132 Goltra Dr · Liberty Corner, NJ 07920-2449

$599,000

4 bd · 2.0 ba · 2,136 sqft · SingleFamily public records · 28 Days on market

Built 1960 0.92 ac lot Est $844k · 29% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.5/10.0
• Schools +6.4/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rare 0.92-acre parcel (145' 265', regular rectangular configuration) in Bernards Township. Setting is surrounded by newer custom homes that confirm the neighborhood's trajectory. The lot is the asset. Existing 2,136 sqft 1960s bi-level requires complete renovation. Offered strictly as-is, where-is ideal for full gut rehab, substantial addition, or ground-up new construction. Zoning: R-4 (1-Acre Residential), pre-existing non-conforming 0.92-acre lot. New construction requires bulk variance relief from the Bernards Township Zoning Board of Adjustment. Recent favorable precedent on Goltra Drive. Substantial additions preserving the existing structure may avoid the new-construction trigger

Key facts

• 0.92 acre lot
• 2 garage spots
• Built 1960

Property features AI

Exterior

• Parking: Eight parking spaces total; Two-car built-in garage with a 2-car width driveway
• Utilities: Natural gas service; Public water; Public sewer
• Home design: Bi-level style; Approximate construction year (listed as approximate)
• Construction: Approximate year built
• Exterior features: Siding details listed in remarks; Roof details listed in remarks

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 8 rooms (bedrooms and living spaces combined)
• Bathrooms: One full bathroom; Two half bathrooms
• Heating & cooling: Gas natural heating (1 unit); Cooling details listed in remarks
• Interior features: Refrigerator included
• Laundry & utility: See remarks for cooling details

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $599k).
• Recommended offer: $590k (1.5% 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.
• Bernards Township School District (suburban): math 61% / reading 73% proficiency, ranked #20 of 472 in NJ (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 1% free/reduced lunch — higher-income household profile.
• Zoned schools: Liberty Corner School (math 52% / reading 61%, grade C+, #162 of 1,303 statewide, top 13%, 447 students, 2% FRL); Ridge High School (math 71% / reading 76%, grade B+, #22 of 399 statewide, top 6%, 1,682 students, 1% FRL) — zoned schools at 2% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 678 units permitted in Somerset County in 2024 (296 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($4k loan paydown + $18k appreciation (3.0% local appreciation)).
• Somerset County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $168k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($590k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $590,015 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $843,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Wedgewood Dr	0.46mi	4/2.5	2,150 (+1%)	11mo	$850,000	$395	66

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: 17.5%
• Equity multiple: 2.00×
• Total profit: $167,363
• Equity at exit: $269,336

10-year hold

• IRR: 19.0%
• Equity multiple: 3.76×
• Total profit: $463,280
• Equity at exit: $415,079

Cash invested: $167,720 (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 07920-2449

• Active inventory: 1
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $7,500 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$1,044 /mo · $12,528/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $1,490

Break-even live

Break-even rent $5,614

Max offer price $599,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,829	-5% $1,660	+0% $1,490	+5% $1,321	+10% $1,151
Rent	-10% $898	-5% $1,194	+0% $1,490	+5% $1,786	+10% $2,083
Rate	-1.0pp $1,792	-0.5pp $1,643	base $1,490	+0.5pp $1,335	+1.0pp $1,177

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Shepard Way Basking Ridge, NJ	5.0	3.5	2805	$7,500	$2.67	0d	1	0.97mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $599,000 Under Contract 28 DOM
2. 2026-06-09
   days on market $599,000 Active 25 DOM
3. 2026-06-08
   days on market $599,000 Active 24 DOM
4. 2026-06-07
   days on market $599,000 Active 23 DOM
5. 2026-06-04
   days on market $599,000 Active 20 DOM
6. 2026-06-03
   days on market $599,000 Active 19 DOM
7. 2026-06-02
   days on market $599,000 Active 18 DOM
8. 2026-06-01
   days on market $599,000 Active 17 DOM
9. 2026-05-31
   days on market $599,000 Active 16 DOM
10. 2026-05-15
    listed $599,000 Active 1101-char remark
11. 2026-05-11
    historical $599,000 1101-char remark

ⓘ 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: $12,528 · $1,044/mo
• Projected year-2 tax: $13,722 · $1,143/mo
• Expected delta: +$1,193/yr (+$99/mo · 9.5%)

ⓘ 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 ≥100°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,000
• − Mortgage interest: −$33,553
• − Property taxes: −$12,528
• − Insurance: −$2,995
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − Depreciation: −$17,425
• Taxable income: $9,098
• Est. tax owed @ 24.0%: −$2,183
• After-tax cash flow: $15,699/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: Bernards Township School District
• NCES district ID: 3401650
• Math proficiency: 61% ▼ -16.00%
• Reading proficiency: 73% ▼ -8.00%
• Median HH income: $127,623
• Composite: 64.26/100
• National rank: #560
• State rank: #20 of 472 in NJ

Livability — Liberty Corner

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

Census & demographics

• Census place: Liberty Corner, NJ

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 356,675 people
• By 2030: 367,194 · +2.9%
• By 2040: 386,571 · +8.4%
• By 2050: 401,708 · +12.6%
• By 2075: 438,898 · +23.1%
• By 2100: 448,170 · +25.7%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

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

+0.0% since first listed

3 events — show timeline

• 2026-06-12 Pending — GSMLS
• 2026-05-15 Listed $599,000 GSMLS
• 2026-05-11 Coming Soon $599,000 GSMLS

Property tax history

+2.7%/yr

Latest (2025): $12,528 · +5.7% YoY. Source: county tax records.