3575 Route 47 · Port Elizabeth, NJ 08348

$84,900

3 bd · 1.0 ba · 996 sqft · SingleFamily public records · 66 Days on market

Built 1975 Est $80k · 7% over

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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
• Appreciation +5.0/10.0
• ARV discount +4.6/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Ranch style home with a great floor plan in the heart of town. Take advantage of this "value add" opportunity suitable for a handy owner-occupant, first-time investor, small businesses owner looking for an "affordable" place to house workers, or experienced investor expanding their portfolio. Current home has a great floor plan including a spacious living space with tons of natural light, large kitchen, and tons of attic storage space. Property sold in as is condition with no warranties expressed or implied. One of sellers is a licensed real estate agent in the state of NJ.

Key facts

• Large kitchen
• Great floor plan
• 2 parking spots

Tags

• GREAT FLOOR PLAN
• SPACIOUS LIVING SPACE
• TONS OF NATURAL LIGHT
• LARGE KITCHEN
• TONS OF ATTIC STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Maurice River Township School District (rural): math 14% / reading 37% proficiency, ranked #376 of 472 in NJ (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.0% local appreciation)).
• Cumberland County population projected to shrink 7% 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.58% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.42%
• DSCR: 2.00
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $79,680
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3575 Route 47	0.00mi	3/1.0	996 (0%)	1mo	$80,000	$80	99
3575 Route	0.01mi	3/1.0	996 (0%)	1mo	$80,000	$80	99

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: 28.6%
• Equity multiple: 2.62×
• Total profit: $38,547
• Equity at exit: $38,175

10-year hold

• IRR: 29.1%
• Equity multiple: 5.11×
• Total profit: $97,653
• Equity at exit: $58,832

Cash invested: $23,772 (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 08348

• Active inventory: 3
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$135 /mo · $1,616/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $444

Break-even live

Break-even rent $779

Max offer price $84,900

Occupancy floor 62%

Sensitivity live

Price	-10% $492	-5% $468	+0% $444	+5% $420	+10% $396
Rent	-10% $338	-5% $391	+0% $444	+5% $497	+10% $550
Rate	-1.0pp $487	-0.5pp $466	base $444	+0.5pp $422	+1.0pp $400

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-25
   price $84,900 600-char remark

   Show marketing remark (600 chars)

   Ranch style home with a great floor plan in the heart of town. Take advantage of this "value add" opportunity suitable for a handy owner-occupant, first-time investor, small businesses owner looking for an "affordable" place to house workers, or experienced investor expanding their portfolio. Current home has a great floor plan including a spacious living space with tons of natural light, large kitchen, and tons of attic storage space. Property sold in as is condition with no warranties expressed or implied. One of sellers is a licensed real estate agent in the state of NJ.

2. 2026-04-10
   price $89,000 600-char remark

   Show marketing remark (600 chars)

   Ranch style home with a great floor plan in the heart of town. Take advantage of this "value add" opportunity suitable for a handy owner-occupant, first-time investor, small businesses owner looking for an "affordable" place to house workers, or experienced investor expanding their portfolio. Current home has a great floor plan including a spacious living space with tons of natural light, large kitchen, and tons of attic storage space. Property sold in as is condition with no warranties expressed or implied. One of sellers is a licensed real estate agent in the state of NJ.

3. 2026-04-06
   soldstatus $70,000
4. 2026-03-20
   listed $99,000 Active 600-char remark

   Show marketing remark (600 chars)

   Ranch style home with a great floor plan in the heart of town. Take advantage of this "value add" opportunity suitable for a handy owner-occupant, first-time investor, small businesses owner looking for an "affordable" place to house workers, or experienced investor expanding their portfolio. Current home has a great floor plan including a spacious living space with tons of natural light, large kitchen, and tons of attic storage space. Property sold in as is condition with no warranties expressed or implied. One of sellers is a licensed real estate agent in the state of NJ.

5. 2016-08-02
   soldstatus $16,200 Sold 78-char remark

   Show marketing remark (78 chars)

   3 beds and 1 bath in convenient location. Come check this one out! Great deal!

6. 2016-06-30
   historical Under Contract 78-char remark

   Show marketing remark (78 chars)

   3 beds and 1 bath in convenient location. Come check this one out! Great deal!

7. 2016-06-22
   price $15,000 78-char remark

   Show marketing remark (78 chars)

   3 beds and 1 bath in convenient location. Come check this one out! Great deal!

8. 2016-05-10
   historical
9. 2016-05-06
   price $30,000 78-char remark

   Show marketing remark (78 chars)

   3 beds and 1 bath in convenient location. Come check this one out! Great deal!

10. 2016-05-02
    listed $35,000 Active 78-char remark

    Show marketing remark (78 chars)

    3 beds and 1 bath in convenient location. Come check this one out! Great deal!

11. 2016-02-09
    listed $35,000 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: $1,616 · $135/mo
• Projected year-2 tax: $1,865 · $155/mo
• Expected delta: +$249/yr (+$21/mo · 15.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,091
• − Mortgage interest: −$4,756
• − Property taxes: −$1,616
• − Insurance: −$424
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,470
• Taxable income: $4,250
• Est. tax owed @ 24.0%: −$1,020
• After-tax cash flow: $4,309/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: Maurice River Township School District
• NCES district ID: 3409780
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 37% ▼ -3.00%
• Median HH income: $64,846
• Composite: 23.8/100
• National rank: #7810
• State rank: #376 of 472 in NJ

Livability — Port Elizabeth

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

Census & demographics

• Census place: Port Elizabeth, NJ
• City population: 191
• Population (ZIP): 191

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Foreign-born: 5%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

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

+142.6% since first listed

11 events — show timeline

• 2026-04-25 Price Changed $84,900 CMCMLS
• 2026-04-10 Price Changed $89,000 CMCMLS
• 2026-04-06 Sold (Public Records) $70,000 Public Records
• 2026-03-20 Listed $99,000 CMCMLS
• 2016-08-02 Sold (MLS) $16,200 SJSRMLS
• 2016-06-30 Contingent — SJSRMLS
• 2016-06-22 Price Changed $15,000 SJSRMLS
• 2016-05-10 Listing Removed — SJSRMLS
• 2016-05-06 Price Changed $30,000 SJSRMLS
• 2016-05-02 Listed $35,000 SJSRMLS
• 2016-02-09 Listed $35,000 SJSRMLS

Property tax history

-2.9%/yr

Latest (2025): $1,616 · -0.7% YoY. Source: county tax records.