15 Railroad Ave · Paulsboro, NJ 08066

$149,900

2 bd · 1.5 ba · 1,396 sqft · SingleFamily public records · 86 Days on market

Built 1940 3,920 sqft lot Est $274k · 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you could buy this renovated home with large 2 bedrooms, 1 1/2 bathrooms, eat-in kitchen, sunroom and more. This home could also be a postivie cash flow investment opportunity.

Key facts

• 3,920 sq ft lot
• Built 1940
• Listed 85 days

Property features AI

Finance

• Other: Fee simple ownership; Year built (estimated)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Detached structure; Flat roof
• Construction: Stucco exterior; Concrete perimeter and block foundation; Above-grade finished area (estimated)
• Exterior features: No tidal water

Interior

• Kitchen: Electric oven/range
• Bedrooms: 2 bedrooms on the first upper level; Total of 4 rooms including living room, master bedroom, kitchen and one additional bedroom
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Forced air heating (oil fuel); Wall unit cooling; 100 amp electric service; Electric hot water
• Interior features: Eat-in kitchen; Partial basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.1% in Paulsboro — 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 62/100 on livability (#445 in NJ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Paulsboro School District (suburban): math 5% / reading 26% proficiency, ranked #455 of 472 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Paulsboro High School (math 8% / reading 27%, grade F, #373 of 399 statewide, top 94%, 384 students, 40% FRL) — zoned schools average 40% FRL vs 67% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 57 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).
• This rent runs 35% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $150k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $273,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
561 Billings Ave	0.34mi	3/1.5 (+1)	1,425 (+2%)	1mo	$280,000	$196	74
546 Billings Ave	0.38mi	3/1.5 (+1)	1,406 (+1%)	5mo	$279,000	$198	72
1043 Penn Line Rd	0.27mi	3/1.0 (+1)	1,296 (-7%)	4mo	$235,000	$181	65
531 Greenwich Ave	0.40mi	3/1.0 (+1)	1,318 (-6%)	1mo	$180,000	$137	64
400 Billings Ave	0.61mi	3/2.0 (+1)	1,392 (-0%)	3mo	$280,000	$201	62
219 Vanneman Blvd	0.69mi	2/1.5	1,320 (-5%)	5mo	$218,000	$165	55
517 Greenwich Ave	0.44mi	3/1.0 (+1)	1,255 (-10%)	4mo	$282,000	$225	52
423 Sheridan Ave	0.59mi	3/2.0 (+1)	1,500 (+7%)	4mo	$310,000	$207	49
1214 Walter Ave	0.73mi	3/2.5 (+1)	1,450 (+4%)	4mo	$278,000	$192	47
334 Lincoln Ave	0.70mi	3/1.0 (+1)	1,292 (-7%)	3mo	$225,000	$174	46
317 Billingsport Rd	0.74mi	3/1.0 (+1)	1,270 (-9%)	2mo	$270,000	$213	42
320 Billingsport Rd	0.74mi	3/1.0 (+1)	1,275 (-9%)	2mo	$225,000	$176	42

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-800
• Equity at exit: $22,351

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $29,817
• Equity at exit: $12,961

Cash invested: $41,972 (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 08066

• Home prices YoY: -19.0%
• Active inventory: 57
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$296 /mo · $3,558/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $367

Break-even live

Break-even rent $1,449

Max offer price $149,900

Occupancy floor 76%

Sensitivity live

Price	-10% $452	-5% $410	+0% $367	+5% $325	+10% $282
Rent	-10% $216	-5% $292	+0% $367	+5% $443	+10% $519
Rate	-1.0pp $443	-0.5pp $405	base $367	+0.5pp $328	+1.0pp $289

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Greenwich Ave Paulsboro, NJ	3.0	1.0	1100	$2,300	$2.09	25d	1	0.85mi

Listing history 20 events

1. 2026-06-04
   days on market $149,900 Active 86 DOM
2. 2026-06-03
   days on market $149,900 Active 85 DOM
3. 2026-06-02
   days on market $149,900 Active 84 DOM
4. 2026-06-01
   days on market $149,900 Active 83 DOM
5. 2026-05-31
   days on market $149,900 Active 82 DOM
6. 2026-05-08
   price $149,900
7. 2026-04-22
   price $159,900
8. 2026-04-10
   price $164,900
9. 2026-03-11
   listed $169,900 Active
10. 2026-03-06
    historical $169,900
11. 2018-03-14
    price $225,000
12. 2009-08-31
    soldstatus $54,000
13. 2009-08-26
    soldstatus $54,000
14. 2009-08-21
    soldstatus $54,000 190-char remark

    Show marketing remark (190 chars)

    Why rent when you could buy this renovated home with large 2 bedrooms, 1 1/2 bathrooms, eat-in kitchen, sunroom and more. This home could also be a postivie cash flow investment opportunity.

15. 2009-08-21
    soldstatus $54,000

    Show marketing remark (190 chars)

    Why rent when you could buy this renovated home with large 2 bedrooms, 1 1/2 bathrooms, eat-in kitchen, sunroom and more. This home could also be a postivie cash flow investment opportunity.

16. 2009-07-10
    historical 190-char remark

    Show marketing remark (190 chars)

    Why rent when you could buy this renovated home with large 2 bedrooms, 1 1/2 bathrooms, eat-in kitchen, sunroom and more. This home could also be a postivie cash flow investment opportunity.

17. 2009-02-18
    listed $59,900 190-char remark

    Show marketing remark (190 chars)

    Why rent when you could buy this renovated home with large 2 bedrooms, 1 1/2 bathrooms, eat-in kitchen, sunroom and more. This home could also be a postivie cash flow investment opportunity.

18. 2009-02-18
    listed $59,900

    Show marketing remark (190 chars)

    Why rent when you could buy this renovated home with large 2 bedrooms, 1 1/2 bathrooms, eat-in kitchen, sunroom and more. This home could also be a postivie cash flow investment opportunity.

19. 2009-01-31
    historical
20. 2008-04-16
    listed $79,500

ⓘ 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: $3,558 · $296/mo
• Projected year-2 tax: $3,645 · $304/mo
• Expected delta: +$87/yr (+$7/mo · 2.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,973
• − Mortgage interest: −$8,397
• − Property taxes: −$3,558
• − Insurance: −$750
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$4,361
• Taxable income: $2,232
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,872/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: Paulsboro School District
• NCES district ID: 3412720
• Math proficiency: 5% ▼ -9.00%
• Reading proficiency: 26% ▲ 3.00%
• Median HH income: $43,261
• Composite: 13.46/100
• National rank: #9521
• State rank: #455 of 472 in NJ

Livability — Paulsboro

• Score: 62/100
• State rank: #445
• US rank: #16559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paulsboro, NJ
• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 7,760
• Household income: $65,070
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 304.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Black 30% Hispanic / Latino 16% Two or more races 14%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10%
• Common ancestry: Romanian 6% Serbian 3% Armenian 2%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 84% English-only · Spanish 11% Arabic 2% Russian/Polish/Slavic 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: ▼ -79.33%
• Current HPI: 337.4363
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+88.6% since first listed

15 events — show timeline

• 2026-05-08 Price Changed $149,900 BRIGHT MLS
• 2026-04-22 Price Changed $159,900 BRIGHT MLS
• 2026-04-10 Price Changed $164,900 BRIGHT MLS
• 2026-03-11 Listed $169,900 BRIGHT MLS
• 2026-03-06 Coming Soon $169,900 BRIGHT MLS
• 2018-03-14 Price Changed $225,000 CJMLS
• 2009-08-31 Sold (Public Records) $54,000 Public Records
• 2009-08-26 Sold (Public Records) $54,000 Public Records
• 2009-08-21 Sold (MLS) $54,000 TREND
• 2009-08-21 Sold (MLS) $54,000 BRIGHT MLS
• 2009-07-10 Listing Removed — BRIGHT MLS
• 2009-02-18 Listed $59,900 TREND
• 2009-02-18 Listed $59,900 BRIGHT MLS
• 2009-01-31 Listing Removed — BRIGHT MLS
• 2008-04-16 Listed $79,500 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2025): $3,558 · +10.3% YoY. Source: county tax records.