804 S New Rd · Pleasantville, NJ 08232

$200,000

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 27 Days on market

Built 1925 Est $226k · 11% 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 +15.5/30.0
• ARV discount +12.6/15.0
• 1% rule +5.6/10.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 1 bath bungalow with basement and detached garage. Large living room and dining room. If Financed buyer- A Carrington Mortgage Lending Prequal (866-430-9078) is required with each offer submitted to carringtonoffers.com. Offer submissions to include Prequal and EMD with title co. Please submit offers to WWW. Carringtonoffers.com

Key facts

• Garage
• Built 1925
• Listed 27 days

Property features AI

Finance

• Other: Not bank-owned/foreclosure

Exterior

• Parking: Detached garage; Exterior parking for three or more cars
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Property offered for sale; 25+ years old
• Construction: Asphalt and vinyl siding
• Exterior features: Blacktop driveway; Yellow exterior; Asphalt and vinyl siding; Lot approximately 43 x 137 (less than 1 acre); Not waterfront; Zoned UEZC

Interior

• Kitchen: Electric stove; Refrigerator
• Flooring: Wall-to-wall carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating with radiators
• Interior features: Electric stove; Refrigerator; Wall-to-wall carpet; Unfinished basement with 6+ ft. headroom
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $79 ($952/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.7% in Pleasantville — 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 73/100 on livability (#194 in NJ) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+; Watch: crime C-, amenities F, employment D-.
• Pleasantville Public School District (suburban): math 6% / reading 28% proficiency, ranked #451 of 472 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pleasantville Middle School (math 6% / reading 33%, grade F, #398 of 431 statewide, top 93%, 883 students, 85% FRL); Pleasantville High School (math 10% / reading 28%, grade F, #361 of 399 statewide, top 91%, 924 students, 79% FRL) — zoned schools at 82% FRL track the district average.
• Market conditions: 83 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $45k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $200k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $225,700
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Tremont Ave Ave	0.37mi	3/1.0 (+1)	960 (+4%)	0mo	$195,000	$203	71
113 Oakland Ave	0.68mi	2/1.0	923 (-0%)	0mo	$225,000	$244	68
11 Oakland Ave	0.52mi	2/1.0	972 (+5%)	9mo	$250,000	$257	60
800 Cedar Ln	0.38mi	3/1.0 (+1)	939 (+2%)	21mo	$240,000	$256	57
817 Fernwood	0.47mi	3/1.5 (+1)	1,000 (+8%)	1mo	$165,000	$165	57
733 Cresson Ave	0.54mi	3/2.0 (+1)	1,056 (+14%)	0mo	$335,000	$317	42
517 Brad St	0.65mi	3/1.0 (+1)	1,020 (+10%)	21mo	$178,000	$175	30

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-27,195
• Equity at exit: $29,821

10-year hold

• IRR: -4.5%
• Equity multiple: 0.71×
• Total profit: $-16,519
• Equity at exit: $17,292

Cash invested: $56,000 (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 08232

• Home prices YoY: -17.3%
• Active inventory: 83
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$461 /mo · $5,535/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $79

Break-even live

Break-even rent $2,017

Max offer price $200,000

Occupancy floor 91%

Sensitivity live

Price	-10% $193	-5% $136	+0% $79	+5% $23	+10% $-34
Rent	-10% $-88	-5% $-4	+0% $79	+5% $163	+10% $247
Rate	-1.0pp $180	-0.5pp $130	base $79	+0.5pp $27	+1.0pp $-25

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 W Ridgewood Ave Pleasantville, NJ	1.0–3.0	1.0–1.5	905	$2,075	$2.29	22d	1	0.49mi
199 Heather Croft #199 Egg Harbor Township, NJ	2.0	1.0	944	$2,100	$2.22	22d	1	1.42mi
173 Heather Croft Egg Harbor Township, NJ	2.0	1.0	944	$2,000	$2.12	22d	1	1.46mi
310 Heather Croft Egg Harbor Township, NJ	2.0	2.0	972	$2,200	$2.26	45d	1	1.47mi
272 Heather Croft #272 Egg Harbor Township, NJ	2.0	1.0	944	$2,300	$2.44	22d	1	1.47mi

Listing history 29 events

1. 2026-06-21
   days on market $200,000 Under Contract 27 DOM
2. 2026-06-19
   days on market $200,000 Under Contract 25 DOM
3. 2026-06-18
   days on market $200,000 Under Contract 24 DOM
4. 2026-06-17
   days on market $200,000 Under Contract 23 DOM
5. 2026-06-16
   days on market $200,000 Under Contract 22 DOM
6. 2026-06-15
   days on market $200,000 Under Contract 21 DOM
7. 2026-06-14
   days on market $200,000 Under Contract 19 DOM
8. 2026-06-13
   days on market $200,000 Under Contract 18 DOM
9. 2026-06-10
   statusdays on market $200,000 Under Contract 16 DOM
10. 2026-06-09
    days on market $200,000 Active 15 DOM
11. 2026-06-08
    days on market $200,000 Active 14 DOM
12. 2026-06-07
    days on market $200,000 Active 13 DOM
13. 2026-06-03
    days on market $200,000 Active 9 DOM
14. 2026-06-02
    days on market $200,000 Active 8 DOM
15. 2026-06-01
    remarks 374-char remark
16. 2026-06-01
    pricedays on market $200,000 Active 7 DOM
17. 2026-05-31
    days on market $245,000 Active 6 DOM
18. 2026-05-30
    days on market $245,000 Active 5 DOM
19. 2026-05-25
    listed $245,000 Active
20. 2015-07-27
    historical Under Contract 340-char remark

    Show marketing remark (340 chars)

    2 bedroom 1 bath bungalow with basement and detached garage. Large living room and dining room. If Financed buyer- A Carrington Mortgage Lending Prequal (866-430-9078) is required with each offer submitted to carringtonoffers.com. Offer submissions to include Prequal and EMD with title co. Please submit offers to WWW. Carringtonoffers.com

21. 2015-07-27
    soldstatus $40,000 Sold 340-char remark

    Show marketing remark (340 chars)

    2 bedroom 1 bath bungalow with basement and detached garage. Large living room and dining room. If Financed buyer- A Carrington Mortgage Lending Prequal (866-430-9078) is required with each offer submitted to carringtonoffers.com. Offer submissions to include Prequal and EMD with title co. Please submit offers to WWW. Carringtonoffers.com

22. 2015-06-28
    listed $40,000 Active 340-char remark

    Show marketing remark (340 chars)

    2 bedroom 1 bath bungalow with basement and detached garage. Large living room and dining room. If Financed buyer- A Carrington Mortgage Lending Prequal (866-430-9078) is required with each offer submitted to carringtonoffers.com. Offer submissions to include Prequal and EMD with title co. Please submit offers to WWW. Carringtonoffers.com

23. 2006-03-13
    soldstatus $178,000
24. 2006-03-06
    soldstatus $178,000 36-char remark

    Show marketing remark (36 chars)

    This property is being sold AS-IS .

25. 2006-01-31
    historical 36-char remark

    Show marketing remark (36 chars)

    This property is being sold AS-IS .

26. 2006-01-16
    listed $175,000 36-char remark

    Show marketing remark (36 chars)

    This property is being sold AS-IS .

27. 2001-11-27
    soldstatus $84,000
28. 1992-03-06
    soldstatus $6,500
29. 1989-09-07
    soldstatus $25,000

ⓘ 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: $5,535 · $461/mo
• Projected year-2 tax: $5,535 · $461/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,408
• − Mortgage interest: −$11,203
• − Property taxes: −$5,535
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$5,818
• Taxable loss: −$2,213
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $1,483/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: Pleasantville Public School District
• NCES district ID: 3413200
• Math proficiency: 6% ▼ -11.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $39,569
• Composite: 14.34/100
• National rank: #9440
• State rank: #451 of 472 in NJ

Livability — Pleasantville

• Score: 73/100
• State rank: #194
• US rank: #5487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasantville, NJ
• Population (ZIP): 20,200

Population outlook (Atlantic County) Hauer SSP2

• Today (2025): 268,948 people
• By 2030: 264,497 · -1.7%
• By 2040: 252,261 · -6.2%
• By 2050: 237,846 · -11.6%
• By 2075: 210,650 · -21.7%
• By 2100: 180,234 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 52% Black 33% Two or more races 22% White 6% Asian 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 12% Dominican 14%
• Common ancestry: Hispanic 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 44% English-only · Spanish 48% French/Haitian/Cajun 5% Other Indo-European 1%

Political lean MEDSL · Atlantic

• 2024 margin: Toss-up / Even · D 47.7% · R 50.7% · Other 1.6%
• 2008→2024 swing: -18.1pp toward R · 2008: 15.1pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+6.7 2016: D+6.2 2012: D+17.2 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.51%
• Current HPI: 346.2085
• 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

+880.0% since first listed

11 events — show timeline

• 2026-05-25 Listed $245,000 SJSRMLS
• 2015-07-27 Contingent — SJSRMLS
• 2015-07-27 Sold (MLS) $40,000 SJSRMLS
• 2015-06-28 Listed $40,000 SJSRMLS
• 2006-03-13 Sold (Public Records) $178,000 Public Records
• 2006-03-06 Sold (MLS) $178,000 SJSRMLS
• 2006-01-31 Listing Removed — SJSRMLS
• 2006-01-16 Listed $175,000 SJSRMLS
• 2001-11-27 Sold (Public Records) $84,000 Public Records
• 1992-03-06 Sold (Public Records) $6,500 Public Records
• 1989-09-07 Sold (Public Records) $25,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $5,535 · +3.1% YoY. Source: county tax records.