51 Mahoney Rd · Pennsville, NJ 08070

$225,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 24 Days on market

Built 1954 7,840 sqft lot Est $240k · 6% under

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Why this score? — see what drove the D 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 +12.1/30.0
• ARV discount +10.3/15.0
• 1% rule +5.0/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom brick ranch in desirable Valley Park with 2 full baths in great condition! Master bedroom 20 X 12 with beautiful bath and walk in closet! Home features gas fireplace w/ remote, crown moulding, bay window, 6 panel doors throughout, & ceiling fans. New floor in kitchen w/ pantry. All kitchen appliances included. House with character. .. bedroom has built in shelves and kitchen has built in desk. NEW back deck and fenced yard! Spacious laundry room with lots of storage. 1 car detached garage (new garage door) with attached storage area. Gas heater and central air 5 1/2 years 0ld. Roof 7 years 0ld. Not in a flood zone. Furniture in house (except bed and kitchen table) are all negotiable!

Key facts

• Private bath
• Walk-in closet
• Gas fireplace

Tags

• OVERSIZED PRIMARY SUITE
• PRIVATE BATH
• WALK-IN CLOSET
• GAS FIREPLACE
• CROWN MOLDING
• BAY WINDOW

Property features AI

Exterior

• Parking: Detached 1-car garage; Asphalt driveway; Shared driveway
• Utilities: Public water; Public sewer; 100 amp electric service; Cable TV available
• Home design: Detached structure; Bay/Bow windows; Estimated year built
• Construction: Mixed construction materials; Concrete perimeter foundation; Shingle roof; Above-grade and below-grade structures noted
• Exterior features: Sidewalks; Street lights; Deck(s)

Interior

• Kitchen: Built-in range; Refrigerator
• Bedrooms: Three bedrooms on the main level (including a master bedroom)
• Flooring: Fully carpeted areas; Vinyl flooring
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Baseboard hot water heating; Central air conditioning; Heating fuel: Natural gas and electric; Electric hot water
• Interior features: Master bathroom; Butler's pantry; Ceiling fans; Stall shower; Eat-in kitchen; Living room; Attic; One fireplace
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-49 ($-583/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (0.3% below list).
• Recommended offer: $216k (3.8% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 3.7% in Pennsville — 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 72/100 on livability (#225 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: amenities F, commute F.
• Pennsville Public School District (suburban): math 12% / reading 45% proficiency, ranked #356 of 472 in NJ (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Valley Park Elementary School (362 students, 38% FRL); Pennsville Middle School (math 11% / reading 50%, grade F, #303 of 431 statewide, top 72%, 440 students, 39% FRL); Pennsville Memorial High School (math 17% / reading 42%, grade F, #290 of 399 statewide, top 74%, 462 students, 29% FRL).
• Market conditions: 90 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.
• Current owner paid $160k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1954 — 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 $216,416 (3.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $240,096
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Charles Pl	0.12mi	3/2.0	1,394 (+6%)	5mo	$285,000	$204	80
29 Barclay Dr	0.16mi	3/1.5	1,416 (+8%)	0mo	$290,000	$205	77
51 Mahoney Rd	0.00mi	3/2.0	1,500 (+14%)	1mo	$225,000	$150	75
100 S Hook Rd	0.44mi	2/1.0 (-1)	1,304 (-1%)	3mo	$90,000	$69	67
5 Jones Ave	0.08mi	3/2.0	1,442 (+10%)	18mo	$270,000	$187	65
23 Jones Ave	0.19mi	3/1.5	1,444 (+10%)	9mo	$285,000	$197	65
302 S Broadway	0.59mi	2/1.0 (-1)	1,340 (+2%)	9mo	$143,600	$107	52
285 S Broadway	0.66mi	3/1.0	1,254 (-4%)	9mo	$230,000	$183	50
4 Hazel Ave	0.48mi	2/1.0 (-1)	1,196 (-9%)	5mo	$160,000	$134	49
140 S Hook Rd	0.51mi	3/1.0	1,450 (+10%)	18mo	$125,000	$86	39
8 Cordrey Ave	0.42mi	3/2.0	1,491 (+14%)	23mo	$278,000	$186	38

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-39,358
• Equity at exit: $33,548

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-37,457
• Equity at exit: $19,454

Cash invested: $63,000 (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 08070

• Home prices YoY: -23.7%
• Active inventory: 90
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,243 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$547 /mo · $6,561/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-49

Break-even live

Break-even rent $2,304

Max offer price $216,416

Occupancy floor 97%

Sensitivity live

Price	-10% $79	-5% $15	+0% $-49	+5% $-112	+10% $-176
Rent	-10% $-226	-5% $-137	+0% $-49	+5% $40	+10% $129
Rate	-1.0pp $65	-0.5pp $9	base $-49	+0.5pp $-107	+1.0pp $-166

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
542 S Broadway Pennsville, NJ	1.0–2.0	1.0	817	$1,800	$2.20	0d	1	0.52mi
667 S Broadway Pennsville, NJ	4.0	2.0	1800	$2,500	$1.39	16d	1	1.17mi
74 S Broadway Pennsville, NJ	4.0	1.5	1550	$2,850	$1.84	0d	1	1.40mi

Listing history 8 events

1. 2026-05-16
   status Pending
2. 2026-04-22
   listed $225,000 Active
3. 2009-07-21
   soldstatus $160,000
4. 2009-06-16
   soldstatus $160,000 710-char remark

   Show marketing remark (716 chars)

   3 bedroom brick ranch in desirable Valley Park with 2 full baths in great condition! Master bedroom 20 X 12 with beautiful bath and walk in closet! Home features gas fireplace w/ remote, crown moulding, bay window, 6 panel doors throughout, & ceiling fans. New floor in kitchen w/ pantry. All kitchen appliances included. House with character...bedroom has built in shelves and kitchen has built in desk. NEW back deck and fenced yard! Spacious laundry room with lots of storage. 1 car detached garage (new garage door) with attached storage area. Gas heater and central air 5 1/2 years 0ld. Roof 7 years 0ld. Not in a flood zone. Furniture in house (except bed and kitchen table) are all negotiable!

5. 2009-06-16
   soldstatus $160,000 716-char remark

   Show marketing remark (716 chars)

   3 bedroom brick ranch in desirable Valley Park with 2 full baths in great condition! Master bedroom 20 X 12 with beautiful bath and walk in closet! Home features gas fireplace w/ remote, crown moulding, bay window, 6 panel doors throughout, & ceiling fans. New floor in kitchen w/ pantry. All kitchen appliances included. House with character...bedroom has built in shelves and kitchen has built in desk. NEW back deck and fenced yard! Spacious laundry room with lots of storage. 1 car detached garage (new garage door) with attached storage area. Gas heater and central air 5 1/2 years 0ld. Roof 7 years 0ld. Not in a flood zone. Furniture in house (except bed and kitchen table) are all negotiable!

6. 2009-03-08
   historical 710-char remark

   Show marketing remark (710 chars)

   3 bedroom brick ranch in desirable Valley Park with 2 full baths in great condition! Master bedroom 20 X 12 with beautiful bath and walk in closet! Home features gas fireplace w/ remote, crown moulding, bay window, 6 panel doors throughout, & ceiling fans. New floor in kitchen w/ pantry. All kitchen appliances included. House with character. .. bedroom has built in shelves and kitchen has built in desk. NEW back deck and fenced yard! Spacious laundry room with lots of storage. 1 car detached garage (new garage door) with attached storage area. Gas heater and central air 5 1/2 years 0ld. Roof 7 years 0ld. Not in a flood zone. Furniture in house (except bed and kitchen table) are all negotiable!

7. 2009-01-28
   listed $168,000 710-char remark

   Show marketing remark (716 chars)

   3 bedroom brick ranch in desirable Valley Park with 2 full baths in great condition! Master bedroom 20 X 12 with beautiful bath and walk in closet! Home features gas fireplace w/ remote, crown moulding, bay window, 6 panel doors throughout, & ceiling fans. New floor in kitchen w/ pantry. All kitchen appliances included. House with character...bedroom has built in shelves and kitchen has built in desk. NEW back deck and fenced yard! Spacious laundry room with lots of storage. 1 car detached garage (new garage door) with attached storage area. Gas heater and central air 5 1/2 years 0ld. Roof 7 years 0ld. Not in a flood zone. Furniture in house (except bed and kitchen table) are all negotiable!

8. 2009-01-28
   listed $168,000 716-char remark

   Show marketing remark (716 chars)

   3 bedroom brick ranch in desirable Valley Park with 2 full baths in great condition! Master bedroom 20 X 12 with beautiful bath and walk in closet! Home features gas fireplace w/ remote, crown moulding, bay window, 6 panel doors throughout, & ceiling fans. New floor in kitchen w/ pantry. All kitchen appliances included. House with character...bedroom has built in shelves and kitchen has built in desk. NEW back deck and fenced yard! Spacious laundry room with lots of storage. 1 car detached garage (new garage door) with attached storage area. Gas heater and central air 5 1/2 years 0ld. Roof 7 years 0ld. Not in a flood zone. Furniture in house (except bed and kitchen table) are all negotiable!

ⓘ 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: $6,561 · $547/mo
• Projected year-2 tax: $6,561 · $547/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 2/10 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,914
• − Mortgage interest: −$12,603
• − Property taxes: −$6,561
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − Depreciation: −$6,545
• Taxable loss: −$4,227
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $431/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: Pennsville Public School District
• NCES district ID: 3409120
• Math proficiency: 12% ▼ -26.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $58,237
• Composite: 25.61/100
• National rank: #7411
• State rank: #356 of 472 in NJ

Livability — Pennsville

• Score: 72/100
• State rank: #225
• US rank: #6134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pennsville, NJ
• City population: 12,766
• Population (ZIP): 12,477

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: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Other Indo-European 4% Spanish 2%

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: ▼ -85.34%
• Current HPI: 275.2185
• 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

+33.9% since first listed

8 events — show timeline

• 2026-05-16 Pending — BRIGHT MLS
• 2026-04-22 Listed $225,000 BRIGHT MLS
• 2009-07-21 Sold (Public Records) $160,000 Public Records
• 2009-06-16 Sold (MLS) $160,000 TREND
• 2009-06-16 Sold (MLS) $160,000 BRIGHT MLS
• 2009-03-08 Listing Removed — BRIGHT MLS
• 2009-01-28 Listed $168,000 TREND
• 2009-01-28 Listed $168,000 BRIGHT MLS

Property tax history

+2.7%/yr

Latest (2025): $6,561 · +2.0% YoY. Source: county tax records.