129 Karen Dr · Williamstown, NJ 08094

$315,000

4 bd · 3.5 ba · 2,706 sqft · SingleFamily public records · 12 Days on market

Built 1980 10,123 sqft lot Est $571k · 45% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +4.6/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must see to appreciate! Beautifully maintained Split Level on beautiful wooded lot boasting In-Law Suite with private entrance. In-Law Suite includes Bed/Lrg Bath/Kitchen/Bonus room. Main Home offers a large Family Room with Brick Fireplace, large Living Room, Formal Dining Room, Eat-In Kitchen and so much more. Main Level bathrooms are beautifully remodeled, and the upper level offers newer hardwood flooring throughtout. Outside you'll enjoy a large deck, shed on a concrete slab, a fenced in yard and so much more! Pool table, gym equipment, and appliances are negotiable. Be sure not to miss this one!

Key facts

• 0.23 acre lot
• 4 parking spots
• Built 1980

Property features AI

Finance

• Other: Ownership: Fee simple; Not in a federal flood zone; Property condition listed as below average

Exterior

• Parking: Concrete driveway; Driveway parking with 4 spaces total
• Utilities: Public water; Public sewer; Municipal trash service; Hot water: natural gas
• Home design: Detached structure; Pitched asphalt shingle roof; Entry level bedroom present; Lot dimensions approximately 75 x 135
• Construction: Frame construction with aluminum siding and stucco; Foundation: block, crawl space and slab; Shed on property; Built year reported by assessor
• Exterior features: Deck(s); Exterior lighting; Gutter system; Sidewalks; Street lights; Chain link, wood, and privacy fencing; Front and rear yards with landscaping; Level, private lot with trees/wooded

Interior

• Kitchen: Dishwasher; Gas and electric range/oven; Refrigerator; Pantry; Eat-in kitchen; Breakfast area; Upgraded countertops
• Bedrooms: Three bedrooms on main level; One bedroom on lower level
• Flooring: Hardwood; Carpet; Ceramic tile; Wood floors
• Bathrooms: Three full bathrooms total; One half bathroom total; Two full baths on main level; One full and one half bath on lower level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Second kitchen; Attic; Tub and stall showers; Ceiling fans; Dining area with formal separate dining room; Traditional floor plan; Eat-in kitchen and breakfast area; Pantry; Master bath(s); Upgraded countertops; Recessed lighting; Walk-in closet(s); Chair railings; Entry level bedroom; Kitchen efficiency
• Laundry & utility: Washer and dryer; Laundry located on lower floor; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $315k).
• Cap rate 6.7% vs local median 4.9% in Williamstown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#289 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Radix Elementary (math 27% / reading 52%, grade F, #471 of 1,303 statewide, top 39%, 619 students, 30% FRL); Williamstown Middle School (math 18% / reading 43%, grade F, #303 of 431 statewide, top 72%, 1,819 students, 30% FRL); Williamstown High School (math 21% / reading 50%, grade F, #234 of 399 statewide, top 59%, 1,782 students, 26% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 270 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• This rent runs 41% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 $185k; list at $315k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 66% 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 $315,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $570,966
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 Staggerbush Rd	0.44mi	4/2.5	2,652 (-2%)	22mo	$575,000	$217	54
1686 Carriage Dr	0.57mi	4/2.5	2,393 (-12%)	2mo	$600,000	$251	49
1417 Cranleigh Ln	0.46mi	4/2.5	2,507 (-7%)	18mo	$530,000	$211	47
1669 Bracken Dr	0.74mi	4/2.5	2,617 (-3%)	12mo	$650,000	$248	46
209 Mimosa Ct	0.49mi	4/2.5	2,528 (-7%)	20mo	$430,000	$170	45
1778 Carriage Dr	0.61mi	4/2.5	2,916 (+8%)	14mo	$525,000	$180	43
1740 Black Oak Rd	0.29mi	4/1.5	2,356 (-13%)	24mo	$279,999	$119	37

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-44,575
• Equity at exit: $46,968

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-29,791
• Equity at exit: $27,235

Cash invested: $88,200 (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 08094

• Active inventory: 270
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,292 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$720 /mo · $8,639/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $98

Break-even live

Break-even rent $3,168

Max offer price $315,000

Occupancy floor 92%

Sensitivity live

Price	-10% $276	-5% $187	+0% $98	+5% $8	+10% $-81
Rent	-10% $-162	-5% $-32	+0% $98	+5% $228	+10% $358
Rate	-1.0pp $256	-0.5pp $178	base $98	+0.5pp $16	+1.0pp $-67

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1884 Forest Dr Williamstown, NJ	4.0	2.5	2308	$3,050	$1.32	22d	1	0.71mi
2238 S Black Horse Pike Unit A Williamstown, NJ	5.0	2.0	1999	$2,200	$1.10	0d	1	1.11mi
913 Hampton Way Williamstown, NJ	4.0	2.0	2012	$2,750	$1.37	0d	1	1.25mi

Listing history 18 events

1. 2026-06-16
   status $315,000 Pending 12 DOM
2. 2026-06-04
   status $315,000 Active Under Contract 12 DOM
3. 2026-06-03
   days on market $315,000 Active 12 DOM
4. 2026-06-02
   days on market $315,000 Active 11 DOM
5. 2026-06-01
   days on market $315,000 Active 10 DOM
6. 2026-05-31
   days on market $315,000 Active 9 DOM
7. 2026-05-23
   listed $315,000 Active
8. 2026-05-20
   historical $315,000
9. 2011-09-12
   soldstatus $185,000
10. 2011-07-26
    soldstatus $185,000 610-char remark

    Show marketing remark (614 chars)

    Must see to appreciate! Beautifully maintained Split Level on beautiful wooded lot boasting In-Law Suite with private entrance. In-Law Suite includes Bed/Lrg Bath/Kitchen/Bonus room. Main Home offers a large Family Room with Brick Fireplace, large Living Room,Formal Dining Room, Eat-In Kitchen and so much more. Main Level bathrooms are beautifully remodeled, and the upper level offers newer hardwood flooring throughtout. Outside you'll enjoy a large deck, shed on a concrete slab, a fenced in yard and so much more! Pool table, gym equipment, and appliances are negotiable. Be sure not to miss this one!

11. 2011-07-26
    soldstatus $185,000 614-char remark

    Show marketing remark (614 chars)

    Must see to appreciate! Beautifully maintained Split Level on beautiful wooded lot boasting In-Law Suite with private entrance. In-Law Suite includes Bed/Lrg Bath/Kitchen/Bonus room. Main Home offers a large Family Room with Brick Fireplace, large Living Room,Formal Dining Room, Eat-In Kitchen and so much more. Main Level bathrooms are beautifully remodeled, and the upper level offers newer hardwood flooring throughtout. Outside you'll enjoy a large deck, shed on a concrete slab, a fenced in yard and so much more! Pool table, gym equipment, and appliances are negotiable. Be sure not to miss this one!

12. 2011-06-20
    historical 610-char remark

    Show marketing remark (610 chars)

    Must see to appreciate! Beautifully maintained Split Level on beautiful wooded lot boasting In-Law Suite with private entrance. In-Law Suite includes Bed/Lrg Bath/Kitchen/Bonus room. Main Home offers a large Family Room with Brick Fireplace, large Living Room, Formal Dining Room, Eat-In Kitchen and so much more. Main Level bathrooms are beautifully remodeled, and the upper level offers newer hardwood flooring throughtout. Outside you'll enjoy a large deck, shed on a concrete slab, a fenced in yard and so much more! Pool table, gym equipment, and appliances are negotiable. Be sure not to miss this one!

13. 2011-05-10
    listed $185,000 610-char remark

    Show marketing remark (614 chars)

    Must see to appreciate! Beautifully maintained Split Level on beautiful wooded lot boasting In-Law Suite with private entrance. In-Law Suite includes Bed/Lrg Bath/Kitchen/Bonus room. Main Home offers a large Family Room with Brick Fireplace, large Living Room,Formal Dining Room, Eat-In Kitchen and so much more. Main Level bathrooms are beautifully remodeled, and the upper level offers newer hardwood flooring throughtout. Outside you'll enjoy a large deck, shed on a concrete slab, a fenced in yard and so much more! Pool table, gym equipment, and appliances are negotiable. Be sure not to miss this one!

14. 2011-05-10
    listed $185,000 614-char remark

    Show marketing remark (614 chars)

    Must see to appreciate! Beautifully maintained Split Level on beautiful wooded lot boasting In-Law Suite with private entrance. In-Law Suite includes Bed/Lrg Bath/Kitchen/Bonus room. Main Home offers a large Family Room with Brick Fireplace, large Living Room,Formal Dining Room, Eat-In Kitchen and so much more. Main Level bathrooms are beautifully remodeled, and the upper level offers newer hardwood flooring throughtout. Outside you'll enjoy a large deck, shed on a concrete slab, a fenced in yard and so much more! Pool table, gym equipment, and appliances are negotiable. Be sure not to miss this one!

15. 2011-05-09
    historical
16. 2010-11-09
    listed $199,000
17. 1994-09-06
    soldstatus $134,900
18. 1979-08-01
    soldstatus $60,790

ⓘ 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: $8,639 · $720/mo
• Projected year-2 tax: $8,639 · $720/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,504
• − Mortgage interest: −$17,645
• − Property taxes: −$8,639
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,160
• − Management: −$3,160
• − Depreciation: −$9,164
• Taxable loss: −$3,839
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $2,093/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Williamstown

• Score: 69/100
• State rank: #289
• US rank: #8603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 41,595
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 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: ▼ -213.12%
• Current HPI: 278.3849
• 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

+418.2% since first listed

12 events — show timeline

• 2026-05-23 Listed $315,000 BRIGHT MLS
• 2026-05-20 Coming Soon $315,000 BRIGHT MLS
• 2011-09-12 Sold (Public Records) $185,000 Public Records
• 2011-07-26 Sold (MLS) $185,000 TREND
• 2011-07-26 Sold (MLS) $185,000 BRIGHT MLS
• 2011-06-20 Listing Removed — BRIGHT MLS
• 2011-05-10 Listed $185,000 TREND
• 2011-05-10 Listed $185,000 BRIGHT MLS
• 2011-05-09 Listing Removed — BRIGHT MLS
• 2010-11-09 Listed $199,000 BRIGHT MLS
• 1994-09-06 Sold (Public Records) $134,900 Public Records
• 1979-08-01 Sold (Public Records) $60,790 Public Records

Property tax history

+0.9%/yr

Latest (2025): $8,639 · +2.9% YoY. Source: county tax records.