52 Caroline Ave · Hamilton, NJ 08610-6532

$280,000

4 bd · 2.0 ba · 1,269 sqft · SingleFamily public records · 53 Days on market

Built 1945 5,227 sqft lot Est $325k · 14% under

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Why this score? — see what drove the D 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).

• ARV discount +13.7/15.0
• Cash flow +9.8/30.0
• Appreciation +5.0/10.0
• 1% rule +3.4/10.0
• DSCR +2.8/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in desirable Hamilton Township, this 4-bedroom, 2-bath home presents a strong opportunity for investors, rehabbers, or buyers looking to add value. Featuring a detached garage, functional layout, and generous potential for renovation, this property is ideal for a full update or customization project. Endless possibilities to reimagine and maximize its value in a convenient location close to shopping, schools, parks, and major commuter routes. Property is being sold strictly as-is

Key facts

• Close to parks
• Close to schools
• Functional layout

Tags

• DETACHED GARAGE
• FUNCTIONAL LAYOUT
• CONVENIENT LOCATION
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Attached garage (1 space); Driveway parking
• Utilities: Public water; Public sewer (public septic); Underground utilities
• Home design: Detached property; Shingle/asphalt roof
• Construction: Brick construction with brick front; Other foundation
• Exterior features: Enclosed outdoor living area; Porch(es); Lot approximately 53 x 100

Interior

• Kitchen: Dishwasher; Microwave; Gas range/oven; Refrigerator
• Bedrooms: 4 bedrooms on main level
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms (including 2 full on main level)
• Heating & cooling: Window air conditioning units; Natural gas heating; Natural gas hot water
• Interior features: Soaking tub; Eat-in kitchen; Basement (other type)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (15.8% below list).
• Recommended offer: $236k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Hamilton Township Public School District (suburban): math 17% / reading 41% proficiency, ranked #338 of 472 in NJ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Mercer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $109k; list at $280k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $235,846 (15.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $324,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 Fitzrandolph Ave	0.13mi	3/1.0 (-1)	1,200 (-5%)	4mo	$310,000	$258	72
130 Reed	0.30mi	4/1.0	1,300 (+2%)	12mo	$345,000	$265	68
34 Andrew St	0.15mi	3/1.0 (-1)	1,340 (+6%)	9mo	$320,000	$239	67
412 Home Ave	0.33mi	3/2.0 (-1)	1,340 (+6%)	9mo	$205,000	$153	63
1521 S Clinton Ave	0.44mi	4/1.5	1,348 (+6%)	6mo	$208,000	$154	62
44 Jeremiah Ave	0.05mi	3/1.0 (-1)	1,108 (-13%)	7mo	$325,000	$293	62
1816 Chambers St	0.70mi	3/1.5 (-1)	1,279 (+1%)	6mo	$290,000	$227	54
317 Hewitt Ave	0.49mi	3/2.0 (-1)	1,357 (+7%)	9mo	$400,000	$295	53
67 Jersey St	0.57mi	3/2.0 (-1)	1,316 (+4%)	12mo	$195,000	$148	52
27 Annabelle Ave	0.43mi	3/1.5 (-1)	1,426 (+12%)	4mo	$365,000	$256	49
1919--1921 Clinton	0.53mi	3/1.0 (-1)	1,408 (+11%)	1mo	$250,000	$178	48
228 Jeremiah Ave	0.33mi	3/1.0 (-1)	1,104 (-13%)	13mo	$365,000	$331	43

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: 4.0%
• Equity multiple: 1.23×
• Total profit: $18,074
• Equity at exit: $125,900

10-year hold

• IRR: 7.3%
• Equity multiple: 2.11×
• Total profit: $86,726
• Equity at exit: $194,027

Cash invested: $78,400 (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 08610-6532

• Active inventory: 1
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,358 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$460 /mo · $5,518/yr
• Insurance: −$117
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-248

Break-even live

Break-even rent $2,672

Max offer price $236,176

Occupancy floor —

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
233 Virginia Ave Trenton, NJ	3.0	1.0	1302	$2,500	$1.92	12d	1	0.13mi
1049 Genesee St Trenton, NJ	3.0	1.0	1270	$2,300	$1.81	21d	1	0.37mi
313 Home Ave Trenton, NJ	3.0	1.0	1112	$2,100	$1.89	13d	1	0.40mi
1132 Genesee St Unit 1132 Trenton, NJ	3.0	1.0	1198	$2,500	$2.09	21d	1	0.41mi
244 Jersey St Trenton, NJ	3.0	1.5	1368	$2,300	$1.68	13d	1	0.42mi
1103 Division St Trenton, NJ	4.0	1.0	1296	$2,000	$1.54	21d	1	0.46mi
234 Howell St Trenton, NJ	3.0	3.0	1656	$3,600	$2.17	21d	1	0.59mi
705 Anderson St Trenton, NJ	3.0	1.0	1132	$1,800	$1.59	13d	1	0.62mi
547 Centre St Trenton, NJ	3.0	1.0	1060	$1,850	$1.75	21d	1	0.88mi
700 Schiller Ave Trenton, NJ	3.0	1.0	1558	$2,500	$1.60	13d	1	0.90mi
635 Chambers St Trenton, NJ	4.0	2.0	1312	$2,500	$1.91	13d	1	1.19mi
121 Columbus Ave Trenton, NJ	3.0	1.0	1050	$1,900	$1.81	21d	1	1.22mi

Listing history 7 events

1. 2026-06-01
   days on marketlisting id $280,000 Active 53 DOM
2. 2026-05-31
   days on market $280,000 Active 52 DOM
3. 2026-05-30
   days on market $280,000 Active 51 DOM
4. 2026-04-09
   listed $280,000 Active

   Show marketing remark (492 chars)

   Located in desirable Hamilton Township, this 4-bedroom, 2-bath home presents a strong opportunity for investors, rehabbers, or buyers looking to add value. Featuring a detached garage, functional layout, and generous potential for renovation, this property is ideal for a full update or customization project. Endless possibilities to reimagine and maximize its value in a convenient location close to shopping, schools, parks, and major commuter routes. Property is being sold strictly as-is

5. 2026-04-09
   listed $280,000 Active 492-char remark

   Show marketing remark (492 chars)

   Located in desirable Hamilton Township, this 4-bedroom, 2-bath home presents a strong opportunity for investors, rehabbers, or buyers looking to add value. Featuring a detached garage, functional layout, and generous potential for renovation, this property is ideal for a full update or customization project. Endless possibilities to reimagine and maximize its value in a convenient location close to shopping, schools, parks, and major commuter routes. Property is being sold strictly as-is

6. 2026-04-09
   listed $280,000 Active 492-char remark

   Show marketing remark (492 chars)

   Located in desirable Hamilton Township, this 4-bedroom, 2-bath home presents a strong opportunity for investors, rehabbers, or buyers looking to add value. Featuring a detached garage, functional layout, and generous potential for renovation, this property is ideal for a full update or customization project. Endless possibilities to reimagine and maximize its value in a convenient location close to shopping, schools, parks, and major commuter routes. Property is being sold strictly as-is

7. 1996-04-04
   soldstatus $109,000

ⓘ 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: $5,518 · $460/mo
• Projected year-2 tax: $6,245 · $520/mo
• Expected delta: +$727/yr (+$61/mo · 13.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,302
• − Mortgage interest: −$15,684
• − Property taxes: −$5,518
• − Insurance: −$2,198
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$8,145
• Taxable loss: −$7,771
• Est. tax savings @ 24.0%: +$1,865
• After-tax cash flow: $-1,112/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: Hamilton Township Public School District
• NCES district ID: 3406540
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $71,425
• Composite: 27.33/100
• National rank: #6990
• State rank: #338 of 472 in NJ

Livability — Hamilton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+156.9% since first listed

4 events — show timeline

• 2026-04-09 Listed $280,000 GSMLS
• 2026-04-09 Listed $280,000 CJMLS
• 2026-04-09 Listed $280,000 BRIGHT MLS
• 1996-04-04 Sold (Public Records) $109,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $5,518 · +5.2% YoY. Source: county tax records.