74 W Broadway · Salem, NJ 08079

$210,000

7 bd · 4.0 ba · 5,844 sqft · SingleFamily · 65 Days on market

Built 1940 Fair condition 9,801 sqft lot

---

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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Appreciation +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0

Listing remarks

5 bedroom/4 bath house for sale! At least 3 other rooms can be used as bedrooms! Enter the spacious foyer to 3 large living rooms, dining room, kitchen, spare room, full bath and mud room on the Main Floor. The Main Floor also contains 2 accesses to the basement and 2 staircases leading to the 2nd Floor. The Second floor contains 5 bedrooms, a spare room, and 2 bathrooms. The 3rd floor consists of 2(bed) rooms, a spare room, and a full bath. Both the 2nd and 3rd Floors have Fire Escape staircases to the back yard. The basement is spacious with a brick floor and Bilco doors to the outside. The back yard parking is accessible via a Third Street entrance. At the 2025 certified tax rate of 8.62

Key facts

• 9,801 sq ft lot
• Built 1940
• Listed 64 days

Property features AI

Exterior

• Parking: Off-street parking; Driveway
• Utilities: Public water; Public sewer; Heating fuel: oil and natural gas; Hot water: oil and natural gas
• Home design: Detached property; Estimated year built; Estimated finished above-grade area (reported)
• Construction: Brick construction; Brick/mortar foundation; Building not winterized
• Exterior features: Two or more access exits; Lot dimensions approximately 70 x 140 feet; No tidal water on property; Above- and below-grade structures noted

Interior

• Kitchen: Dishwasher; Self-cleaning oven; Refrigerator
• Bedrooms: Five bedrooms on the first upper level; Two bedrooms on the second upper level
• Flooring: Vinyl flooring; Fully carpeted areas
• Bathrooms: Four full bathrooms total; One full bath on the main level; Two full baths on the first upper level; One full bath on the second upper level
• Heating & cooling: Radiator heating; Cooling via ceiling fans
• Interior features: Additional stairway; Tub with shower; Formal separate dining room; High walls and ceilings; Drywall; Block and brick wall construction; Bonus room
• Laundry & utility: Washer located in the basement; Basement with interior access and outside entrance; Unfinished basement

What this means for you Summary

Snapshot

• This is a 7-bed/4.0-bath single-family listed at $210k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#462 in NJ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: schools D, amenities F, commute F.
• Salem City School District (town): math 6% / reading 24% proficiency, ranked #464 of 472 in NJ (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 102 active listings in the ZIP; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).
• At $2,287/mo this rent would consume 50% of the median local household income ($55k/yr) (locally 663% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $654 of equity ($1k loan paydown + $-798 appreciation (-0.4% local appreciation)).
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.15×
• Total profit: $8,600
• Equity at exit: $57,016

10-year hold

• IRR: 8.9%
• Equity multiple: 1.93×
• Total profit: $54,891
• Equity at exit: $65,449

Cash invested: $58,800 (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 08079

• Home prices YoY: -0.1%
• Active inventory: 102
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $289

Break-even live

Break-even rent $1,921

Max offer price $210,000

Occupancy floor 82%

Sensitivity live

Price	-10% $434	-5% $361	+0% $289	+5% $216	+10% $144
Rent	-10% $108	-5% $198	+0% $289	+5% $379	+10% $469
Rate	-1.0pp $395	-0.5pp $342	base $289	+0.5pp $234	+1.0pp $179

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $210,000 Active 65 DOM
2. 2026-06-18
   days on market $210,000 Active 62 DOM
3. 2026-06-17
   days on market $210,000 Active 61 DOM
4. 2026-06-16
   days on market $210,000 Active 60 DOM
5. 2026-06-15
   days on market $210,000 Active 59 DOM
6. 2026-06-13
   days on market $210,000 Active 57 DOM
7. 2026-06-13
   days on market $210,000 Active 56 DOM
8. 2026-06-09
   days on market $210,000 Active 53 DOM
9. 2026-06-08
   days on market $210,000 Active 52 DOM
10. 2026-06-07
    days on market $210,000 Active 51 DOM
11. 2026-06-04
    days on market $210,000 Active 48 DOM
12. 2026-06-03
    days on market $210,000 Active 47 DOM
13. 2026-06-02
    days on market $210,000 Active 46 DOM
14. 2026-06-01
    days on market $210,000 Active 45 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    days on market $210,000 Active 44 DOM
17. 2026-04-17
    listed $210,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 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: $27,440
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,847
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$6,109
• Taxable income: $180
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $3,422/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to update the kitchen and bathrooms, but the exterior and foundation are in good condition. The home has a good foundation and structure, and the landscaping is well-maintained.

Repairs flagged

• Major kitchen cabinets — outdated and in poor condition
• Major bathroom fixtures — outdated and in poor condition
• Major flooring — outdated and in poor condition

Value-add opportunities

• Both paint and wallpaper removal — creates a fresh, modern look
• Both new flooring — improves aesthetics and functionality
• Both new kitchen cabinets and appliances — enhances functionality and appeal
• Both new bathroom fixtures and tiling — enhances functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
flooring · outdated and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint and wallpaper removal — creates a fresh, modern look ↑
• Both new flooring — improves aesthetics and functionality ↑
• Both new kitchen cabinets and appliances — enhances functionality and appeal ↑
• Both new bathroom fixtures and tiling — enhances functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Salem City School District
• NCES district ID: 3414550
• Math proficiency: 6% ▼ -1.00%
• Reading proficiency: 24% ▲ 2.00%
• Median HH income: $27,118
• Composite: 11.51/100
• National rank: #9702
• State rank: #464 of 472 in NJ

Livability — Salem

• Score: 61/100
• State rank: #462
• US rank: #17533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, NJ
• County: Salem County · 24,175 people
• City population: 10,762
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 10,762
• Household income: $54,641
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 663.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 59% Black 31% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

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: ▼ -0.38%
• Current HPI: 258.0047
• 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

1 event — show timeline

• 2026-04-17 Listed $210,000 BRIGHT MLS