668 Fairview Rd · Clayton, NJ 08028

$165,000

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 97 Days on market

Built 1930 0.95 ac lot Est $248k · 34% under ↓ 3% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Colonial on 1.25 Acres – Investor or Relocation Opportunity! IMPROVED PRICE!!!! This 2-bedroom, 1-bath Colonial sits on a generous 1.25-acre lot and is being sold as-is, offering a fantastic opportunity for investors or those looking to renovate. Perfect for professors or families relocating, the property is not far from Rowan University and conveniently close to shopping and local amenities. Features: 2 bedrooms, 1 full bathroom Spacious Colonial layout Large 1.25-acre lot with potential Sold as-is – bring your vision! Excellent investment or relocation opportunity Don’t miss the chance to own this property with endless possibilities in a convenient location!

Key facts

• Convenient location
• Colonial layout
• 1.25 acres

Tags

• 1.25 ACRES
• COLONIAL LAYOUT
• CONVENIENT LOCATION
• ENDLESS POSSIBILITIES

Property features AI

Finance

• Other: Ownership: Fee simple; Above-grade finished area reported as 1,144 (assessor)

Exterior

• Parking: Driveway
• Utilities: Well water; On-site septic
• Home design: Detached structure; One or more stories (see above-grade finished area)
• Construction: Frame construction; Concrete perimeter foundation; Basement with dirt floor and poured concrete
• Exterior features: Not in a federal flood zone; Above-grade and below-grade other structures; Lot dimensions per assessor

Interior

• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating (oil-fired); Wall cooling unit; Electric hot water
• Interior features: Main-level accessibility ramp; Partially finished above-grade living area (per assessor)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 2.9% in Clayton — 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 70/100 on livability (#266 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, schools F, amenities F.
• Elk Township School District (rural): math 45% / reading 45% proficiency, ranked #419 of 612 in NJ (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.6%/yr); 75 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 35% of the median local income ($89k/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 $5k 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 (-3.0% appreciation + 4.6% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.56% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.20%
• DSCR: 1.85
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $248,248
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Wilson Ave	0.25mi	2/1.0	1,200 (+5%)	6mo	$210,000	$175	75
111 Earl Ave	0.52mi	3/2.0 (+1)	1,144 (0%)	8mo	$346,500	$303	60
405 Whig Ln	0.67mi	3/1.0 (+1)	1,150 (+0%)	4mo	$215,000	$187	60
217 Stanger Ave	0.71mi	3/1.0 (+1)	1,126 (-2%)	1mo	$355,000	$315	59
306 Wilson Ave	0.26mi	3/1.0 (+1)	976 (-15%)	7mo	$120,000	$123	52
121 Earl Ave	0.56mi	2/1.0	991 (-13%)	17mo	$215,000	$217	37
242 Stanger Ave	0.66mi	3/1.0 (+1)	984 (-14%)	7mo	$240,000	$244	35

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 · 4.64% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.54×
• Total profit: $24,794
• Equity at exit: $24,602

10-year hold

• IRR: 23.4%
• Equity multiple: 3.19×
• Total profit: $101,048
• Equity at exit: $14,266

Cash invested: $46,200 (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 08028

• Home prices YoY: -21.2%
• Rents YoY: 4.6%
• Active inventory: 75
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,570 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$357 /mo · $4,282/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $739

Break-even live

Break-even rent $1,634

Max offer price $165,000

Occupancy floor 66%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 N New St Clayton, NJ	3.0	1.0	912	$2,100	$2.30	19d	1	1.14mi
103 Still Run Unit 3BR Clayton, NJ	3.0	2.5	850	$2,550	$3.00	10d	1	1.21mi

Listing history 16 events

1. 2026-06-18
   days on market $165,000 Active 97 DOM
2. 2026-06-17
   days on market $165,000 Active 96 DOM
3. 2026-06-16
   days on market $165,000 Active 95 DOM
4. 2026-06-15
   days on market $165,000 Active 94 DOM
5. 2026-06-13
   days on market $165,000 Active 92 DOM
6. 2026-06-13
   days on market $165,000 Active 91 DOM
7. 2026-06-09
   days on market $165,000 Active 88 DOM
8. 2026-06-08
   days on market $165,000 Active 87 DOM
9. 2026-06-07
   days on market $165,000 Active 86 DOM
10. 2026-06-04
    days on market $165,000 Active 83 DOM
11. 2026-06-03
    days on market $165,000 Active 82 DOM
12. 2026-06-02
    pricedays on market $165,000 Active 81 DOM
13. 2026-06-01
    days on market $229,000 Active 80 DOM
14. 2026-05-31
    days on market $229,000 Active 79 DOM
15. 2026-04-26
    price $229,000
16. 2026-03-13
    listed $235,000 Active

ⓘ 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: $4,282 · $357/mo
• Projected year-2 tax: $4,282 · $357/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $30,839
• − Mortgage interest: −$9,243
• − Property taxes: −$4,282
• − Insurance: −$825
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − Depreciation: −$4,800
• Taxable income: $6,755
• Est. tax owed @ 24.0%: −$1,621
• After-tax cash flow: $7,251/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: Elk Township School District
• NCES district ID: 3404620
• Math proficiency: 45% ▲ 1.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $68,946
• Composite: 42.67/100
• National rank: #6797
• State rank: #419 of 612 in NJ

Livability — Clayton

• Score: 70/100
• State rank: #266
• US rank: #7860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 8,395
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 25,098
• Household income: $89,130
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 775.0

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 0.58)
• Race & ethnicity: White 61% Black 18% Hispanic / Latino 10% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 3% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 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: ▼ -79.06%
• Current HPI: 293.7251
• Rent YoY: ▲ 4.64%
• 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

-2.6% since first listed

2 events — show timeline

• 2026-04-26 Price Changed $229,000 BRIGHT MLS
• 2026-03-13 Listed $235,000 BRIGHT MLS

Property tax history

+1.6%/yr

Latest (2025): $4,282 · +2.6% YoY. Source: county tax records.