323 Rutherford Ave · Trenton, NJ 08618

$249,000

4 bd · 2.0 ba · 1,268 sqft · Townhouse public records · 7 Days on market

Built 1890 3,049 sqft lot Est $181k · 37% 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 +22.9/30.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

WHY RENT WHEN YOU CAN BUY? Fully Renovated home for first-time homebuyers. Calculate the numbers with your lender to understand that your that your monthly rental payments maybe slightly more than a mortgage payment. 323 Rutherford has been fully Remodeled to host a Fresh and Modern Aesthetic appeal. Say goodbye to old-home headaches, you can move right in with total confidence. Situated in a central Trenton neighborhood, you are just minutes away from local transit, major highways, shopping, dining, and parks. It’s the perfect blend of neighborhood charm and easy accessibility. Properties with this level of finish at this price point don't last long in Trenton.

Key facts

• Chef's dream kitchen
• Brand new flooring
• Pristine countertops

Tags

• BRAND NEW FLOORING
• CHEF'S DREAM KITCHEN
• PRISTINE COUNTERTOPS
• CONTEMPORARY CABINETRY
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOM

Property features AI

Finance

• Other: Ownership is fee simple
• Financial info:
• HOA & community:

Exterior

• Parking: On-street parking
• Security:
• Utilities: Public water; No septic system
• Home design: Semi-detached property; Property in excellent condition; Estimated year built
• Construction: Advanced framing with vinyl siding; Architectural shingle roof; Concrete perimeter foundation; Above grade and below grade structures
• Exterior features: Lot approximately 15x200 (estimated); No tidal water

Interior

• Kitchen:
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Flooring: Vinyl
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Forced air heating; Central air conditioning; Electric hot water
• Interior features: Vinyl flooring; Basement present with dirt floor
• Laundry & utility: Laundry hookup on lower floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $249k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Cap rate 8.4% vs local median 6.3% in Trenton — 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 76/100 on livability (#133 in NJ, #3,533 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools F, crime F, employment F.
• Trenton Public School District (urban): math 2% / reading 16% proficiency, ranked #471 of 472 in NJ (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 144 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).
• At $2,512/mo this rent would consume 60% of the median local household income ($50k/yr) (locally 2116% 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 $7k of value loss. Plan a longer hold.
• Mercer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $249,000

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 1.01% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $181,324
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Wayne Ave	0.51mi	4/1.5	1,318 (+4%)	6mo	$170,000	$129	62
50 Kelsey Ave	0.46mi	3/1.0 (-1)	1,291 (+2%)	7mo	$200,000	$155	60
27 Laurel Ave	0.70mi	4/1.0	1,258 (-1%)	2mo	$201,000	$160	60
29 Laurel Ave	0.70mi	4/1.0	1,258 (-1%)	4mo	$180,000	$143	59
508 Riverside Ave	0.57mi	4/1.0	1,384 (+9%)	1mo	$160,000	$116	53
128 Exton Ave	0.32mi	3/1.0 (-1)	1,108 (-13%)	3mo	$189,900	$171	53
51 Boudinot St	0.47mi	3/1.0 (-1)	1,382 (+9%)	2mo	$181,000	$131	52
506 Riverside Ave	0.57mi	4/1.0	1,402 (+11%)	3mo	$160,000	$114	50
2 Laurel Pl	0.73mi	3/1.0 (-1)	1,222 (-4%)	1mo	$130,000	$106	50
135 Fountain Ave	0.43mi	3/1.5 (-1)	1,086 (-14%)	2mo	$195,000	$180	48
100 Monument Pl	0.60mi	3/1.5 (-1)	1,156 (-9%)	7mo	$209,000	$181	45
28 Bryn Mawr Ave	0.59mi	4/1.0	1,428 (+13%)	4mo	$130,000	$91	44

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-13,689
• Equity at exit: $37,127

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $19,419
• Equity at exit: $21,529

Cash invested: $69,720 (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 08618

• Rents YoY: 2.6%
• Active inventory: 144
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,512 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $435

Break-even live

Break-even rent $1,961

Max offer price $249,000

Occupancy floor 78%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Rutherford Ave Trenton, NJ	4.0	2.0	1100	$2,200	$2.00	21d	1	0.01mi
311 Spring St Trenton, NJ	3.0	1.0	1200	$2,200	$1.83	14d	1	0.25mi
311 Calhoun St Trenton, NJ	4.0	1.0	1516	$2,400	$1.58	44d	1	0.27mi
186 Passaic St Trenton, NJ	3.0	2.0	1064	$2,400	$2.26	4d	1	0.28mi
510 W Hanover St Trenton, NJ	5.0	1.0	1200	$2,200	$1.83	14d	1	0.32mi
600 Artisan St Unit 126 Trenton, NJ	3.0	2.0	1392	$2,650	$1.90	20d	1	0.37mi
600 Artisan St Trenton, NJ	3.0	2.0	1392	$2,650	$1.90	13d	3	0.37mi
21 Bellevue Ave Trenton, NJ	3.0	2.0	1740	$2,400	$1.38	44d	1	0.40mi
510 N Hermitage Ave Trenton, NJ	5.0	1.5	1316	$2,500	$1.90	13d	1	0.44mi
649 W State St Trenton, NJ	5.0	2.0	1870	$2,900	$1.55	13d	1	0.56mi
24 New Trent St Trenton, NJ	3.0	2.0	1336	$2,350	$1.76	14d	1	0.57mi
130 W Ingham Ave Trenton, NJ	4.0	1.0	1126	$2,000	$1.78	14d	1	0.60mi
20 N Overbrook Ave Unit B Trenton, NJ	3.0	1.0	1518	$2,300	$1.52	13d	1	0.62mi
134 Old Rose St Trenton, NJ	4.0	2.0	1212	$2,300	$1.90	21d	1	0.73mi
1100 Prospect St Unit 1 Ewing Township, NJ	3.0	1.0	1100	$2,000	$1.82	21d	1	0.76mi
125 Olive St Trenton, NJ	2.0–3.0	1.0–1.5	896	$1,392	$1.55	21d	1	0.79mi
34 E Hendrickson Ave Morrisville, PA	3.0	1.0	1360	$2,650	$1.95	44d	1	1.04mi
117 Park Ave Morrisville, PA	3.0	2.0	1396	$3,200	$2.29	13d	1	1.12mi
42 Grant St Trenton, NJ	4.0	1.0	1000	$2,000	$2.00	14d	1	1.21mi
1314 Princeton Ave Trenton, NJ	4.0	1.0	1092	$2,400	$2.20	14d	1	1.21mi
130 Harper Ave Morrisville, PA	3.0	2.5	1276	$3,500	$2.74	13d	1	1.41mi
901 Brunswick Ave #7 Trenton, NJ	3.0	1.0	940	$2,800	$2.98	14d	1	1.44mi
92 Pennwood Dr Ewing, NJ	4.0	3.0	1702	$3,850	$2.26	14d	1	1.47mi
331 Ellis Ave Trenton, NJ	3.0	1.0	1190	$2,275	$1.91	21d	1	1.47mi

Listing history 6 events

1. 2026-06-18
   days on market $249,000 Active 7 DOM
2. 2026-06-17
   days on market $249,000 Active 6 DOM
3. 2026-06-16
   days on market $249,000 Active 5 DOM
4. 2026-06-15
   days on market $249,000 Active 4 DOM
5. 2026-06-14
   remarks 670-char remark
6. 2026-06-14
   listed $249,000 Active 2 DOM

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $3,937 · $328/mo
• Expected delta: +$2,263/yr (+$189/mo · 135.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,145
• − Mortgage interest: −$13,948
• − Property taxes: −$1,675
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$7,244
• Taxable income: $1,211
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $4,935/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: Trenton Public School District
• NCES district ID: 3416290
• Math proficiency: 2% ▼ -8.00%
• Reading proficiency: 16% ▼ -4.00%
• Median HH income: $35,078
• Composite: 7.31/100
• National rank: #9956
• State rank: #471 of 472 in NJ

Livability — Trenton

• Score: 76/100
• State rank: #133
• US rank: #3533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, NJ
• County: Mercer County · 327,655 people
• City population: 177,819
• Metro: Trenton-Princeton, NJ
• Population (ZIP): 35,634
• Household income: $50,390
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 2116.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 381,395 people
• By 2030: 384,640 · +0.9%
• By 2040: 391,431 · +2.6%
• By 2050: 397,845 · +4.3%
• By 2075: 417,281 · +9.4%
• By 2100: 420,327 · +10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 59% White 19% Hispanic / Latino 16% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 2% Hispanic 1% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 10% Other Indo-European 3% Arabic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid D (+33.9) · D 65.9% · R 32.0% · Other 2.1%
• 2008→2024 swing: -2.2pp toward R · 2008: 36.1pp · 2024: 33.9pp
• All cycles: 2024: D+33.9 2020: D+40.0 2016: D+36.2 2012: D+36.8 2008: D+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.54%
• Current HPI: 288.6841
• Rent YoY: ▲ 2.60%
• Metro: Trenton-Princeton, NJ
• 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

1 event — show timeline

• 2026-06-11 Listed $249,000 BRIGHT MLS

Property tax history

-0.9%/yr

Latest (2017): $1,675 · -24.0% YoY. Source: county tax records.