114 Ferry Rd · Logan, NJ 08014

$75,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 162 Days on market

Built 1935 0.40 ac lot ↓ 35% 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
• Schools +5.0/10.0
• Appreciation +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This waterfront property is great for an investor, an experienced contractor, or a buyer who is not afraid of updates or repairs! Don't miss this opportunity to own a home with direct access to the Delaware River. Park your boat right in your own backyard. A copy of the property survey is available in the documents section.

Key facts

• Park your boat
• Waterfront property
• 0.4 acre lot

Tags

• WATERFRONT PROPERTY
• PARK YOUR BOAT

Property features AI

Finance

• Other: Fee simple ownership; Lot dimensions and area listed as estimated

Exterior

• Parking: Detached garage with one garage space and additional storage area
• Utilities: Well water; Cess pool septic; 100 Amp electrical service
• Home design: Detached structure; Above-grade finished living area
• Construction: Frame construction; Crawl space foundation; Estimated year built
• Exterior features: Waterfront property with water access to the Raccoon River; 86 feet of water frontage; Navigable water

Interior

• Bedrooms: Three bedrooms on the upper level: Bedroom 1, Bedroom 2, Bedroom 3
• Bathrooms: One full bathroom
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 2 active listings in the ZIP; 1 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 (-2.4%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 (-2.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $45k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.40% ✓
• Cap rate: 20.58%
• Cash-on-cash: 51.03%
• DSCR: 3.27
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 1.95×
• Total profit: $19,886
• Equity at exit: $13,344

10-year hold

• IRR: 29.5%
• Equity multiple: 3.79×
• Total profit: $58,555
• Equity at exit: $10,259

Cash invested: $21,000 (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 08014

• Home prices YoY: -1.4%
• Active inventory: 2
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $466

Break-even live

Break-even rent $1,209

Max offer price $75,000

Occupancy floor 69%

Sensitivity live

Price	-10% $509	-5% $488	+0% $466	+5% $445	+10% $424
Rent	-10% $324	-5% $395	+0% $466	+5% $538	+10% $609
Rate	-1.0pp $504	-0.5pp $486	base $466	+0.5pp $447	+1.0pp $427

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71 Main St Unit A Bridgeport, NJ	3.0	1.0	850	$1,800	$2.12	44d	1	0.86mi

Listing history 7 events

1. 2026-06-18
   days on market $75,000 Active 162 DOM
2. 2026-06-17
   days on market $75,000 Active 161 DOM
3. 2026-06-16
   days on market $75,000 Active 160 DOM
4. 2026-06-15
   days on market $75,000 Active 159 DOM
5. 2026-06-13
   days on market $75,000 Active 157 DOM
6. 2026-06-13
   remarks 325-char remark
7. 2026-06-13
   listed $75,000 Active 156 DOM

ⓘ 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: $1,253 · $104/mo
• Projected year-2 tax: $1,560 · $130/mo
• Expected delta: +$307/yr (+$26/mo · 24.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$4,201
• − Property taxes: −$1,253
• − Insurance: −$5,494
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$2,182
• Taxable income: $5,015
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $4,394/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)

No district data.

Livability — Logan

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 283

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 (100%)
• Race & ethnicity: White 100%

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: ▼ -2.36%
• Current HPI: 167.0387
• 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

-34.8% since first listed

8 events — show timeline

• 2026-06-02 Price Changed $75,000 BRIGHT MLS
• 2026-01-07 Listed $120,000 BRIGHT MLS
• 2025-05-01 Listing Removed — BRIGHT MLS
• 2024-12-04 Listed $120,000 BRIGHT MLS
• 2023-03-17 Listing Removed — BRIGHT MLS
• 2022-08-31 Price Changed $125,000 BRIGHT MLS
• 2022-08-30 Listed $115,000 BRIGHT MLS
• 2022-08-30 Coming Soon — BRIGHT MLS

Property tax history

-0.8%/yr

Latest (2025): $1,253 · +11.2% YoY. Source: county tax records.