9 Munson Ln · Gouldtown, NJ 08302

$65,000

3 bd · 1.0 ba · 1,211 sqft · SingleFamily public records · 24 Days on market

Built 1945 0.30 ac lot ↓ 36% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away along a private lane, this unique bungalow offers a peaceful setting with plenty of character and opportunity. Surrounded by nature, the property features vaulted ceilings, loft-style spaces, and a warm cabin-inspired atmosphere. Enjoy the privacy and quiet surroundings while still being conveniently located near local shopping, dining, parks, and major roadways for easy commuting. Located in the Bridgeton area, known for its rich history, outdoor recreation, and close proximity to South Jersey shore points and Delaware Bay attractions. A wonderful opportunity to bring your vision to life and create your own private retreat. Property is being sold as-is.

Key facts

• Private lane
• Peaceful setting
• Loft style spaces

Tags

• PRIVATE LANE
• PEACEFUL SETTING
• VAULTED CEILINGS
• LOFT STYLE SPACES
• CABIN INSPIRED ATMOSPHERE
• LOCAL SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (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.
• Cumberland Regional School District (town): math 10% / reading 28% proficiency, ranked #436 of 472 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 202 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cumberland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; major 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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: 2.88% ✓
• Cap rate: 25.32%
• Cash-on-cash: 67.94%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $224,035
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
654 Buckshutem Rd	0.65mi	3/1.5	1,216 (+0%)	7mo	$225,000	$185	62
712 Steward Ave	0.58mi	3/1.0	1,134 (-6%)	8mo	$50,000	$44	55
19 Waldens Dr	0.74mi	3/1.0	1,040 (-14%)	4mo	$300,000	$288	39

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: 67.3%
• Equity multiple: 4.03×
• Total profit: $55,123
• Equity at exit: $9,692

10-year hold

• IRR: 71.5%
• Equity multiple: 8.29×
• Total profit: $132,621
• Equity at exit: $5,620

Cash invested: $18,200 (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 08302

• Home prices YoY: -24.0%
• Active inventory: 202
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $1,030

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,075	-5% $1,053	+0% $1,030	+5% $1,008	+10% $985
Rent	-10% $882	-5% $956	+0% $1,030	+5% $1,104	+10% $1,178
Rate	-1.0pp $1,063	-0.5pp $1,047	base $1,030	+0.5pp $1,014	+1.0pp $996

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-05
   statusdays on market $65,000 Pending 24 DOM
2. 2026-06-02
   days on market $65,000 Active 22 DOM
3. 2026-06-01
   days on market $65,000 Active 21 DOM
4. 2026-05-31
   days on market $65,000 Active 20 DOM
5. 2026-05-30
   days on market $65,000 Active 19 DOM
6. 2026-05-11
   listed $65,000 Active 674-char remark

   Show marketing remark (674 chars)

   Tucked away along a private lane, this unique bungalow offers a peaceful setting with plenty of character and opportunity. Surrounded by nature, the property features vaulted ceilings, loft-style spaces, and a warm cabin-inspired atmosphere. Enjoy the privacy and quiet surroundings while still being conveniently located near local shopping, dining, parks, and major roadways for easy commuting. Located in the Bridgeton area, known for its rich history, outdoor recreation, and close proximity to South Jersey shore points and Delaware Bay attractions. A wonderful opportunity to bring your vision to life and create your own private retreat. Property is being sold as-is.

7. 2008-06-18
   soldstatus $102,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,475
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$1,891
• Taxable income: $12,047
• Est. tax owed @ 24.0%: −$2,891
• After-tax cash flow: $9,474/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: Cumberland Regional School District
• NCES district ID: 3403620
• Math proficiency: 10% ▼ -9.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $52,721
• Composite: 17.28/100
• National rank: #9088
• State rank: #436 of 472 in NJ

Livability — Gouldtown

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

Census & demographics

• Census place: Gouldtown, NJ
• Population (ZIP): 47,003

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 30% Black 25% Two or more races 19% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 2%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 64% English-only · Spanish 34% Other Indo-European 1%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.94%
• Current HPI: 290.6461
• 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

-36.3% since first listed

2 events — show timeline

• 2026-05-11 Listed $65,000 BRIGHT MLS
• 2008-06-18 Sold (Public Records) $102,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,305 · +16.6% YoY. Source: county tax records.