21 E Pittsfield St · Pennsville, NJ 08070

$120,000

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 46 Days on market

Built 1853 2,838 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-story home with great potential! This 2-bedroom, 1-bath property offers a functional layout featuring a spacious living room, formal dining room, and a large kitchen with plenty of room for customization. Enjoy additional living space with an enclosed porch—perfect for relaxing or entertaining. The property also includes a detached 1-car garage for added convenience. With a little TLC, this home can truly shine !Year built 1853--possible lead based paint. Insured Escrow (IE) for FHA financing. This property is located in a FEMA Flood Zone. Eligible for FHA 203K. Buyer to verify all information. Sold in AS IS condition--there is no warranty as to condition of property. Equal

Key facts

• Formal dining room
• Large kitchen
• Enclosed porch

Tags

• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• LARGE KITCHEN
• ENCLOSED PORCH
• DETACHED GARAGE

Property features AI

Finance

• Financial info: Ownership: Fee simple

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric cooling fuel; Oil for heating and hot water
• Home design: Detached single-family; Above-grade finished area about 1,084 (estimated)
• Construction: Frame construction; Crawl space foundation; Above-grade and below-grade structures noted; Year built (source: assessor)
• Exterior features: Lot approximately 33 x 86 (estimated); No tidal water

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Hot water heating (oil-fired); Central air conditioning (electric)
• Interior features: Estimated living area; No basement; Living room and dining room
• Laundry & utility: Hot water provided by oil

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 3.6% in Pennsville — 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 72/100 on livability (#225 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: schools C-, amenities F, commute F.
• Pennsville Public School District (suburban): math 12% / reading 45% proficiency, ranked #356 of 472 in NJ (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 84 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $120k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; flood insurance adds $427/mo; built in 1853 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1853 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.83% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.34%
• DSCR: 2.04
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $251,604
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Sparks Ave	0.44mi	3/1.0 (+1)	999 (-4%)	2mo	$275,000	$275	66
11 Amherst Dr	0.57mi	3/1.0 (+1)	1,021 (-2%)	2mo	$225,000	$220	64
117 E Pittsfield St	0.46mi	2/1.0	1,131 (+8%)	4mo	$252,500	$223	62
29 Harding Ave	0.45mi	3/1.0 (+1)	960 (-8%)	0mo	$170,000	$177	60
112 Highland Ave	0.47mi	3/1.0 (+1)	970 (-7%)	2mo	$250,000	$258	60
41 Harding Ave	0.47mi	2/1.0	924 (-12%)	0mo	$212,000	$229	58
42 Lakeview Ave	0.48mi	3/2.0 (+1)	1,095 (+5%)	8mo	$230,000	$210	54
32 Brandriff Ave	0.54mi	3/1.0 (+1)	960 (-8%)	5mo	$265,000	$276	52
27 New Jersey Ave	0.62mi	3/1.0 (+1)	1,120 (+7%)	9mo	$270,000	$241	46
10 Morningside Dr	0.61mi	3/1.0 (+1)	960 (-8%)	11mo	$250,000	$260	44
126 Annapolis Rd	0.61mi	3/1.0 (+1)	1,190 (+14%)	1mo	$292,000	$245	42
69 Union St	0.49mi	3/2.0 (+1)	1,199 (+15%)	10mo	$235,000	$196	35

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-4,528
• Equity at exit: $17,892

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $16,520
• Equity at exit: $10,375

Cash invested: $33,600 (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 08070

• Home prices YoY: -23.7%
• Active inventory: 84
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$405 /mo · $4,861/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $227

Break-even live

Break-even rent $1,913

Max offer price $120,000

Occupancy floor 85%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Jefferson Rd Pennsville, NJ	2.0	1.0	816	$2,200	$2.70	1d	1	1.22mi
10 Jefferson Rd Pennsville, NJ	2.0	1.0	816	$2,200	$2.70	10d	1	1.22mi

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-04-03
   listed $120,000 Active
3. 1984-08-24
   soldstatus $12,000

ⓘ 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: $4,861 · $405/mo
• Projected year-2 tax: $4,861 · $405/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 8/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$6,722
• − Property taxes: −$4,861
• − Insurance: −$5,718
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$3,491
• Taxable income: $1,384
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $2,393/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: Pennsville Public School District
• NCES district ID: 3409120
• Math proficiency: 12% ▼ -26.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $58,237
• Composite: 25.61/100
• National rank: #7411
• State rank: #356 of 472 in NJ

Livability — Pennsville

• Score: 72/100
• State rank: #225
• US rank: #6134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pennsville, NJ
• City population: 12,766
• Population (ZIP): 12,477

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: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Other Indo-European 4% Spanish 2%

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: ▼ -85.34%
• Current HPI: 275.2185
• 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

+900.0% since first listed

3 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-04-03 Listed $120,000 BRIGHT MLS
• 1984-08-24 Sold (Public Records) $12,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,861 · +2.1% YoY. Source: county tax records.