)	1mo	$213,000	$200	86
16 Sam Bonnell Dr #116	0.23mi	1/1.0	958 (-6%)	17mo	$215,000	$224	65
27 Sam Bonnell Dr	0.25mi	1/1.0	958 (-6%)	19mo	$255,000	$266	62

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: 1.1%
• Equity multiple: 1.06×
• Total profit: $4,447
• Equity at exit: $112,366

10-year hold

• IRR: 4.9%
• Equity multiple: 1.75×
• Total profit: $52,616
• Equity at exit: $173,169

Cash invested: $69,972 (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 08809-1133

• Active inventory: 2
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,188 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$409
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-407

Break-even live

Break-even rent $2,704

Max offer price $190,962

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-321	+0% $-407	+5% $-494	+10% $-580
Rent	-10% $-580	-5% $-494	+0% $-407	+5% $-321	+10% $-234
Rate	-1.0pp $-281	-0.5pp $-344	base $-407	+0.5pp $-472	+1.0pp $-538

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69 Overlook Dr Clinton, NJ	1.0	1.0	1022	$2,100	$2.05	0d	1	0.14mi
18 Sam Bonnell Dr Clinton, NJ	1.0	1.0	958	$2,475	$2.58	0d	1	0.21mi
101 W Main St Clinton, NJ	1.0–2.0	1.0	850	$2,095	$2.46	0d	3	0.60mi
42 W Main St Unit 3 Clinton, NJ	1.0	1.0	842	$1,700	$2.02	3d	1	0.89mi
11 School St Clinton, NJ	1.0–2.0	1.0	830	$1,635	$1.97	0d	1	1.29mi
100 Ida Seals Dr Clinton, NJ	1.0–2.0	1.0	888	$2,650	$2.98	0d	6	1.46mi

HOA detail

• Monthly dues: $409 · $4,908/yr
• Likely covers: pool

Listing history 13 events

1. 2026-06-21
   days on market $249,900 Active 97 DOM
2. 2026-06-18
   days on market $249,900 Active 94 DOM
3. 2026-06-17
   days on market $249,900 Active 93 DOM
4. 2026-06-16
   days on market $249,900 Active 92 DOM
5. 2026-06-15
   days on market $249,900 Active 91 DOM
6. 2026-06-13
   days on market $249,900 Active 89 DOM
7. 2026-06-09
   days on market $249,900 Active 85 DOM
8. 2026-06-08
   days on market $249,900 Active 84 DOM
9. 2026-06-07
   statusdays on market $249,900 Active 83 DOM
10. 2026-05-06
    status Under Contract 951-char remark

    Show marketing remark (951 chars)

    Welcome to easy, low-maintenance living in this beautifully designed modern condo offering comfort, functionality, and resort-style amenities. This 1-bedroom, 1-bath residence features an open yet thoughtfully separated layout with a spacious kitchen that flows effortlessly into a dedicated dining area and bright living room. The inviting family room is highlighted by a cozy fireplace, creating the perfect space to relax or entertain. Enjoy the convenience of in-unit laundry, generous storage, and a well-proportioned bedroom retreat. An attached 1-car garage provides secure parking and additional storage, plus extra parking spaces for guests. Located in an amenity-filled community with access to a pool, tennis courts, basketball courts, and more, this property offers the ideal blend of comfort and active lifestyle. Whether you're a first-time buyer, downsizer, or investor, this condo delivers value, convenience, and community all in one.

11. 2026-04-30
    price $249,900 951-char remark

    Show marketing remark (951 chars)

    Welcome to easy, low-maintenance living in this beautifully designed modern condo offering comfort, functionality, and resort-style amenities. This 1-bedroom, 1-bath residence features an open yet thoughtfully separated layout with a spacious kitchen that flows effortlessly into a dedicated dining area and bright living room. The inviting family room is highlighted by a cozy fireplace, creating the perfect space to relax or entertain. Enjoy the convenience of in-unit laundry, generous storage, and a well-proportioned bedroom retreat. An attached 1-car garage provides secure parking and additional storage, plus extra parking spaces for guests. Located in an amenity-filled community with access to a pool, tennis courts, basketball courts, and more, this property offers the ideal blend of comfort and active lifestyle. Whether you're a first-time buyer, downsizer, or investor, this condo delivers value, convenience, and community all in one.

12. 2026-03-20
    price $259,900 951-char remark

    Show marketing remark (951 chars)

    Welcome to easy, low-maintenance living in this beautifully designed modern condo offering comfort, functionality, and resort-style amenities. This 1-bedroom, 1-bath residence features an open yet thoughtfully separated layout with a spacious kitchen that flows effortlessly into a dedicated dining area and bright living room. The inviting family room is highlighted by a cozy fireplace, creating the perfect space to relax or entertain. Enjoy the convenience of in-unit laundry, generous storage, and a well-proportioned bedroom retreat. An attached 1-car garage provides secure parking and additional storage, plus extra parking spaces for guests. Located in an amenity-filled community with access to a pool, tennis courts, basketball courts, and more, this property offers the ideal blend of comfort and active lifestyle. Whether you're a first-time buyer, downsizer, or investor, this condo delivers value, convenience, and community all in one.

13. 2026-02-11
    listed $269,900 Active 951-char remark

    Show marketing remark (951 chars)

    Welcome to easy, low-maintenance living in this beautifully designed modern condo offering comfort, functionality, and resort-style amenities. This 1-bedroom, 1-bath residence features an open yet thoughtfully separated layout with a spacious kitchen that flows effortlessly into a dedicated dining area and bright living room. The inviting family room is highlighted by a cozy fireplace, creating the perfect space to relax or entertain. Enjoy the convenience of in-unit laundry, generous storage, and a well-proportioned bedroom retreat. An attached 1-car garage provides secure parking and additional storage, plus extra parking spaces for guests. Located in an amenity-filled community with access to a pool, tennis courts, basketball courts, and more, this property offers the ideal blend of comfort and active lifestyle. Whether you're a first-time buyer, downsizer, or investor, this condo delivers value, convenience, and community all in one.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,259
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − HOA: −$4,908
• − Depreciation: −$7,270
• Taxable loss: −$9,117
• Est. tax savings @ 24.0%: +$2,188
• After-tax cash flow: $-2,700/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This modern townhouse is in good condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — dated and could be replaced
• Minor kitchen backsplash — tile could be updated

Value-add opportunities

• Both update kitchen cabinets and backsplash — enhances aesthetics and functionality
• Both paint exterior — improves curb appeal and value
• Both replace windows — increases energy efficiency and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be replaced	Minor	$500–3,000
kitchen backsplash · tile could be updated	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both update kitchen cabinets and backsplash — enhances aesthetics and functionality ↑
• Both paint exterior — improves curb appeal and value ↑
• Both replace windows — increases energy efficiency and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Union Township School District
• NCES district ID: 3416440
• Math proficiency: 40% ▼ -17.00%
• Reading proficiency: 65% ▼ -10.00%
• Median HH income: $102,607
• Composite: 49.79/100
• National rank: #1958
• State rank: #93 of 472 in NJ

Livability — Clinton

• Score: 75/100
• State rank: #161
• US rank: #4210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-7.4% since first listed

4 events — show timeline

• 2026-05-06 Pending — GSMLS
• 2026-04-30 Price Changed $249,900 GSMLS
• 2026-03-20 Price Changed $259,900 GSMLS
• 2026-02-11 Listed $269,900 GSMLS