12 Church St · Salem, NJ 08079

$78,000

3 bd · 1.0 ba · 1,214 sqft · SingleFamily public records · 185 Days on market

Built 1900 1,725 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Opportunity awaits an investor or first time home buyer! This 3 bedroom 1 full bath is an open canvas ready for your best ideas in fast growing Salem! The backyard has a large space for backyard activities and get togethers! Schedule an appointment today to view!

Key facts

• 1,725 sq ft lot
• Built 1900
• Listed 185 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Fee simple ownership
• Construction: Other structures above and below grade
• Exterior features: Lot dimensions approximately 15 x 115

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Heating type: Other; Hot water: Other
• Interior features: Fully finished basement; Two or more access exits

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 8.4% in Salem — 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 61/100 on livability (#462 in NJ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: schools D, amenities F, commute F.
• Salem City School District (town): math 6% / reading 24% proficiency, ranked #464 of 472 in NJ (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 100 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $242 of equity ($539 loan paydown + $-297 appreciation (-0.4% local appreciation)).
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 D-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: 2.03% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.17%
• DSCR: 2.43
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $172,388
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 9th St	0.18mi	3/1.0	1,149 (-5%)	1mo	$224,000	$195	82
200 Smith St	0.19mi	3/1.5	1,212 (-0%)	10mo	$140,000	$116	80
304 New Market St	0.19mi	3/1.0	1,310 (+8%)	4mo	$186,000	$142	75
28 Chestnut St	0.23mi	3/1.0	1,152 (-5%)	9mo	$118,000	$102	73
14 Yorke St	0.51mi	3/1.5	1,197 (-1%)	1mo	$161,000	$135	71
22 Davis Ave	0.46mi	3/1.0	1,158 (-5%)	7mo	$185,000	$160	65
318 Fenwick Ave	0.34mi	3/1.0	1,344 (+11%)	3mo	$191,250	$142	64
115 Chestnut St	0.33mi	3/3.5	1,282 (+6%)	8mo	$185,000	$144	59
410 Magnolia St	0.52mi	2/1.0 (-1)	1,310 (+8%)	1mo	$170,000	$130	57
188 Cook Ave	0.64mi	4/2.0 (+1)	1,260 (+4%)	6mo	$210,000	$167	50
201 Chestnut St	0.74mi	3/1.0	1,308 (+8%)	6mo	$128,500	$98	48
51 S Third St	0.53mi	3/1.5	1,348 (+11%)	9mo	$210,000	$156	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.54×
• Total profit: $33,723
• Equity at exit: $21,177

10-year hold

• IRR: 36.1%
• Equity multiple: 4.96×
• Total profit: $86,492
• Equity at exit: $24,310

Cash invested: $21,840 (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 08079

• Home prices YoY: -0.1%
• Active inventory: 100
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$409
• Tax from tax record: −$226 /mo · $2,718/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $585

Break-even live

Break-even rent $846

Max offer price $78,000

Occupancy floor 58%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Walnut St Unit A Salem, NJ	2.0	1.0	1000	$1,225	$1.23	1d	1	0.09mi
1 9th St Salem, NJ	2.0	1.0	900	$1,450	$1.61	1d	1	0.11mi
218 Sinnickson St Salem, NJ	2.0	1.0	1008	$1,500	$1.49	1d	1	0.12mi
56 Olive St Salem, NJ	2.0	1.0	700	$1,200	$1.71	1d	1	0.24mi
242 Grant St Unit 1ST FLOOR Salem, NJ	2.0	1.0	925	$1,675	$1.81	1d	1	0.29mi
380 E Broadway Salem, NJ	2.0	1.0	1300	$1,350	$1.04	1d	1	0.37mi
37 Eighth St Salem, NJ	3.0	1.0	1092	$1,850	$1.69	1d	1	0.51mi
23 7th St Unit B Salem, NJ	3.0	1.0	1000	$1,450	$1.45	3d	1	0.54mi
124 Yorke St Unit 37 Salem, NJ	2.0	1.0	1220	$1,350	$1.11	2d	1	0.78mi
124 Yorke St Unit 2BR Salem, NJ	2.0	1.0	750	$1,400	$1.87	10d	1	0.78mi

Listing history 19 events

1. 2026-06-18
   days on market $78,000 Active 185 DOM
2. 2026-06-17
   days on market $78,000 Active 184 DOM
3. 2026-06-16
   days on market $78,000 Active 183 DOM
4. 2026-06-15
   days on market $78,000 Active 182 DOM
5. 2026-06-13
   days on market $78,000 Active 180 DOM
6. 2026-06-13
   days on market $78,000 Active 179 DOM
7. 2026-06-09
   days on market $78,000 Active 176 DOM
8. 2026-06-08
   days on market $78,000 Active 175 DOM
9. 2026-06-07
   days on market $78,000 Active 174 DOM
10. 2026-06-04
    days on market $78,000 Active 171 DOM
11. 2026-06-03
    days on market $78,000 Active 170 DOM
12. 2026-06-02
    days on market $78,000 Active 169 DOM
13. 2026-06-01
    days on market $78,000 Active 168 DOM
14. 2026-05-31
    days on market $78,000 Active 167 DOM
15. 2025-12-15
    listed $78,000 Active
16. 2013-12-31
    historical
17. 2012-06-30
    listed $45,000
18. 2012-06-30
    historical
19. 2012-04-10
    listed $45,000

ⓘ 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: $2,718 · $226/mo
• Projected year-2 tax: $2,718 · $226/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 6/10 Major FEMA zone X (unshaded) · 53% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,039
• − Mortgage interest: −$4,369
• − Property taxes: −$2,718
• − Insurance: −$390
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$2,269
• Taxable income: $6,247
• Est. tax owed @ 24.0%: −$1,499
• After-tax cash flow: $5,526/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: Salem City School District
• NCES district ID: 3414550
• Math proficiency: 6% ▼ -1.00%
• Reading proficiency: 24% ▲ 2.00%
• Median HH income: $27,118
• Composite: 11.51/100
• National rank: #9702
• State rank: #464 of 472 in NJ

Livability — Salem

• Score: 61/100
• State rank: #462
• US rank: #17533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, NJ
• County: Salem County · 24,175 people
• City population: 10,762
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 10,762
• Household income: $54,641
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 663.0

Population outlook (Salem County) Hauer SSP2

• Today (2025): 59,905 people
• By 2030: 57,351 · -4.3%
• By 2040: 51,837 · -13.5%
• By 2050: 46,356 · -22.6%
• By 2075: 36,452 · -39.2%
• By 2100: 28,907 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 59% Black 31% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Salem

• 2024 margin: R (+19.2) · D 39.6% · R 58.8% · Other 1.6%
• 2008→2024 swing: -23.1pp toward R · 2008: 3.9pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+12.8 2016: R+15.4 2012: D+0.8 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.38%
• Current HPI: 258.0047
• 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

+73.3% since first listed

5 events — show timeline

• 2025-12-15 Listed $78,000 BRIGHT MLS
• 2013-12-31 Listing Removed — BRIGHT MLS
• 2012-06-30 Listing Removed — BRIGHT MLS
• 2012-06-30 Listed $45,000 BRIGHT MLS
• 2012-04-10 Listed $45,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2025): $2,718 · +4.9% YoY. Source: county tax records.