1081 Kings Hwy · Auburn, NJ 08098

$85,000

4 bd · 1.0 ba · 2,400 sqft · SingleFamily · 82 Days on market

Built 1750 0.39 ac lot $35/sqft · 83% below area ↓ 28% since listing

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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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attention history lovers! This large home was originally a tavern and stagecoach stop for weary travelers. The home is in need of major repair but showcases large rooms, two staircases and wide plank floors in many areas. Although not currently in use there are 5 fireplaces, including a walk-in fireplace in the kitchen. The small mailroom is still intact. There is an additional building that can serve as a garage and workshop. Use your vision to bring back the glory of this home and unlock its potential.

Key facts

• Large rooms
• Five fireplaces
• Two staircases

Tags

• LARGE ROOMS
• TWO STAIRCASES
• WIDE PLANK FLOORS
• FIVE FIREPLACES
• WALK-IN FIREPLACE
• ADDITIONAL BUILDING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k 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.
• Woodstown-Pilesgrove Regional School District (town): math 23% / reading 48% proficiency, ranked #259 of 472 in NJ (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 63 active listings in the ZIP; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1750 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1750 — 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: 2.37% ✓
• Cap rate: 20.45%
• Cash-on-cash: 50.57%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (median comp): $502,396
• List price: $85,000
• Delta: -83.08%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1096 Kings Hwy	0.09mi	4/2.0	2,330 (-3%)	14mo	$399,000	$171	75
143 County Home Rd	0.33mi	3/2.5 (-1)	2,080 (-13%)	11mo	$590,000	$284	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.1%
• Equity multiple: 5.63×
• Total profit: $110,200
• Equity at exit: $76,575

10-year hold

• IRR: 57.7%
• Equity multiple: 12.53×
• Total profit: $274,350
• Equity at exit: $165,136

Cash invested: $23,800 (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 08098

• Home prices YoY: 3.7%
• Active inventory: 63
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,013 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,003

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 45%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-13
   statusdays on market $85,000 Pending 82 DOM
2. 2026-06-09
   days on market $85,000 Active 81 DOM
3. 2026-06-08
   days on market $85,000 Active 80 DOM
4. 2026-06-07
   days on market $85,000 Active 79 DOM
5. 2026-06-04
   days on market $85,000 Active 76 DOM
6. 2026-06-03
   days on market $85,000 Active 75 DOM
7. 2026-06-02
   days on market $85,000 Active 74 DOM
8. 2026-06-01
   days on market $85,000 Active 73 DOM
9. 2026-05-31
   days on market $85,000 Active 72 DOM
10. 2026-03-20
    listed $85,000 Active 510-char remark

    Show marketing remark (510 chars)

    Attention history lovers! This large home was originally a tavern and stagecoach stop for weary travelers. The home is in need of major repair but showcases large rooms, two staircases and wide plank floors in many areas. Although not currently in use there are 5 fireplaces, including a walk-in fireplace in the kitchen. The small mailroom is still intact. There is an additional building that can serve as a garage and workshop. Use your vision to bring back the glory of this home and unlock its potential.

11. 2025-09-08
    historical
12. 2025-08-08
    status Active
13. 2025-08-02
    historical
14. 2025-06-01
    status Active
15. 2025-04-08
    status Pending
16. 2025-04-02
    listed $85,000 Active
17. 2025-01-17
    soldstatus $65,000 Closed
18. 2024-12-30
    status Pending
19. 2024-12-02
    listed $117,500 Active

ⓘ 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: $24,157
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$2,473
• Taxable income: $11,358
• Est. tax owed @ 24.0%: −$2,726
• After-tax cash flow: $9,309/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: Woodstown-Pilesgrove Regional School District
• NCES district ID: 3418330
• Math proficiency: 23% ▼ -25.00%
• Reading proficiency: 48% ▼ -18.00%
• Median HH income: $76,323
• Composite: 33.18/100
• National rank: #5539
• State rank: #259 of 472 in NJ

Livability — Auburn

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

Census & demographics

• Population (ZIP): 9,475

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 8% Black 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Romanian 4% Iranian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 10.27%
• Current HPI: 290.7359
• 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

-27.7% since first listed

10 events — show timeline

• 2026-03-20 Listed $85,000 BRIGHT MLS
• 2025-09-08 Listing Removed — BRIGHT MLS
• 2025-08-08 Relisted — BRIGHT MLS
• 2025-08-02 Listing Removed — BRIGHT MLS
• 2025-06-01 Relisted — BRIGHT MLS
• 2025-04-08 Pending — BRIGHT MLS
• 2025-04-02 Listed $85,000 BRIGHT MLS
• 2025-01-17 Sold (MLS) $65,000 BRIGHT MLS
• 2024-12-30 Pending — BRIGHT MLS
• 2024-12-02 Listed $117,500 BRIGHT MLS