6 Peace St · Trenton, NJ 08608

$260,000

6 bd · None ba · 1,596 sqft · SingleFamily public records · 66 Days on market

Built 1887 1,050 sqft lot

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Why this score? — see what drove the C- 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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Attention Investors: Turnkey, cash-flowing multi-family opportunity!This solid brick, two-family property is in excellent condition with no known repairs needed a truly low-maintenance addition to your portfolio. refreshed in 2023. Located just steps away form the state building. The building boasts hardwood floors throughout and is fully occupied by outstanding, current tenants.Unit 1: A comfortable first-floor, 1-bedroom, 1-bathroom layout featuring exclusive access to a private backyard.Unit 2: A spacious, multi-level unit spanning the second and third floors. It features an eat-in kitchen, a large bathroom, and a generous living room accented with built-in shelves. The top floor houses two nice-sized bedroomsThe property includes a full, unfished basement. Tenants pay for their own electric, while the owner covers heat and water. With reliable rental income already in place, this building is ready to generate revenue from day one!

Key facts

• Private backyard
• Hardwood floors
• 1,050 sq ft lot

Tags

• MULTI-FAMILY OPPORTUNITY
• PRIVATE BACKYARD
• HARDWOOD FLOORS
• RELIABLE RENTAL INCOME

Property features AI

Finance

• Financial info: Two total units (multi-family); Assessed improvement value reported; Assessed land value reported; No rent control

Exterior

• Utilities: Public water; Public sewer (public septic); Natural gas available for hot water
• Home design: End of row/townhouse; Combination of flat and pitched roof; Fee simple ownership
• Construction: Brick construction; Concrete perimeter foundation; Built year per assessor
• Exterior features: Lot measures approximately 17.5 x 60 feet; No tidal water

Interior

• Bedrooms: One 1-bedroom unit and one 2-bedroom unit (multi-unit property)
• Heating & cooling: Radiator heating; Oil-fired heat; Natural gas hot water
• Interior features: Full basement; Multiple exit points (2+ access exits); Good overall condition; 8 total rooms

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $244k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.3% in Trenton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools F, 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.
• Market conditions: 4 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Mercer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 25y ago; this cycle's ask has dropped $70k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; list at $260k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1887 — 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 $244,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1887 — 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: 1.02% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $121,296
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Brunswick Ave	0.66mi	5/3.0 (-1)	1,704 (+7%)	6mo	$130,000	$76	48

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: 12.8%
• Equity multiple: 1.73×
• Total profit: $53,062
• Equity at exit: $116,907

10-year hold

• IRR: 14.7%
• Equity multiple: 3.18×
• Total profit: $158,507
• Equity at exit: $180,168

Cash invested: $72,800 (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 08608

• Active inventory: 4
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,654 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$284 /mo · $3,404/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $341

Break-even live

Break-even rent $2,222

Max offer price $260,000

Occupancy floor 82%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Spring St Trenton, NJ	6.0	2.0	1490	$2,700	$1.81	4d	1	0.54mi
510 W Hanover St Trenton, NJ	5.0	1.0	1200	$2,200	$1.83	13d	1	0.66mi
649 W State St Trenton, NJ	5.0	2.0	1870	$2,900	$1.55	12d	1	1.14mi
510 N Hermitage Ave Trenton, NJ	5.0	1.5	1316	$2,500	$1.90	12d	1	1.21mi

Listing history 43 events

1. 2026-06-18
   days on market $260,000 Active 66 DOM
2. 2026-06-17
   days on market $260,000 Active 65 DOM
3. 2026-06-16
   days on market $260,000 Active 64 DOM
4. 2026-06-15
   days on market $260,000 Active 63 DOM
5. 2026-06-14
   days on market $260,000 Active 61 DOM
6. 2026-06-10
   days on market $260,000 Active 58 DOM
7. 2026-06-09
   days on market $260,000 Active 57 DOM
8. 2026-06-08
   days on market $260,000 Active 56 DOM
9. 2026-06-07
   days on market $260,000 Active 55 DOM
10. 2026-06-03
    days on market $260,000 Active 51 DOM
11. 2026-06-02
    days on market $260,000 Active 50 DOM
12. 2026-06-01
    days on market $260,000 Active 49 DOM
13. 2026-05-31
    days on market $260,000 Active 48 DOM
14. 2026-05-30
    days on market $260,000 Active 47 DOM
15. 2026-05-20
    price $260,000
16. 2026-05-08
    price $260,000 948-char remark

    Show marketing remark (948 chars)

    Attention Investors: Turnkey, cash-flowing multi-family opportunity!This solid brick, two-family property is in excellent condition with no known repairs needed a truly low-maintenance addition to your portfolio. refreshed in 2023. Located just steps away form the state building. The building boasts hardwood floors throughout and is fully occupied by outstanding, current tenants.Unit 1: A comfortable first-floor, 1-bedroom, 1-bathroom layout featuring exclusive access to a private backyard.Unit 2: A spacious, multi-level unit spanning the second and third floors. It features an eat-in kitchen, a large bathroom, and a generous living room accented with built-in shelves. The top floor houses two nice-sized bedroomsThe property includes a full, unfished basement. Tenants pay for their own electric, while the owner covers heat and water. With reliable rental income already in place, this building is ready to generate revenue from day one!

17. 2026-04-23
    price $280,000 948-char remark

    Show marketing remark (948 chars)

    Attention Investors: Turnkey, cash-flowing multi-family opportunity!This solid brick, two-family property is in excellent condition with no known repairs needed a truly low-maintenance addition to your portfolio. refreshed in 2023. Located just steps away form the state building. The building boasts hardwood floors throughout and is fully occupied by outstanding, current tenants.Unit 1: A comfortable first-floor, 1-bedroom, 1-bathroom layout featuring exclusive access to a private backyard.Unit 2: A spacious, multi-level unit spanning the second and third floors. It features an eat-in kitchen, a large bathroom, and a generous living room accented with built-in shelves. The top floor houses two nice-sized bedroomsThe property includes a full, unfished basement. Tenants pay for their own electric, while the owner covers heat and water. With reliable rental income already in place, this building is ready to generate revenue from day one!

18. 2026-04-13
    listed $330,000 Active
19. 2026-04-09
    listed $330,000 Active 948-char remark

    Show marketing remark (948 chars)

    Attention Investors: Turnkey, cash-flowing multi-family opportunity!This solid brick, two-family property is in excellent condition with no known repairs needed a truly low-maintenance addition to your portfolio. refreshed in 2023. Located just steps away form the state building. The building boasts hardwood floors throughout and is fully occupied by outstanding, current tenants.Unit 1: A comfortable first-floor, 1-bedroom, 1-bathroom layout featuring exclusive access to a private backyard.Unit 2: A spacious, multi-level unit spanning the second and third floors. It features an eat-in kitchen, a large bathroom, and a generous living room accented with built-in shelves. The top floor houses two nice-sized bedroomsThe property includes a full, unfished basement. Tenants pay for their own electric, while the owner covers heat and water. With reliable rental income already in place, this building is ready to generate revenue from day one!

20. 2020-02-14
    status Pending
21. 2020-02-14
    historical
22. 2020-02-07
    listed $125,000 Active
23. 2018-02-05
    soldstatus $89,000
24. 2018-01-31
    soldstatus $89,000 Sold
25. 2018-01-31
    soldstatus $89,000
26. 2017-08-24
    historical Contingent - Other
27. 2017-06-19
    listed $99,000 Active
28. 2017-06-18
    listed $99,000
29. 2014-12-31
    historical
30. 2014-01-06
    listed $95,000
31. 2013-08-22
    historical
32. 2013-01-22
    listed $100,000
33. 2012-08-29
    historical
34. 2012-02-29
    listed $100,000
35. 2011-11-30
    historical
36. 2011-04-23
    listed $109,000
37. 2010-07-31
    historical
38. 2010-01-31
    listed $120,000
39. 2002-09-16
    soldstatus $50,000
40. 2002-09-05
    soldstatus $50,000
41. 2002-05-29
    historical
42. 2001-11-01
    listed $50,000
43. 1986-02-28
    soldstatus $120,000

ⓘ 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: $3,404 · $284/mo
• Projected year-2 tax: $4,939 · $412/mo
• Expected delta: +$1,535/yr (+$128/mo · 45.1%)

ⓘ 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) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,848
• − Mortgage interest: −$14,564
• − Property taxes: −$3,404
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − Depreciation: −$7,564
• Taxable loss: −$80
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $4,113/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): 1,250
• Household income: $61,201
• Rent vs Own: 84.7% rent · 15.3% own
• Severe rent burden: 107.0

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 0.57)
• Race & ethnicity: Black 57% Hispanic / Latino 31% Two or more races 7% White 5% Native American 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 8%
• Common ancestry: Hispanic 12%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 70% English-only · Spanish 24% Arabic 6%

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: —
• Current HPI: —
• Rent YoY: —
• 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

+116.7% since first listed

29 events — show timeline

• 2026-05-20 Price Changed $260,000 BRIGHT MLS
• 2026-05-08 Price Changed $260,000 GSMLS
• 2026-04-23 Price Changed $280,000 GSMLS
• 2026-04-13 Listed $330,000 BRIGHT MLS
• 2026-04-09 Listed $330,000 GSMLS
• 2020-02-14 Pending — BRIGHT MLS
• 2020-02-14 Listing Removed — BRIGHT MLS
• 2020-02-07 Listed $125,000 BRIGHT MLS
• 2018-02-05 Sold (Public Records) $89,000 Public Records
• 2018-01-31 Sold (MLS) $89,000 BRIGHT MLS
• 2018-01-31 Sold (MLS) $89,000 TREND
• 2017-08-24 Contingent — TREND
• 2017-06-19 Listed $99,000 TREND
• 2017-06-18 Listed $99,000 BRIGHT MLS
• 2014-12-31 Listing Removed — BRIGHT MLS
• 2014-01-06 Listed $95,000 BRIGHT MLS
• 2013-08-22 Listing Removed — BRIGHT MLS
• 2013-01-22 Listed $100,000 BRIGHT MLS
• 2012-08-29 Listing Removed — BRIGHT MLS
• 2012-02-29 Listed $100,000 BRIGHT MLS
• 2011-11-30 Listing Removed — BRIGHT MLS
• 2011-04-23 Listed $109,000 BRIGHT MLS
• 2010-07-31 Listing Removed — BRIGHT MLS
• 2010-01-31 Listed $120,000 BRIGHT MLS
• 2002-09-16 Sold (Public Records) $50,000 Public Records
• 2002-09-05 Sold (MLS) $50,000 BRIGHT MLS
• 2002-05-29 Listing Removed — BRIGHT MLS
• 2001-11-01 Listed $50,000 BRIGHT MLS
• 1986-02-28 Sold (Public Records) $120,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,404 · +1.5% YoY. Source: county tax records.