529 Mcnaughton Ave · Deptford, NJ 08096

$160,000

2 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 55 Days on market

Built 1920 1.69 ac lot $145/sqft · 42% below area Est $278k · 42% under

---

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 +20.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +6.6/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Needs gone ASAP. Make an offer. Lot can be subdivided. Please do your own research.

Key facts

• 1.69 acre lot
• 2 parking spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Deptford Township Public School District (suburban): math 17% / reading 45% proficiency, ranked #326 of 472 in NJ (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 176 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $160k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 53% 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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1920 — 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: 1.16% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 7.2

CMA / ARV

• ARV (median comp): $278,172
• List price: $160,000
• Delta: -42.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
439 Pine Ave	0.13mi	3/1.0 (+1)	1,046 (-5%)	4mo	$215,000	$206	77
428 Pine Ave	0.16mi	2/1.0	1,008 (-8%)	2mo	$275,000	$273	77
522 1st Ave	0.13mi	3/1.0 (+1)	1,056 (-4%)	9mo	$212,000	$201	74
436 Rankin	0.12mi	2/1.0	940 (-15%)	2mo	$275,000	$293	68
411 Pine Ave	0.23mi	3/1.5 (+1)	1,161 (+5%)	15mo	$305,000	$263	61
640 Oak Ave	0.21mi	3/1.0 (+1)	1,200 (+9%)	16mo	$295,000	$246	57
1949 Bellmore Ave	0.65mi	3/2.0 (+1)	1,098 (-0%)	8mo	$310,000	$282	53
434 Summit Ave	0.32mi	3/1.5 (+1)	1,232 (+12%)	7mo	$350,000	$284	53
276 Crestview Ave	0.66mi	3/1.0 (+1)	1,040 (-6%)	7mo	$325,000	$313	49
840 May Ave	0.61mi	3/2.0 (+1)	1,152 (+4%)	11mo	$286,000	$248	46
2959 County House Rd	0.71mi	3/1.0 (+1)	1,200 (+9%)	15mo	$330,000	$275	34
210 Summit Ave	0.66mi	3/2.0 (+1)	1,236 (+12%)	19mo	$355,000	$287	24

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-16,118
• Equity at exit: $23,857

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-978
• Equity at exit: $13,834

Cash invested: $44,800 (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 08096

• Active inventory: 176
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$839
• Tax from tax record: −$339 /mo · $4,068/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $152

Break-even live

Break-even rent $1,660

Max offer price $160,000

Occupancy floor 87%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Hurffville Rd Unit A Deptford, NJ	3.0	1.0	1128	$1,999	$1.77	24d	1	0.33mi
227 Washington Ave Apt D2 Blackwood, NJ	1.0	1.0	700	$1,395	$1.99	10d	1	0.82mi
227 Washington Ave Blackwood, NJ	1.0	1.0	700	$1,375	$1.96	1d	1	0.82mi
230 Almonesson Rd Unit A Blackwood, NJ	2.0	1.0	900	$1,900	$2.11	10d	1	0.88mi
2049 Barnsboro Rd Blackwood, NJ	1.0	1.0	765	$1,540	$2.01	13d	1	0.97mi
241 Blackwood-Barnsboro Rd Unit 1207 Blackwood, NJ	2.0	1.5	800	$1,500	$1.88	13d	1	1.22mi
100 Blenheim-Erial Rd Blackwood, NJ	1.0–2.0	1.0–2.0	1439	$2,670	$1.85	1d	1	1.35mi
590 Lower Landing Rd Blackwood, NJ	3.0	1.0–1.5	1030	$2,087	$2.03	1d	10	1.40mi

Listing history 27 events

1. 2026-06-18
   days on market $160,000 Active 55 DOM
2. 2026-06-17
   days on market $160,000 Active 54 DOM
3. 2026-06-16
   days on market $160,000 Active 53 DOM
4. 2026-06-15
   days on market $160,000 Active 52 DOM
5. 2026-06-13
   days on market $160,000 Active 50 DOM
6. 2026-06-09
   days on market $160,000 Active 46 DOM
7. 2026-06-08
   days on market $160,000 Active 45 DOM
8. 2026-06-07
   days on market $160,000 Active 44 DOM
9. 2026-06-04
   days on market $160,000 Active 41 DOM
10. 2026-06-03
    days on market $160,000 Active 40 DOM
11. 2026-06-02
    days on market $160,000 Active 39 DOM
12. 2026-06-01
    days on market $160,000 Active 38 DOM
13. 2026-05-31
    days on market $160,000 Active 37 DOM
14. 2026-05-14
    price $160,000 83-char remark

    Show marketing remark (83 chars)

    Needs gone ASAP. Make an offer. Lot can be subdivided. Please do your own research.

15. 2026-04-22
    listed $184,999 Active 83-char remark

    Show marketing remark (83 chars)

    Needs gone ASAP. Make an offer. Lot can be subdivided. Please do your own research.

16. 2025-12-22
    historical
17. 2025-11-29
    price $184,999
18. 2025-10-09
    price $199,000
19. 2025-09-05
    price $215,000
20. 2025-07-01
    listed $249,900 Active
21. 2024-07-29
    soldstatus $99,999
22. 2024-07-12
    soldstatus $99,999 Closed
23. 2024-06-27
    historical Active Under Contract
24. 2024-06-20
    listed $100,000 Active
25. 1999-11-16
    soldstatus $25,000
26. 1996-11-21
    soldstatus $110,330
27. 1993-03-17
    soldstatus $50,000

ⓘ 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: $4,068 · $339/mo
• Projected year-2 tax: $4,068 · $339/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 X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,220
• − Mortgage interest: −$8,962
• − Property taxes: −$4,068
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$4,655
• Taxable loss: −$618
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $1,967/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: Deptford Township Public School District
• NCES district ID: 3403900
• Math proficiency: 17% ▼ -24.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $66,302
• Composite: 28.48/100
• National rank: #6741
• State rank: #326 of 472 in NJ

Livability — Deptford

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

Census & demographics

• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 35,336
• Household income: $89,013
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1044.0

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Black 12% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 1% Iranian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -239.24%
• Current HPI: 269.1606
• 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

+220.0% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $160,000 BRIGHT MLS
• 2026-04-22 Listed $184,999 BRIGHT MLS
• 2025-12-22 Listing Removed — BRIGHT MLS
• 2025-11-29 Price Changed $184,999 BRIGHT MLS
• 2025-10-09 Price Changed $199,000 BRIGHT MLS
• 2025-09-05 Price Changed $215,000 BRIGHT MLS
• 2025-07-01 Listed $249,900 BRIGHT MLS
• 2024-07-29 Sold (Public Records) $99,999 Public Records
• 2024-07-12 Sold (MLS) $99,999 BRIGHT MLS
• 2024-06-27 Contingent — BRIGHT MLS
• 2024-06-20 Listed $100,000 BRIGHT MLS
• 1999-11-16 Sold (Public Records) $25,000 Public Records
• 1996-11-21 Sold (Public Records) $110,330 Public Records
• 1993-03-17 Sold (Public Records) $50,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,068 · +2.1% YoY. Source: county tax records.