792 Paulsboro Rd · Gibbstown, NJ 08085

$239,900

3 bd · 1.5 ba · 1,544 sqft · SingleFamily public records · 100 Days on market

Built 1900 8,712 sqft lot $155/sqft · 20% below area Est $299k · 20% 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.8/10.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-Bedroom Home with Big Potential Looking for a home you can make your own? This 3-bedroom, 1-bath diamond in the rough offers generous room sizes, a spacious eat-in kitchen, and a level lot, perfect for adding your personal touch and increasing value. Whether you're an investor, DIY enthusiast, or a buyer ready to roll up your sleeves, this property is worth a look.

Key facts

• Level lot
• 8,712 sq ft lot
• Built 1900

Tags

• SPACIOUS EAT-IN KITCHEN
• LEVEL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#345 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Logan Township School District (suburban): math 39% / reading 55% proficiency, ranked #147 of 472 in NJ (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 112 active listings in the ZIP; 1,047 units permitted in Gloucester County in 2024 (183 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.
• 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 $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $240k implies a 405% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $218,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.18% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

• ARV (median comp): $298,607
• List price: $239,900
• Delta: -19.66%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 Paulsboro Rd	0.10mi	3/1.0	1,352 (-12%)	24mo	$282,000	$209	53

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: 0.9%
• Equity multiple: 1.04×
• Total profit: $2,367
• Equity at exit: $35,770

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $55,150
• Equity at exit: $20,742

Cash invested: $67,172 (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 08085

• Home prices YoY: -24.8%
• Active inventory: 112
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,819 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$222 /mo · $2,660/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $648

Break-even live

Break-even rent $2,000

Max offer price $239,900

Occupancy floor 72%

Sensitivity live

Price	-10% $783	-5% $716	+0% $648	+5% $580	+10% $512
Rent	-10% $425	-5% $536	+0% $648	+5% $759	+10% $870
Rate	-1.0pp $768	-0.5pp $709	base $648	+0.5pp $585	+1.0pp $522

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $239,900 Active 100 DOM
2. 2026-06-18
   days on market $239,900 Active 97 DOM
3. 2026-06-17
   days on market $239,900 Active 96 DOM
4. 2026-06-16
   days on market $239,900 Active 95 DOM
5. 2026-06-15
   days on market $239,900 Active 94 DOM
6. 2026-06-13
   days on market $239,900 Active 92 DOM
7. 2026-06-13
   days on market $239,900 Active 91 DOM
8. 2026-06-09
   days on market $239,900 Active 88 DOM
9. 2026-06-08
   days on market $239,900 Active 87 DOM
10. 2026-06-07
    days on market $239,900 Active 86 DOM
11. 2026-06-04
    days on market $239,900 Active 83 DOM
12. 2026-06-03
    days on market $239,900 Active 82 DOM
13. 2026-06-02
    days on market $239,900 Active 81 DOM
14. 2026-06-01
    days on market $239,900 Active 80 DOM
15. 2026-05-31
    days on market $239,900 Active 79 DOM
16. 2026-05-02
    price $239,900 369-char remark

    Show marketing remark (369 chars)

    3-Bedroom Home with Big Potential Looking for a home you can make your own? This 3-bedroom, 1-bath diamond in the rough offers generous room sizes, a spacious eat-in kitchen, and a level lot, perfect for adding your personal touch and increasing value. Whether you're an investor, DIY enthusiast, or a buyer ready to roll up your sleeves, this property is worth a look.

17. 2026-04-17
    price $239,900 369-char remark

    Show marketing remark (369 chars)

    3-Bedroom Home with Big Potential Looking for a home you can make your own? This 3-bedroom, 1-bath diamond in the rough offers generous room sizes, a spacious eat-in kitchen, and a level lot, perfect for adding your personal touch and increasing value. Whether you're an investor, DIY enthusiast, or a buyer ready to roll up your sleeves, this property is worth a look.

18. 2026-03-13
    listed $274,900 Active 369-char remark

    Show marketing remark (369 chars)

    3-Bedroom Home with Big Potential Looking for a home you can make your own? This 3-bedroom, 1-bath diamond in the rough offers generous room sizes, a spacious eat-in kitchen, and a level lot, perfect for adding your personal touch and increasing value. Whether you're an investor, DIY enthusiast, or a buyer ready to roll up your sleeves, this property is worth a look.

19. 2025-09-05
    price $274,900 369-char remark

    Show marketing remark (369 chars)

    3-Bedroom Home with Big Potential Looking for a home you can make your own? This 3-bedroom, 1-bath diamond in the rough offers generous room sizes, a spacious eat-in kitchen, and a level lot, perfect for adding your personal touch and increasing value. Whether you're an investor, DIY enthusiast, or a buyer ready to roll up your sleeves, this property is worth a look.

20. 2025-07-31
    price $279,900 369-char remark

    Show marketing remark (369 chars)

    3-Bedroom Home with Big Potential Looking for a home you can make your own? This 3-bedroom, 1-bath diamond in the rough offers generous room sizes, a spacious eat-in kitchen, and a level lot, perfect for adding your personal touch and increasing value. Whether you're an investor, DIY enthusiast, or a buyer ready to roll up your sleeves, this property is worth a look.

21. 2025-06-20
    price $289,900 369-char remark

    Show marketing remark (369 chars)

    3-Bedroom Home with Big Potential Looking for a home you can make your own? This 3-bedroom, 1-bath diamond in the rough offers generous room sizes, a spacious eat-in kitchen, and a level lot, perfect for adding your personal touch and increasing value. Whether you're an investor, DIY enthusiast, or a buyer ready to roll up your sleeves, this property is worth a look.

22. 2025-05-17
    listed $299,900 Active 369-char remark

    Show marketing remark (369 chars)

    3-Bedroom Home with Big Potential Looking for a home you can make your own? This 3-bedroom, 1-bath diamond in the rough offers generous room sizes, a spacious eat-in kitchen, and a level lot, perfect for adding your personal touch and increasing value. Whether you're an investor, DIY enthusiast, or a buyer ready to roll up your sleeves, this property is worth a look.

23. 2020-01-22
    soldstatus $47,500
24. 2020-01-17
    price $47,500
25. 2020-01-16
    soldstatus $47,500 Closed
26. 2019-12-06
    status Pending
27. 2019-11-26
    listed $59,990 Active

ⓘ 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: $2,660 · $222/mo
• Projected year-2 tax: $4,317 · $360/mo
• Expected delta: +$1,657/yr (+$138/mo · 62.3%)

ⓘ 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 1/10 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,833
• − Mortgage interest: −$13,438
• − Property taxes: −$2,660
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,707
• − Management: −$2,707
• − Depreciation: −$6,979
• Taxable income: $4,143
• Est. tax owed @ 24.0%: −$994
• After-tax cash flow: $6,777/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: Logan Township School District
• NCES district ID: 3408880
• Math proficiency: 39% ▼ -34.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $89,014
• Composite: 43.97/100
• National rank: #2898
• State rank: #147 of 472 in NJ

Livability — Gibbstown

• Score: 66/100
• State rank: #345
• US rank: #11276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,856

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 (73%)
• Race & ethnicity: White 73% Black 13% Hispanic / Latino 8% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 3% 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: ▼ -97.28%
• Current HPI: 295.8354
• 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

+299.9% since first listed

12 events — show timeline

• 2026-05-02 Price Changed $239,900 GSMLS
• 2026-04-17 Price Changed $239,900 BRIGHT MLS
• 2026-03-13 Listed $274,900 BRIGHT MLS
• 2025-09-05 Price Changed $274,900 GSMLS
• 2025-07-31 Price Changed $279,900 GSMLS
• 2025-06-20 Price Changed $289,900 GSMLS
• 2025-05-17 Listed $299,900 GSMLS
• 2020-01-22 Sold (Public Records) $47,500 Public Records
• 2020-01-17 Price Changed $47,500 BRIGHT MLS
• 2020-01-16 Sold (MLS) $47,500 BRIGHT MLS
• 2019-12-06 Pending — BRIGHT MLS
• 2019-11-26 Listed $59,990 BRIGHT MLS

Property tax history

+8.2%/yr

Latest (2025): $2,660 · +11.2% YoY. Source: county tax records.