321 E New St · Glassboro, NJ 08028

$355,000

6 bd · 2.0 ba · 2,352 sqft · SingleFamily public records · 104 Days on market

Built 1971 8,015 sqft lot Est $294k · 21% over

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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).

• Cash flow +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stop the Car. .. this is the one! This classic bi-level featuring 4 bedrooms (possibly 5) with 2 full baths is finally hitting the market! Only one family has ever lived here and lovingly cared for this beauty of a home. On the main level there is a living and dining room, a full eat-in kitchen plus a gorgeous sunroom with slider to the rear yard. Three bedrooms with a full bath are also on the main level. Downstairs you will find another large bedroom, full bathroom with stall shower, a family room/game room, a den/office, a dedicated laundry room with access to the exterior, and also tons of storage! This home would make a perfect starter home but it can easily accommodate a large family with all of the space it offers. Outside there is a nice sized back yard to enjoy. One-Car attached garage with even more storage. Close to the University, shopping and an easy commute to Philadelphia, Delaware, even the Jersey Shore. This home is completely move-in ready with brand new HVAC and newer roof, but the Seller will be selling it in as-is condition and it will be the responsibility of the Buyer to obtain the Certificate of Occupancy and any certifications necessary for Final Settlement.

Key facts

• 8,015 sq ft lot
• Built 1971
• Listed 104 days

Tags

• MINUTES FROM ROWAN UNIVERSITY
• HIGHLY DESIRABLE AREA

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Detached structure; Frame construction
• Construction: Frame construction materials; Other foundation; Other above- and below-grade structures
• Exterior features: No tidal water

Interior

• Bedrooms: Three bedrooms on the main level; Three bedrooms on the first upper level
• Bathrooms: One full bathroom (all upper levels); One full bathroom on the first upper level; One half bathroom on the main level; One half bathroom total
• Heating & cooling: Natural gas heating; Central air conditioning; Natural gas hot water
• Interior features: Basement present (other type)

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $355k).
• Recommended offer: $323k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.5% in Glassboro — 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 81/100 on livability (#57 in NJ, #1,498 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D+, cost of living D-.
• Glassboro School District (suburban): math 10% / reading 33% proficiency, ranked #412 of 472 in NJ (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.6%/yr); 75 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).
• At $3,777/mo this rent would consume 51% of the median local household income ($89k/yr) (locally 775% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 104 days — a 9% lower offer ($323k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• 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 $323,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.06% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $294,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 State St	0.42mi	5/2.5 (-1)	2,277 (-3%)	1mo	$285,000	$125	67
104 S Main St	0.71mi	6/2.5	2,528 (+8%)	9mo	$185,000	$73	45
35 N Delsea Dr	0.38mi	5/2.0 (-1)	2,082 (-12%)	16mo	$360,000	$173	45

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 · 4.64% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.72×
• Total profit: $-27,451
• Equity at exit: $52,932

10-year hold

• IRR: 4.3%
• Equity multiple: 1.34×
• Total profit: $33,973
• Equity at exit: $30,694

Cash invested: $99,400 (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 08028

• Home prices YoY: -21.2%
• Rents YoY: 4.6%
• Active inventory: 75
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,777 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$604 /mo · $7,245/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$793
• Net cashflow: $370

Break-even live

Break-even rent $3,308

Max offer price $355,000

Occupancy floor 85%

Sensitivity live

Price	-10% $571	-5% $471	+0% $370	+5% $270	+10% $169
Rent	-10% $72	-5% $221	+0% $370	+5% $519	+10% $669
Rate	-1.0pp $549	-0.5pp $461	base $370	+0.5pp $278	+1.0pp $185

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Mc Clelland Ave Glassboro, NJ	5.0	2.5	1681	$3,000	$1.78	13d	1	0.15mi
25 Church St Glassboro, NJ	6.0	2.0	2027	$2,850	$1.41	19d	1	0.84mi
107 Laurel Ave Glassboro, NJ	5.0	2.0	1891	$2,875	$1.52	10d	1	0.95mi
409 Pewter Ct Unit 1 Glassboro, NJ	6.0	3.5	2746	$4,600	$1.68	5d	1	1.00mi
409 Pewter Ct Unit 4BEDS Glassboro, NJ	6.0	3.5	2746	$4,600	$1.68	10d	1	1.00mi
1 Cornell Rd Glassboro, NJ	5.0	3.0	1803	$3,600	$2.00	15d	1	1.24mi
201 University Blvd Glassboro, NJ	6.0	2.0	1809	$3,600	$1.99	19d	1	1.30mi

Listing history 23 events

1. 2026-06-18
   days on market $355,000 Active 104 DOM
2. 2026-06-17
   days on market $355,000 Active 103 DOM
3. 2026-06-16
   days on market $355,000 Active 102 DOM
4. 2026-06-15
   days on market $355,000 Active 101 DOM
5. 2026-06-13
   days on market $355,000 Active 99 DOM
6. 2026-06-13
   pricedays on market $355,000 Active 98 DOM
7. 2026-06-09
   days on market $365,000 Active 95 DOM
8. 2026-06-08
   days on market $365,000 Active 94 DOM
9. 2026-06-07
   days on market $365,000 Active 93 DOM
10. 2026-06-04
    days on market $365,000 Active 90 DOM
11. 2026-06-03
    days on market $365,000 Active 89 DOM
12. 2026-06-02
    days on market $365,000 Active 88 DOM
13. 2026-06-01
    days on market $365,000 Active 87 DOM
14. 2026-05-31
    days on market $365,000 Active 86 DOM
15. 2026-03-06
    listed $365,000 Active
16. 2026-03-06
    historical $365,000
17. 2024-01-18
    soldstatus $330,000
18. 2023-12-15
    soldstatus $330,000 Closed 1204-char remark

    Show marketing remark (1204 chars)

    Stop the Car. .. this is the one! This classic bi-level featuring 4 bedrooms (possibly 5) with 2 full baths is finally hitting the market! Only one family has ever lived here and lovingly cared for this beauty of a home. On the main level there is a living and dining room, a full eat-in kitchen plus a gorgeous sunroom with slider to the rear yard. Three bedrooms with a full bath are also on the main level. Downstairs you will find another large bedroom, full bathroom with stall shower, a family room/game room, a den/office, a dedicated laundry room with access to the exterior, and also tons of storage! This home would make a perfect starter home but it can easily accommodate a large family with all of the space it offers. Outside there is a nice sized back yard to enjoy. One-Car attached garage with even more storage. Close to the University, shopping and an easy commute to Philadelphia, Delaware, even the Jersey Shore. This home is completely move-in ready with brand new HVAC and newer roof, but the Seller will be selling it in as-is condition and it will be the responsibility of the Buyer to obtain the Certificate of Occupancy and any certifications necessary for Final Settlement.

19. 2023-12-04
    status Pending 1204-char remark

    Show marketing remark (1204 chars)

    Stop the Car. .. this is the one! This classic bi-level featuring 4 bedrooms (possibly 5) with 2 full baths is finally hitting the market! Only one family has ever lived here and lovingly cared for this beauty of a home. On the main level there is a living and dining room, a full eat-in kitchen plus a gorgeous sunroom with slider to the rear yard. Three bedrooms with a full bath are also on the main level. Downstairs you will find another large bedroom, full bathroom with stall shower, a family room/game room, a den/office, a dedicated laundry room with access to the exterior, and also tons of storage! This home would make a perfect starter home but it can easily accommodate a large family with all of the space it offers. Outside there is a nice sized back yard to enjoy. One-Car attached garage with even more storage. Close to the University, shopping and an easy commute to Philadelphia, Delaware, even the Jersey Shore. This home is completely move-in ready with brand new HVAC and newer roof, but the Seller will be selling it in as-is condition and it will be the responsibility of the Buyer to obtain the Certificate of Occupancy and any certifications necessary for Final Settlement.

20. 2023-11-06
    historical Active Under Contract 1204-char remark

    Show marketing remark (1204 chars)

    Stop the Car. .. this is the one! This classic bi-level featuring 4 bedrooms (possibly 5) with 2 full baths is finally hitting the market! Only one family has ever lived here and lovingly cared for this beauty of a home. On the main level there is a living and dining room, a full eat-in kitchen plus a gorgeous sunroom with slider to the rear yard. Three bedrooms with a full bath are also on the main level. Downstairs you will find another large bedroom, full bathroom with stall shower, a family room/game room, a den/office, a dedicated laundry room with access to the exterior, and also tons of storage! This home would make a perfect starter home but it can easily accommodate a large family with all of the space it offers. Outside there is a nice sized back yard to enjoy. One-Car attached garage with even more storage. Close to the University, shopping and an easy commute to Philadelphia, Delaware, even the Jersey Shore. This home is completely move-in ready with brand new HVAC and newer roof, but the Seller will be selling it in as-is condition and it will be the responsibility of the Buyer to obtain the Certificate of Occupancy and any certifications necessary for Final Settlement.

21. 2023-11-02
    status Active 1204-char remark

    Show marketing remark (1204 chars)

    Stop the Car. .. this is the one! This classic bi-level featuring 4 bedrooms (possibly 5) with 2 full baths is finally hitting the market! Only one family has ever lived here and lovingly cared for this beauty of a home. On the main level there is a living and dining room, a full eat-in kitchen plus a gorgeous sunroom with slider to the rear yard. Three bedrooms with a full bath are also on the main level. Downstairs you will find another large bedroom, full bathroom with stall shower, a family room/game room, a den/office, a dedicated laundry room with access to the exterior, and also tons of storage! This home would make a perfect starter home but it can easily accommodate a large family with all of the space it offers. Outside there is a nice sized back yard to enjoy. One-Car attached garage with even more storage. Close to the University, shopping and an easy commute to Philadelphia, Delaware, even the Jersey Shore. This home is completely move-in ready with brand new HVAC and newer roof, but the Seller will be selling it in as-is condition and it will be the responsibility of the Buyer to obtain the Certificate of Occupancy and any certifications necessary for Final Settlement.

22. 2023-10-31
    historical Active Under Contract 1204-char remark

    Show marketing remark (1204 chars)

    Stop the Car. .. this is the one! This classic bi-level featuring 4 bedrooms (possibly 5) with 2 full baths is finally hitting the market! Only one family has ever lived here and lovingly cared for this beauty of a home. On the main level there is a living and dining room, a full eat-in kitchen plus a gorgeous sunroom with slider to the rear yard. Three bedrooms with a full bath are also on the main level. Downstairs you will find another large bedroom, full bathroom with stall shower, a family room/game room, a den/office, a dedicated laundry room with access to the exterior, and also tons of storage! This home would make a perfect starter home but it can easily accommodate a large family with all of the space it offers. Outside there is a nice sized back yard to enjoy. One-Car attached garage with even more storage. Close to the University, shopping and an easy commute to Philadelphia, Delaware, even the Jersey Shore. This home is completely move-in ready with brand new HVAC and newer roof, but the Seller will be selling it in as-is condition and it will be the responsibility of the Buyer to obtain the Certificate of Occupancy and any certifications necessary for Final Settlement.

23. 2023-10-13
    listed $325,000 Active 1204-char remark

    Show marketing remark (1204 chars)

    Stop the Car. .. this is the one! This classic bi-level featuring 4 bedrooms (possibly 5) with 2 full baths is finally hitting the market! Only one family has ever lived here and lovingly cared for this beauty of a home. On the main level there is a living and dining room, a full eat-in kitchen plus a gorgeous sunroom with slider to the rear yard. Three bedrooms with a full bath are also on the main level. Downstairs you will find another large bedroom, full bathroom with stall shower, a family room/game room, a den/office, a dedicated laundry room with access to the exterior, and also tons of storage! This home would make a perfect starter home but it can easily accommodate a large family with all of the space it offers. Outside there is a nice sized back yard to enjoy. One-Car attached garage with even more storage. Close to the University, shopping and an easy commute to Philadelphia, Delaware, even the Jersey Shore. This home is completely move-in ready with brand new HVAC and newer roof, but the Seller will be selling it in as-is condition and it will be the responsibility of the Buyer to obtain the Certificate of Occupancy and any certifications necessary for Final Settlement.

ⓘ 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: $7,245 · $604/mo
• Projected year-2 tax: $8,042 · $670/mo
• Expected delta: +$797/yr (+$66/mo · 11.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,321
• − Mortgage interest: −$19,886
• − Property taxes: −$7,245
• − Insurance: −$1,775
• − Repairs & maintenance: −$3,626
• − Management: −$3,626
• − Depreciation: −$10,327
• Taxable loss: −$1,163
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $4,723/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: Glassboro School District
• NCES district ID: 3405880
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $61,819
• Composite: 20.19/100
• National rank: #8631
• State rank: #412 of 472 in NJ

Livability — Glassboro

• Score: 81/100
• State rank: #57
• US rank: #1498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glassboro, NJ
• County: Gloucester County · 160,422 people
• City population: 25,098
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 25,098
• Household income: $89,130
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 775.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 18% Hispanic / Latino 10% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 3% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 3% 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: ▼ -79.06%
• Current HPI: 293.7251
• Rent YoY: ▲ 4.64%
• 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

+12.3% since first listed

9 events — show timeline

• 2026-03-06 Listed $365,000 BRIGHT MLS
• 2026-03-06 Coming Soon $365,000 BRIGHT MLS
• 2024-01-18 Sold (Public Records) $330,000 Public Records
• 2023-12-15 Sold (MLS) $330,000 BRIGHT MLS
• 2023-12-04 Pending — BRIGHT MLS
• 2023-11-06 Contingent — BRIGHT MLS
• 2023-11-02 Relisted — BRIGHT MLS
• 2023-10-31 Contingent — BRIGHT MLS
• 2023-10-13 Listed $325,000 BRIGHT MLS

Property tax history

+1.1%/yr

Latest (2025): $7,245 · +3.3% YoY. Source: county tax records.