508 Titus Rd · Lambertville, NJ 08530

$900,000

3 bd · 3.5 ba · 3,356 sqft · Townhouse public records · 1 Days on market

Built 2005 1,742 sqft lot Est $782k · 15% over $375/mo HOA · 2% of rent

---

Why this score? — see what drove the C+ 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
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious END UNIT townhome in Lambert's Hill community, offers 3,356 square feet of living space. Enter this stunning home from the covered front porch into an elegant sunlit formal living room and dining room with shadow box molding, tray ceilings, two bay windows and wood floors enhance the airy and open flow throughout. The freshly painted great room with soaring ceilings and gas fireplace opens to eat-in kitchen with beautiful maple cabinetry, granite counter tops, center island with seating, stainless steel appliances, double wall oven and separate eating breakfast nook. Sliders leads to the large elevated deck offering privacy from other homes. Finishing the main level is a spacious office/bedroom/den, powder and laundry rooms. The second floor offers a large master bedroom with hardwood floors, 3 closets (2 are walk-in closets) and en-suite master bath with a large vanity with double sinks, over sized shower stall and soaking tub. There are two additional bedrooms and a full bath completing the 2nd floor. Do you need more space? There is a full walk-out basement that is finished basement with 10 foot ceiling and a full bath. The basement would make a great game room, media room or guest quarters, sliders leading to back yard and two over sized windows allowing for an abundance of natural light. Walking distance to historic downtown Lambertville with its shops, restaurants and galleries.

Key facts

• Primary suite
• Gourmet kitchen
• Premium end-unit

Tags

• GOURMET KITCHEN
• PRIMARY SUITE
• OUTDOOR LIVING
• PREMIUM END-UNIT
• UPSCALE LOW-MAINTENANCE LIVING
• HISTORIC ARCHITECTURE

Property features AI

Finance

• HOA & community: HOA fee of $375 per month

Exterior

• Parking: Front-entry attached garage with inside access; Two attached garage spaces and two driveway spaces (four total parking spaces)
• Utilities: Public water; Public sewer; Natural gas service; Electric cooling
• Home design: Semi-detached property; Estimated year built
• Construction: Concrete perimeter foundation; Active radon mitigation
• Exterior features: Brick front; Not in a federal flood zone; Above- and below-grade structures noted

Interior

• Kitchen: Kitchen (appliances not listed)
• Bedrooms: Three bedrooms on the upper level (includes master bedroom)
• Bathrooms: Three full bathrooms; One half bathroom on the main level; One full bathroom in the lower level
• Heating & cooling: 90% forced air heating; Natural gas heating and hot water; Central air conditioning (electric)
• Interior features: Living room, dining room, family room, foyer, office; Finished basement with walkout stairs; One fireplace
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $900k.

Deal economics

• At list price, monthly cash flow is $9k ($111k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $900k).
• Cap rate 18.7% vs local median 4.7% in Lambertville — 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 74/100 on livability (#168 in NJ, #4,460 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute F, cost of living F.
• South Hunterdon Regional School District (rural): math 13% / reading 43% proficiency, ranked #335 of 472 in NJ (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 52 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 389 units permitted in Hunterdon County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k of value loss. Plan a longer hold.
• Hunterdon County population projected to shrink 8% 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 $252k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago; this cycle's ask is 58% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $500k; list at $900k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $900,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.26% ✓
• Cap rate: 18.67%
• Cash-on-cash: 44.21%
• DSCR: 2.97
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $781,948
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
625 Heath Ct	0.15mi	3/3.0	3,836 (+14%)	1mo	$892,000	$233	66
300 Holcombe Way	0.15mi	3/2.5	3,772 (+12%)	6mo	$925,000	$245	63
298 Holcombe Way	0.15mi	3/2.5	3,772 (+12%)	18mo	$820,000	$217	54

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: 41.2%
• Equity multiple: 2.77×
• Total profit: $446,140
• Equity at exit: $134,193

10-year hold

• IRR: 47.5%
• Equity multiple: 5.57×
• Total profit: $1,152,520
• Equity at exit: $77,816

Cash invested: $252,000 (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 08530

• Active inventory: 52
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $20,303 medium
• Mortgage (P&I): −$4,720
• Tax from tax record: −$1,285 /mo · $15,418/yr
• Insurance: −$375
• HOA: −$375
• Vacancy / Maint / Mgmt: −$4,264
• Net cashflow: $9,285

Break-even live

Break-even rent $8,550

Max offer price $900,000

Occupancy floor 49%

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Arnett Ave Unit 1380124P Lambertville, NJ	4.0	2.0	2497	$25,101	$10.05	44d	1	0.40mi
70 W Bridge St New Hope, PA	3.0	2.5	2718	$6,800	$2.50	10d	1	1.22mi

HOA detail

• Monthly dues: $375 · $4,500/yr
• Likely covers: gas

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $900,000 Coming Soon 1 DOM

ⓘ 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: $15,418 · $1,285/mo
• Projected year-2 tax: $18,914 · $1,576/mo
• Expected delta: +$3,496/yr (+$291/mo · 22.7%)

ⓘ 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 5/10 Major 7 d/yr ≥101°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $243,633
• − Mortgage interest: −$50,414
• − Property taxes: −$15,418
• − Insurance: −$4,500
• − Repairs & maintenance: −$19,491
• − Management: −$19,491
• − HOA: −$4,500
• − Depreciation: −$26,182
• Taxable income: $103,638
• Est. tax owed @ 24.0%: −$24,873
• After-tax cash flow: $86,543/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: South Hunterdon Regional School District
• NCES district ID: 3400769
• Math proficiency: 13% ▼ -27.00%
• Reading proficiency: 43% ▼ -17.00%
• Median HH income: $82,621
• Composite: 27.54/100
• National rank: #6948
• State rank: #335 of 472 in NJ

Livability — Lambertville

• Score: 74/100
• State rank: #168
• US rank: #4460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lambertville, NJ
• Population (ZIP): 8,146

Population outlook (Hunterdon County) Hauer SSP2

• Today (2025): 122,644 people
• By 2030: 121,131 · -1.2%
• By 2040: 117,753 · -4.0%
• By 2050: 112,601 · -8.2%
• By 2075: 104,371 · -14.9%
• By 2100: 93,364 · -23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 8% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 6% Iranian 2% Serbian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Hunterdon

• 2024 margin: Lean R (+6.7) · D 45.7% · R 52.4% · Other 1.9%
• 2008→2024 swing: +6.7pp toward D · 2008: -13.3pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+4.4 2016: R+13.8 2012: R+18.8 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -193.68%
• Current HPI: 226.5618
• 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

+58.2% since first listed

31 events — show timeline

• 2026-06-17 Coming Soon $900,000 BRIGHT MLS
• 2019-01-09 Listing Removed — BRIGHT MLS
• 2018-12-26 Sold (Public Records) $500,000 Public Records
• 2018-12-14 Sold (MLS) $500,000 GSMLS
• 2018-12-14 Sold (MLS) $500,000 BRIGHT MLS
• 2018-12-12 Pending — BRIGHT MLS
• 2018-12-06 Delisted — GSMLS
• 2018-10-22 Price Changed $515,000 BRIGHT MLS
• 2018-10-22 Price Changed $515,000 GSMLS
• 2018-10-22 Price Changed $519,900 GSMLS
• 2018-10-16 Price Changed $529,900 GSMLS
• 2018-10-15 Price Changed $529,900 BRIGHT MLS
• 2018-09-20 Price Changed $535,000 BRIGHT MLS
• 2018-09-20 Price Changed $535,000 GSMLS
• 2018-09-04 Price Changed $539,900 BRIGHT MLS
• 2018-09-04 Price Changed $539,900 GSMLS
• 2018-07-27 Price Changed $547,500 BRIGHT MLS
• 2018-07-27 Price Changed $547,500 GSMLS
• 2018-07-14 Price Changed $547,750 BRIGHT MLS
• 2018-07-14 Price Changed $547,750 GSMLS
• 2018-07-11 Price Changed $548,000 BRIGHT MLS
• 2018-07-11 Price Changed $548,000 GSMLS
• 2018-07-07 Price Changed $548,250 BRIGHT MLS
• 2018-07-07 Price Changed $548,250 GSMLS
• 2018-07-03 Price Changed $548,500 GSMLS
• 2018-06-21 Price Changed $549,000 GSMLS
• 2018-06-20 Price Changed $549,000 BRIGHT MLS
• 2018-06-01 Price Changed $559,000 GSMLS
• 2018-06-01 Price Changed $559,000 BRIGHT MLS
• 2018-03-11 Listed $569,000 GSMLS
• 2018-03-11 Listed $569,000 BRIGHT MLS

Property tax history

+2.4%/yr

Latest (2025): $15,418 · +1.7% YoY. Source: county tax records.