35 Cambria Ave · Pleasantville, NJ 08232

$99,900

3 bd · 2.0 ba · 1,412 sqft · SingleFamily public records · 18 Days on market

Built 1905 0.31 ac lot

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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 +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS ONLY! This property is the bottom of the barrel. It should be demolished. However, there may be a great contractor who can do magic with this property. The property has a nice-sized lot and is located in a secluded area. This is about all I can say. Looking for cash buyers and someone who can make magic with this property. CALL NOW to schedule your private showing!

Key facts

• 0.31 acre lot
• 3 parking spots
• Built 1905

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 4.5% in Pleasantville — 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 73/100 on livability (#194 in NJ) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+; Watch: crime C-, amenities F, employment D-.
• Pleasantville Public School District (suburban): math 6% / reading 28% proficiency, ranked #451 of 472 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pleasantville Middle School (math 6% / reading 33%, grade F, #398 of 431 statewide, top 93%, 883 students, 85% FRL); Pleasantville High School (math 10% / reading 28%, grade F, #361 of 399 statewide, top 91%, 924 students, 79% FRL) — zoned schools at 82% FRL track the district average.
• Market conditions: 83 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.36% ✓
• Cap rate: 20.40%
• Cash-on-cash: 50.39%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $266,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 S New Rd	0.72mi	3/1.5	1,410 (-0%)	1mo	$269,000	$191	64
11 N third St	0.62mi	4/2.0 (+1)	1,408 (-0%)	6mo	$211,000	$150	60
214 W Pleasant Ave	0.69mi	4/2.0 (+1)	1,387 (-2%)	2mo	$300,000	$216	58
909 Spruce Ave	0.44mi	3/2.0	1,600 (+13%)	2mo	$275,000	$172	56
13 Vola Ln	0.67mi	4/2.0 (+1)	1,400 (-1%)	9mo	$203,000	$145	55
630 Oneida Ave	0.41mi	4/2.0 (+1)	1,540 (+9%)	12mo	$280,000	$182	50
305 W Washington	0.63mi	3/3.5	1,540 (+9%)	1mo	$245,000	$159	49
306 W Pleasant Ave	0.63mi	2/2.0 (-1)	1,475 (+4%)	12mo	$230,000	$156	48
514 Lafayette Ave	0.74mi	3/1.0	1,310 (-7%)	3mo	$282,500	$216	47
207 W Adams Ave	0.72mi	3/2.0	1,200 (-15%)	2mo	$299,400	$250	39
402 W Bayview Ave	0.73mi	3/2.0	1,568 (+11%)	11mo	$336,000	$214	39
301 Sheffield Ave	0.73mi	3/2.0	1,220 (-14%)	14mo	$230,000	$189	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: 48.1%
• Equity multiple: 3.10×
• Total profit: $58,654
• Equity at exit: $14,895

10-year hold

• IRR: 53.8%
• Equity multiple: 6.27×
• Total profit: $147,545
• Equity at exit: $8,638

Cash invested: $27,972 (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 08232

• Home prices YoY: -17.3%
• Active inventory: 83
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,361 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $1,175

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,244	-5% $1,209	+0% $1,175	+5% $1,140	+10% $1,105
Rent	-10% $988	-5% $1,081	+0% $1,175	+5% $1,268	+10% $1,361
Rate	-1.0pp $1,225	-0.5pp $1,200	base $1,175	+0.5pp $1,149	+1.0pp $1,122

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Gravesmith Dr Egg Harbor Township, NJ	3.0	1.0	1288	$2,500	$1.94	45d	1	0.65mi
134 W Ridgewood Ave Pleasantville, NJ	1.0–3.0	1.0–1.5	905	$2,500	$2.76	22d	1	1.31mi
700 N Franklin Blvd #1105 Pleasantville, NJ	2.0	2.0	973	$1,850	$1.90	15d	1	1.34mi

Listing history 5 events

1. 2026-02-19
   status Pending

   Show marketing remark (377 chars)

   INVESTORS ONLY! This property is the bottom of the barrel. It should be demolished. However, there may be a great contractor who can do magic with this property. The property has a nice-sized lot and is located in a secluded area. This is about all I can say. Looking for cash buyers and someone who can make magic with this property. CALL NOW to schedule your private showing!

2. 2026-02-19
   historical Under Contract 377-char remark

   Show marketing remark (377 chars)

   INVESTORS ONLY! This property is the bottom of the barrel. It should be demolished. However, there may be a great contractor who can do magic with this property. The property has a nice-sized lot and is located in a secluded area. This is about all I can say. Looking for cash buyers and someone who can make magic with this property. CALL NOW to schedule your private showing!

3. 2026-02-02
   listed $99,900 Active
4. 2026-01-31
   historical $99,900
5. 2026-01-30
   listed $99,900 Active 377-char remark

   Show marketing remark (377 chars)

   INVESTORS ONLY! This property is the bottom of the barrel. It should be demolished. However, there may be a great contractor who can do magic with this property. The property has a nice-sized lot and is located in a secluded area. This is about all I can say. Looking for cash buyers and someone who can make magic with this property. CALL NOW to schedule your private showing!

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

Taxation est. · year 1

• Rental income: $28,328
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,266
• − Management: −$2,266
• − Depreciation: −$2,906
• Taxable income: $13,295
• Est. tax owed @ 24.0%: −$3,191
• After-tax cash flow: $10,904/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: Pleasantville Public School District
• NCES district ID: 3413200
• Math proficiency: 6% ▼ -11.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $39,569
• Composite: 14.34/100
• National rank: #9440
• State rank: #451 of 472 in NJ

Livability — Pleasantville

• Score: 73/100
• State rank: #194
• US rank: #5487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasantville, NJ
• Population (ZIP): 20,200

Population outlook (Atlantic County) Hauer SSP2

• Today (2025): 268,948 people
• By 2030: 264,497 · -1.7%
• By 2040: 252,261 · -6.2%
• By 2050: 237,846 · -11.6%
• By 2075: 210,650 · -21.7%
• By 2100: 180,234 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 52% Black 33% Two or more races 22% White 6% Asian 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 12% Dominican 14%
• Common ancestry: Hispanic 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 44% English-only · Spanish 48% French/Haitian/Cajun 5% Other Indo-European 1%

Political lean MEDSL · Atlantic

• 2024 margin: Toss-up / Even · D 47.7% · R 50.7% · Other 1.6%
• 2008→2024 swing: -18.1pp toward R · 2008: 15.1pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+6.7 2016: D+6.2 2012: D+17.2 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.51%
• Current HPI: 346.2085
• 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

5 events — show timeline

• 2026-02-19 Pending — BRIGHT MLS
• 2026-02-19 Contingent — SJSRMLS
• 2026-02-02 Listed $99,900 BRIGHT MLS
• 2026-01-31 Coming Soon $99,900 BRIGHT MLS
• 2026-01-30 Listed $99,900 SJSRMLS

Property tax history

+1.7%/yr

Latest (2025): $5,578 · -1.3% YoY. Source: county tax records.