1054 Mail Ave · Woodbury Heights, NJ 08096

$190,000

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 37 Days on market

Built 1930 $158/sqft · 38% below area Est $308k · 38% under

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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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR ALERT / HANDYMAN SPECIAL! This 3 bedroom, 1/1 bath Colonial is perfect for investors or buyers looking to renovate and build equity. The property offers tons of potential. Being sold strictly as-is, where-is. Buyer is responsible for all inspections, certifications, and the Certificate of Occupancy (CO).

Key facts

• Built 1930
• Listed 37 days

Property features AI

Finance

• Other: Ownership: Fee simple

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Above-grade finished area approximately 1,200 (assessor)
• Construction: Frame construction; Block foundation; Above grade and below grade structures
• Exterior features: Lot dimensions approximately 49 x 0

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Heating system: Other (oil-fired fuel); Hot water provided by natural gas
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#183 in NJ, #4,954 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Deptford Township Public School District (suburban): math 17% / reading 45% proficiency, ranked #326 of 472 in NJ (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 176 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 34% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Gloucester County population projected to shrink 5% 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 $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.81%
• DSCR: 1.61
• GRM: 6.2

CMA / ARV

• ARV (median comp): $308,237
• List price: $190,000
• Delta: -38.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1054 Mail Ave	0.00mi	3/1.5	1,200 (0%)	0mo	$190,000	$158	100
148 Lincoln Rd	0.29mi	4/1.0 (+1)	1,267 (+6%)	2mo	$350,000	$276	68
1412 Glassboro Rd	0.29mi	4/1.0 (+1)	1,267 (+6%)	11mo	$310,000	$245	62
853 Mail Avenue Ave	0.53mi	3/1.0	1,276 (+6%)	2mo	$160,000	$125	61
1190 Cattell Rd	0.69mi	3/1.0	1,216 (+1%)	5mo	$352,000	$289	60
158 Carver Dr	0.22mi	4/1.0 (+1)	1,267 (+6%)	18mo	$320,000	$253	58
114 Brookfield Ave	0.28mi	3/2.0	1,309 (+9%)	15mo	$335,900	$257	58
884 Boundary Rd	0.62mi	3/1.0	1,276 (+6%)	4mo	$353,000	$277	56
1114 Glassboro Rd	0.36mi	3/1.0	1,069 (-11%)	11mo	$310,000	$290	54
724 Park	0.54mi	3/1.0	1,280 (+7%)	11mo	$320,000	$250	53
525 Westminster Rd	0.72mi	3/2.0	1,334 (+11%)	4mo	$365,000	$274	42
205 E Buttonwood St	0.71mi	2/1.5 (-1)	1,288 (+7%)	13mo	$304,000	$236	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: 4.0%
• Equity multiple: 1.16×
• Total profit: $8,309
• Equity at exit: $28,330

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $57,831
• Equity at exit: $16,428

Cash invested: $53,200 (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 08096

• Active inventory: 176
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,545 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$323 /mo · $3,871/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $612

Break-even live

Break-even rent $1,770

Max offer price $190,000

Occupancy floor 71%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
523 Chestnut Ave Woodbury Heights, NJ	1.0–2.0	1.0–2.0	929	$3,007	$3.24	1d	138	0.48mi
1482 Glassboro Rd Unit A Wenonah, NJ	2.0	1.0	1100	$2,200	$2.00	1d	1	0.66mi
752 Howard Ave Unit 1 Wenonah, NJ	3.0	1.0	1150	$2,525	$2.20	2d	1	1.13mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $190,000 Pending 37 DOM
2. 2026-06-04
   days on market $190,000 Active 36 DOM
3. 2026-06-03
   days on market $190,000 Active 35 DOM
4. 2026-06-02
   days on market $190,000 Active 34 DOM
5. 2026-06-01
   days on market $190,000 Active 33 DOM
6. 2026-05-31
   days on market $190,000 Active 32 DOM
7. 2026-04-30
   listed $190,000 Active 314-char remark
8. 1978-05-01
   soldstatus $18,500

ⓘ 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: $3,871 · $323/mo
• Projected year-2 tax: $4,301 · $358/mo
• Expected delta: +$430/yr (+$36/mo · 11.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,540
• − Mortgage interest: −$10,643
• − Property taxes: −$3,871
• − Insurance: −$950
• − Repairs & maintenance: −$2,443
• − Management: −$2,443
• − Depreciation: −$5,527
• Taxable income: $4,663
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $6,230/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: Deptford Township Public School District
• NCES district ID: 3403900
• Math proficiency: 17% ▼ -24.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $66,302
• Composite: 28.48/100
• National rank: #6741
• State rank: #326 of 472 in NJ

Livability — Woodbury Heights

• Score: 74/100
• State rank: #183
• US rank: #4954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 3,207
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 35,336
• Household income: $89,013
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1044.0

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Black 12% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 1% Iranian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -239.24%
• Current HPI: 269.1606
• 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

+927.0% since first listed

4 events — show timeline

• 2026-06-16 Sold (MLS) $190,000 BRIGHT MLS
• 2026-06-05 Pending — BRIGHT MLS
• 2026-04-30 Listed $190,000 BRIGHT MLS
• 1978-05-01 Sold (Public Records) $18,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,871 · +2.1% YoY. Source: county tax records.