30 High St · Blairstown, NJ 07825

$299,999

5 bd · 2.0 ba · — sqft · MultiFamily · 44 Days on market

Built 1890 0.30 ac lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Don't miss this 2-story Duplex located in Blairstown! Home offers shared enclosed porch, storage shed, very large fenced yard perfect for recreational activities plus an outbuilding! Each unit features a living room, kitchen, 2 beds & 1 full bath. TONS of potential and plenty of ways to put your style into this home!Check this one today! Being sold AS IS, WHERE IS, Buyer is responsible for all inspections, CO and certifications. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. All room dimensions are approximate & need to be verified by the buyer. There is a 5-day waiting period on all new listings. Offer will not negotiate until after the 5th day on market.

Key facts

• 0.3 acre lot
• Parking
• Pool

Property features AI

Finance

• Other: Listing broker: HOUWZER
• Financial info: Two-unit property; Reported net operating income: 0; Reported gross operating income: 0; Reported total operating expenses: 0; Unit 1 rent listed as 2 (value entered in source); Unit 2 rent listed as 0 (value entered in source); Unit 1 security deposit listed as $2 (value entered in source)

Exterior

• Parking: 1 parking space; Driveway with a single-car width
• Utilities: Electric service; Private water source; Septic sewer
• Home design: Duplex, side-by-side configuration; Two levels in each unit
• Construction: Vinyl siding; Asphalt shingle roof; Approximate year built
• Exterior features: Deck; In-ground pool; Hot tub; Partially fenced yard; Barbecue

Interior

• Kitchen: Unit 1: kitchen (see remarks for appliances); Unit 2: kitchen (see remarks for appliances)
• Bedrooms: Unit 1: 5 bedrooms; Unit 2: 3 bedrooms
• Bathrooms: 2 full bathrooms (total); Unit 1: 5 bathrooms; Unit 2: 2 bathrooms
• Heating & cooling: Two heating units; No listed heating fuel type
• Interior features: Unfinished basement; Dining room; Living room
• Laundry & utility: Unit 2: laundry room; Owner pays electric for both units

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#490 in NJ) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, crime A; Watch: schools C-, cost of living C-, amenities D.
• North Warren Regional School District (rural): math 28% / reading 56% proficiency, ranked #193 of 472 in NJ (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: 12 active listings in the ZIP; 630 units permitted in Warren County in 2024 (315 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 $9k of value loss. Plan a longer hold.
• Warren County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $300k implies a 362% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $290,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1890 — 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. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-7,571
• Equity at exit: $44,731

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $46,400
• Equity at exit: $25,938

Cash invested: $84,000 (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 07825

• Home prices YoY: -6.9%
• Active inventory: 12
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $3,439 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $644

Break-even live

Break-even rent $2,624

Max offer price $299,999

Occupancy floor 76%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,720
1× unit	3	1	$1,720
Total (2 units)			$3,439

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $299,999 Active 44 DOM
2. 2026-06-18
   days on market $299,999 Active 43 DOM
3. 2026-06-17
   days on market $299,999 Active 42 DOM
4. 2026-06-16
   days on market $299,999 Active 41 DOM
5. 2026-06-15
   days on market $299,999 Active 40 DOM
6. 2026-06-14
   days on market $299,999 Active 38 DOM
7. 2026-06-13
   days on market $299,999 Active 37 DOM
8. 2026-06-10
   days on market $299,999 Active 35 DOM
9. 2026-06-09
   days on market $299,999 Active 34 DOM
10. 2026-06-08
    days on market $299,999 Active 33 DOM
11. 2026-06-07
    days on market $299,999 Active 32 DOM
12. 2026-06-05
    days on market $299,999 Active 29 DOM
13. 2026-06-03
    days on market $299,999 Active 28 DOM
14. 2026-06-02
    days on market $299,999 Active 27 DOM
15. 2026-06-01
    days on market $299,999 Active 26 DOM
16. 2026-05-31
    days on market $299,999 Active 25 DOM
17. 2026-05-30
    days on market $299,999 Active 24 DOM
18. 2026-05-06
    listed $299,999 Active
19. 2020-06-15
    soldstatus $65,000 Sold

    Show marketing remark (806 chars)

    Don't miss this 2-story Duplex located in Blairstown! Home offers shared enclosed porch, storage shed, very large fenced yard perfect for recreational activities plus an outbuilding! Each unit features a living room, kitchen, 2 beds & 1 full bath. TONS of potential and plenty of ways to put your style into this home!Check this one today! Being sold AS IS, WHERE IS, Buyer is responsible for all inspections, CO and certifications. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. All room dimensions are approximate & need to be verified by the buyer. There is a 5-day waiting period on all new listings. Offer will not negotiate until after the 5th day on market.

20. 2020-06-15
    soldstatus $65,000 Closed

    Show marketing remark (806 chars)

    Don't miss this 2-story Duplex located in Blairstown! Home offers shared enclosed porch, storage shed, very large fenced yard perfect for recreational activities plus an outbuilding! Each unit features a living room, kitchen, 2 beds & 1 full bath. TONS of potential and plenty of ways to put your style into this home!Check this one today! Being sold AS IS, WHERE IS, Buyer is responsible for all inspections, CO and certifications. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. All room dimensions are approximate & need to be verified by the buyer. There is a 5-day waiting period on all new listings. Offer will not negotiate until after the 5th day on market.

21. 2020-05-12
    status Pending

    Show marketing remark (806 chars)

    Don't miss this 2-story Duplex located in Blairstown! Home offers shared enclosed porch, storage shed, very large fenced yard perfect for recreational activities plus an outbuilding! Each unit features a living room, kitchen, 2 beds & 1 full bath. TONS of potential and plenty of ways to put your style into this home!Check this one today! Being sold AS IS, WHERE IS, Buyer is responsible for all inspections, CO and certifications. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. All room dimensions are approximate & need to be verified by the buyer. There is a 5-day waiting period on all new listings. Offer will not negotiate until after the 5th day on market.

22. 2020-05-12
    historical

    Show marketing remark (806 chars)

    Don't miss this 2-story Duplex located in Blairstown! Home offers shared enclosed porch, storage shed, very large fenced yard perfect for recreational activities plus an outbuilding! Each unit features a living room, kitchen, 2 beds & 1 full bath. TONS of potential and plenty of ways to put your style into this home!Check this one today! Being sold AS IS, WHERE IS, Buyer is responsible for all inspections, CO and certifications. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. All room dimensions are approximate & need to be verified by the buyer. There is a 5-day waiting period on all new listings. Offer will not negotiate until after the 5th day on market.

23. 2020-04-29
    listed $75,000 Active

    Show marketing remark (806 chars)

    Don't miss this 2-story Duplex located in Blairstown! Home offers shared enclosed porch, storage shed, very large fenced yard perfect for recreational activities plus an outbuilding! Each unit features a living room, kitchen, 2 beds & 1 full bath. TONS of potential and plenty of ways to put your style into this home!Check this one today! Being sold AS IS, WHERE IS, Buyer is responsible for all inspections, CO and certifications. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. All room dimensions are approximate & need to be verified by the buyer. There is a 5-day waiting period on all new listings. Offer will not negotiate until after the 5th day on market.

24. 2020-04-26
    listed $75,000 Active
25. 2020-01-18
    price $85,000
26. 2019-11-26
    price $86,900
27. 2019-09-30
    price $87,500

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

Taxation est. · year 1

• Rental income: $41,268
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,301
• − Management: −$3,301
• − Depreciation: −$8,727
• Taxable income: $3,133
• Est. tax owed @ 24.0%: −$752
• After-tax cash flow: $6,971/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: North Warren Regional School District
• NCES district ID: 3409550
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $86,925
• Composite: 39.57/100
• National rank: #3931
• State rank: #193 of 472 in NJ

Livability — Blairstown

• Score: 59/100
• State rank: #490
• US rank: #19828

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blairstown, NJ
• City population: 9,271
• Population (ZIP): 9,271

Population outlook (Warren County) Hauer SSP2

• Today (2025): 105,498 people
• By 2030: 103,974 · -1.4%
• By 2040: 99,748 · -5.5%
• By 2050: 94,535 · -10.4%
• By 2075: 87,220 · -17.3%
• By 2100: 80,421 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 5% Black 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Warren

• 2024 margin: Strong R (+20.7) · D 38.8% · R 59.5% · Other 1.8%
• 2008→2024 swing: -6.7pp toward R · 2008: -14.0pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+16.2 2016: R+25.6 2012: R+15.8 2008: R+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.16%
• Current HPI: 217.9044
• 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

+242.9% since first listed

10 events — show timeline

• 2026-05-06 Listed $299,999 GSMLS
• 2020-06-15 Sold (MLS) $65,000 BRIGHT MLS
• 2020-06-15 Sold (MLS) $65,000 GSMLS
• 2020-05-12 Pending — BRIGHT MLS
• 2020-05-12 Delisted — GSMLS
• 2020-04-29 Listed $75,000 BRIGHT MLS
• 2020-04-26 Listed $75,000 GSMLS
• 2020-01-18 Price Changed $85,000 NJMLS
• 2019-11-26 Price Changed $86,900 NJMLS
• 2019-09-30 Price Changed $87,500 NJMLS