868 Parkside Ave · Trenton, NJ 08618

$280,000

4 bd · 1.0 ba · 1,440 sqft · Townhouse public records · 10 Days on market

Built 1924 2,139 sqft lot Est $206k · 36% over

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Why this score? — see what drove the F 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 +15.6/30.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly renovated semi-attached 4 bedroom home. Updates include a new boiler, water heater, flooring, a fresh coat of paint, some new windows, and more. This is a great affordable move-in-ready home. The bedrooms are spacious. There is a full basement with tons of storage space. A fully fenced backyard for relaxing or entertaining. Easy access to public transport and major highways, including Rte 1, 206, 195 and 295. You don't want to miss this one, so schedule a viewing today!

Key facts

• Built 1924
• Listed 10 days

Property features AI

Finance

• Other: Owned as fee simple

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Semi-detached; East-facing main entrance
• Construction: Brick, frame, and vinyl siding construction; Asphalt roof; Block foundation; Originally built (year per assessor)
• Exterior features: Not in a federal flood zone; Lot dimensions approximately 18.75 x 114.00

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Radiator heating; Natural gas hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (6.3% below list).
• Recommended offer: $262k (6.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#133 in NJ, #3,533 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime F, employment F.
• Trenton Public School District (urban): math 2% / reading 16% proficiency, ranked #471 of 472 in NJ (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Joyce Kilmer School (math 0% / reading 14%); Trenton Central High School - Main Campus (math 2% / reading 10%, grade F, #396 of 399 statewide, top 99%, 2,255 students, 56% FRL) — zoned schools average 56% FRL vs 80% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.6%/yr); 148 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).
• At $2,624/mo this rent would consume 62% of the median local household income ($50k/yr) (locally 2116% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Mercer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 21y ago; this cycle's ask is 40% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $203k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $262,374 (6.3% below list)

Questions for the listing agent

1. Built in 1924 — 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. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $205,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Oak St	0.09mi	3/1.0 (-1)	1,428 (-1%)	2mo	$150,000	$105	88
28 Bryn Mawr Ave	0.25mi	4/1.0	1,428 (-1%)	5mo	$130,000	$91	83
344 Gardner Ave	0.27mi	4/1.5	1,340 (-7%)	1mo	$299,000	$223	73
27 Laurel Ave	0.15mi	4/1.0	1,258 (-13%)	2mo	$201,000	$160	70
29 Laurel Ave	0.14mi	4/1.0	1,258 (-13%)	4mo	$180,000	$143	69
1408 Stuyvesant Ave	0.57mi	4/1.0	1,404 (-2%)	2mo	$201,000	$143	68
318 Beechwood Ave	0.36mi	3/1.0 (-1)	1,333 (-7%)	2mo	$265,000	$199	64
234 Hillcrest Ave	0.19mi	5/1.5 (+1)	1,643 (+14%)	5mo	$205,000	$125	57
51 Boudinot St	0.65mi	3/1.0 (-1)	1,382 (-4%)	2mo	$181,000	$131	56
21 N Westfield Ave	0.68mi	3/2.0 (-1)	1,472 (+2%)	1mo	$135,000	$92	55
365 Parkway Ave	0.36mi	3/1.5 (-1)	1,260 (-12%)	4mo	$299,990	$238	52
18 N Overbrook Ave	0.61mi	3/2.5 (-1)	1,549 (+8%)	2mo	$310,000	$200	47

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-39,003
• Equity at exit: $41,749

10-year hold

• IRR: -5.7%
• Equity multiple: 0.64×
• Total profit: $-28,541
• Equity at exit: $24,209

Cash invested: $78,400 (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 08618

• Rents YoY: 2.6%
• Active inventory: 148
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,624 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$372 /mo · $4,465/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $116

Break-even live

Break-even rent $2,477

Max offer price $280,000

Occupancy floor 91%

Sensitivity live

Price	-10% $274	-5% $195	+0% $116	+5% $36	+10% $-43
Rent	-10% $-92	-5% $12	+0% $116	+5% $219	+10% $323
Rate	-1.0pp $257	-0.5pp $187	base $116	+0.5pp $43	+1.0pp $-31

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 N Hermitage Ave Trenton, NJ	5.0	1.5	1316	$2,300	$1.75	0d	1	0.44mi
20 N Overbrook Ave Unit B Trenton, NJ	3.0	1.0	1518	$2,300	$1.52	14d	1	0.61mi
600 Artisan St Trenton, NJ	3.0	2.0	1392	$2,650	$1.90	14d	3	0.63mi
600 Artisan St Unit 126 Trenton, NJ	3.0	2.0	1392	$2,650	$1.90	22d	1	0.63mi
649 W State St Trenton, NJ	5.0	2.0	1870	$2,900	$1.55	14d	1	0.72mi
1100 Prospect St Unit 1 Ewing Township, NJ	3.0	1.0	1100	$2,000	$1.82	22d	1	0.80mi
319 Rutherford Ave Trenton, NJ	4.0	2.0	1100	$2,200	$2.00	22d	1	0.86mi
92 Pennwood Dr Ewing, NJ	4.0	3.0	1702	$3,850	$2.26	15d	1	0.94mi
129 Clearfield Ave Trenton, NJ	4.0	1.5	1358	$3,000	$2.21	14d	1	0.96mi
311 Spring St Trenton, NJ	3.0	1.0	1200	$2,200	$1.83	15d	1	0.99mi
186 Passaic St Trenton, NJ	3.0	2.0	1064	$2,400	$2.26	6d	1	1.04mi
510 W Hanover St Trenton, NJ	5.0	1.0	1200	$2,200	$1.83	15d	1	1.04mi
24 New Trent St Trenton, NJ	3.0	2.0	1336	$2,350	$1.76	15d	1	1.07mi
34 Western Ave Ewing Township, NJ	1.0–3.0	1.0–1.5	832	$2,685	$3.23	15d	3	1.11mi
311 Calhoun St Trenton, NJ	4.0	1.0	1516	$2,400	$1.58	45d	1	1.13mi
130 W Ingham Ave Trenton, NJ	4.0	1.0	1126	$2,000	$1.78	15d	1	1.18mi
21 Bellevue Ave Trenton, NJ	3.0	2.0	1740	$2,400	$1.38	45d	1	1.26mi
103 Pennsylvania Ave Ewing, NJ	3.0	1.0	1200	$2,600	$2.17	15d	1	1.42mi
830 Lower Ferry Rd Ewing, NJ	3.0	2.0	1438	$2,975	$2.07	15d	1	1.47mi
134 Old Rose St Trenton, NJ	4.0	2.0	1212	$2,300	$1.90	22d	1	1.49mi

Listing history 36 events

1. 2026-06-22
   days on market $280,000 Active 10 DOM
2. 2026-06-18
   days on market $280,000 Active 7 DOM
3. 2026-06-17
   days on market $280,000 Active 6 DOM
4. 2026-06-16
   days on market $280,000 Active 5 DOM
5. 2026-06-15
   days on market $280,000 Active 4 DOM
6. 2026-06-14
   statusdays on market $280,000 Active 2 DOM
7. 2026-06-10
   days on market $280,000 Coming Soon 13 DOM
8. 2026-06-09
   days on market $280,000 Coming Soon 12 DOM
9. 2026-06-08
   days on market $280,000 Coming Soon 11 DOM
10. 2026-06-07
    days on market $280,000 Coming Soon 10 DOM
11. 2026-06-03
    days on market $280,000 Coming Soon 6 DOM
12. 2026-06-02
    days on market $280,000 Coming Soon 5 DOM
13. 2026-06-01
    days on market $280,000 Coming Soon 4 DOM
14. 2026-05-31
    days on market $280,000 Coming Soon 3 DOM
15. 2026-05-30
    days on market $280,000 Coming Soon 2 DOM
16. 2026-05-28
    historical $280,000
17. 2023-06-01
    soldstatus $203,000
18. 2023-05-25
    soldstatus $203,000 Closed 480-char remark

    Show marketing remark (480 chars)

    Newly renovated semi-attached 4 bedroom home. Updates include a new boiler, water heater, flooring, a fresh coat of paint, some new windows, and more. This is a great affordable move-in-ready home. The bedrooms are spacious. There is a full basement with tons of storage space. A fully fenced backyard for relaxing or entertaining. Easy access to public transport and major highways, including Rte 1, 206, 195 and 295. You don't want to miss this one, so schedule a viewing today!

19. 2023-04-18
    status Pending 480-char remark

    Show marketing remark (480 chars)

    Newly renovated semi-attached 4 bedroom home. Updates include a new boiler, water heater, flooring, a fresh coat of paint, some new windows, and more. This is a great affordable move-in-ready home. The bedrooms are spacious. There is a full basement with tons of storage space. A fully fenced backyard for relaxing or entertaining. Easy access to public transport and major highways, including Rte 1, 206, 195 and 295. You don't want to miss this one, so schedule a viewing today!

20. 2023-04-15
    historical Active Under Contract 480-char remark

    Show marketing remark (480 chars)

    Newly renovated semi-attached 4 bedroom home. Updates include a new boiler, water heater, flooring, a fresh coat of paint, some new windows, and more. This is a great affordable move-in-ready home. The bedrooms are spacious. There is a full basement with tons of storage space. A fully fenced backyard for relaxing or entertaining. Easy access to public transport and major highways, including Rte 1, 206, 195 and 295. You don't want to miss this one, so schedule a viewing today!

21. 2023-04-05
    listed $200,000 Active 480-char remark

    Show marketing remark (480 chars)

    Newly renovated semi-attached 4 bedroom home. Updates include a new boiler, water heater, flooring, a fresh coat of paint, some new windows, and more. This is a great affordable move-in-ready home. The bedrooms are spacious. There is a full basement with tons of storage space. A fully fenced backyard for relaxing or entertaining. Easy access to public transport and major highways, including Rte 1, 206, 195 and 295. You don't want to miss this one, so schedule a viewing today!

22. 2022-12-06
    historical
23. 2022-04-07
    listed $140,000 Active
24. 2018-10-02
    price $80,000
25. 2018-09-13
    historical
26. 2018-03-11
    listed $67,999 Active
27. 2017-02-10
    listed $95,000 Active
28. 2011-07-24
    historical
29. 2011-02-24
    listed $140,000
30. 2009-11-23
    historical
31. 2009-06-22
    listed $139,900
32. 2006-11-30
    historical
33. 2006-04-10
    listed $147,500
34. 2006-03-30
    historical
35. 2005-01-20
    listed $154,500
36. 1975-08-28
    soldstatus $16,500

ⓘ 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: $4,465 · $372/mo
• Projected year-2 tax: $5,718 · $477/mo
• Expected delta: +$1,254/yr (+$104/mo · 28.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,485
• − Mortgage interest: −$15,684
• − Property taxes: −$4,465
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,519
• − Management: −$2,519
• − Depreciation: −$8,145
• Taxable loss: −$3,247
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $2,168/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: Trenton Public School District
• NCES district ID: 3416290
• Math proficiency: 2% ▼ -8.00%
• Reading proficiency: 16% ▼ -4.00%
• Median HH income: $35,078
• Composite: 7.31/100
• National rank: #9956
• State rank: #471 of 472 in NJ

Livability — Trenton

• Score: 76/100
• State rank: #133
• US rank: #3533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, NJ
• County: Mercer County · 327,655 people
• City population: 177,819
• Metro: Trenton-Princeton, NJ
• Population (ZIP): 35,634
• Household income: $50,390
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 2116.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 381,395 people
• By 2030: 384,640 · +0.9%
• By 2040: 391,431 · +2.6%
• By 2050: 397,845 · +4.3%
• By 2075: 417,281 · +9.4%
• By 2100: 420,327 · +10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 59% White 19% Hispanic / Latino 16% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 2% Hispanic 1% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 10% Other Indo-European 3% Arabic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid D (+33.9) · D 65.9% · R 32.0% · Other 2.1%
• 2008→2024 swing: -2.2pp toward R · 2008: 36.1pp · 2024: 33.9pp
• All cycles: 2024: D+33.9 2020: D+40.0 2016: D+36.2 2012: D+36.8 2008: D+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.54%
• Current HPI: 288.6841
• Rent YoY: ▲ 2.60%
• Metro: Trenton-Princeton, NJ
• 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

+1597.0% since first listed

21 events — show timeline

• 2026-05-28 Coming Soon $280,000 BRIGHT MLS
• 2023-06-01 Sold (Public Records) $203,000 Public Records
• 2023-05-25 Sold (MLS) $203,000 BRIGHT MLS
• 2023-04-18 Pending — BRIGHT MLS
• 2023-04-15 Contingent — BRIGHT MLS
• 2023-04-05 Listed $200,000 BRIGHT MLS
• 2022-12-06 Listing Removed — BRIGHT MLS
• 2022-04-07 Listed $140,000 BRIGHT MLS
• 2018-10-02 Price Changed $80,000 BRIGHT MLS
• 2018-09-13 Listing Removed — BRIGHT MLS
• 2018-03-11 Listed $67,999 BRIGHT MLS
• 2017-02-10 Listed $95,000 BRIGHT MLS
• 2011-07-24 Listing Removed — BRIGHT MLS
• 2011-02-24 Listed $140,000 BRIGHT MLS
• 2009-11-23 Listing Removed — BRIGHT MLS
• 2009-06-22 Listed $139,900 BRIGHT MLS
• 2006-11-30 Listing Removed — BRIGHT MLS
• 2006-04-10 Listed $147,500 BRIGHT MLS
• 2006-03-30 Listing Removed — BRIGHT MLS
• 2005-01-20 Listed $154,500 BRIGHT MLS
• 1975-08-28 Sold (Public Records) $16,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $4,465 · +1.5% YoY. Source: county tax records.