1106 Exposition Dr · Williamstown, NJ 08094

$315,000

3 bd · 2.5 ba · 2,504 sqft · Condo public records · 29 Days on market

Built 2010 $260/mo HOA · 8% of rent ↓ 19% since listing

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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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +3.9/10.0
• 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

Beautiful End Unit town home. This property offers three spacious bedrooms and two and 1/2 baths. The lower level provides a huge great room with a gas fireplace . Entrance to the garage right off the foyer. The main level is the spacious eat in kitchen with a center island. Plenty of room for a dining room table. Just off the kitchen is the sun room breakfast area. Third level has a spacious master bedroom with bath. The additional bedrooms are also a nice size.

Key facts

• End-unit townhome
• Gorgeous kitchen
• Huge recreation room

Tags

• END-UNIT TOWNHOME
• HUGE RECREATION ROOM
• WALKOUT ACCESS TO THE BACKYARD
• OPEN-CONCEPT LAYOUT
• GORGEOUS KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Monthly HOA fee of $260; HOA covers common area maintenance, exterior building maintenance, snow removal and trash; Community amenities include clubhouse, billiard room, fitness center, game room, and outdoor pool

Exterior

• Parking: Attached front-entry garage (1 garage space)
• Utilities: Public water; Public sewer; Electric service: Underground, 100 Amp; Cable TV available; Hot water: Natural gas
• Home design: End of row townhouse; Entry level: 1; Pitched roof; Fee simple ownership
• Construction: Vinyl siding; Block foundation
• Exterior features: Sidewalks; Street lights; Corner lot; Front yard; Rear yard

Interior

• Kitchen: Self-cleaning oven; Garbage disposal
• Bedrooms: Three bedrooms on the upper level (1st upper level)
• Flooring: Fully carpeted; Vinyl flooring
• Bathrooms: Two full bathrooms (upper levels); One half bathroom (lower level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Master bathroom; Kitchen island; Butler's pantry; Eat-in kitchen; Living room; Family room; Attic
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $-10 ($-116/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (0.5% below list).
• Meets the 1% rule at list price ($3k rent vs $315k).
• Recommended offer: $310k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.9% in Williamstown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Whitehall Elementary School (math 27% / reading 42%, grade F, #582 of 1,303 statewide, top 49%, 357 students, 31% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 42% 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

• It's been on market 29 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.

Recommended offer $310,275 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-51,290
• Equity at exit: $46,968

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-43,950
• 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: 7.7×

Monthly cashflow live

• Estimated rent: $3,401 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$654 /mo · $7,843/yr
• Insurance: −$131
• HOA: −$260
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $-10

Break-even live

Break-even rent $3,414

Max offer price $313,289

Occupancy floor 95%

Sensitivity live

Price	-10% $169	-5% $79	+0% $-10	+5% $-99	+10% $-188
Rent	-10% $-278	-5% $-144	+0% $-10	+5% $125	+10% $259
Rate	-1.0pp $149	-0.5pp $70	base $-10	+0.5pp $-91	+1.0pp $-174

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 2 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	0.43mi
913 Hampton Way Williamstown, NJ	4.0	2.0	2012	$2,750	$1.37	0d	1	0.92mi

HOA detail condo

• Monthly dues: $260 · $3,120/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-08
   status Pending
2. 2026-04-09
   listed $315,000 Active
3. 2022-10-25
   soldstatus $274,900
4. 2022-10-03
   soldstatus $274,900 Closed 467-char remark

   Show marketing remark (467 chars)

   Beautiful End Unit town home. This property offers three spacious bedrooms and two and 1/2 baths. The lower level provides a huge great room with a gas fireplace . Entrance to the garage right off the foyer. The main level is the spacious eat in kitchen with a center island. Plenty of room for a dining room table. Just off the kitchen is the sun room breakfast area. Third level has a spacious master bedroom with bath. The additional bedrooms are also a nice size.

5. 2022-04-19
   listed $274,900 467-char remark

   Show marketing remark (467 chars)

   Beautiful End Unit town home. This property offers three spacious bedrooms and two and 1/2 baths. The lower level provides a huge great room with a gas fireplace . Entrance to the garage right off the foyer. The main level is the spacious eat in kitchen with a center island. Plenty of room for a dining room table. Just off the kitchen is the sun room breakfast area. Third level has a spacious master bedroom with bath. The additional bedrooms are also a nice size.

6. 2022-04-19
   historical 467-char remark

   Show marketing remark (467 chars)

   Beautiful End Unit town home. This property offers three spacious bedrooms and two and 1/2 baths. The lower level provides a huge great room with a gas fireplace . Entrance to the garage right off the foyer. The main level is the spacious eat in kitchen with a center island. Plenty of room for a dining room table. Just off the kitchen is the sun room breakfast area. Third level has a spacious master bedroom with bath. The additional bedrooms are also a nice size.

7. 2019-05-08
   historical
8. 2018-11-16
   listed $219,900 Active
9. 2013-12-30
   historical
10. 2013-06-29
    listed $249,500
11. 2009-08-04
    soldstatus $390,000

ⓘ 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: $7,843 · $654/mo
• Projected year-2 tax: $7,843 · $654/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $40,816
• − Mortgage interest: −$17,645
• − Property taxes: −$7,843
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,265
• − Management: −$3,265
• − HOA: −$3,120
• − Depreciation: −$9,164
• Taxable loss: −$5,061
• Est. tax savings @ 24.0%: +$1,215
• After-tax cash flow: $1,098/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

-19.2% since first listed

11 events — show timeline

• 2026-05-08 Pending — BRIGHT MLS
• 2026-04-09 Listed $315,000 BRIGHT MLS
• 2022-10-25 Sold (Public Records) $274,900 Public Records
• 2022-10-03 Sold (MLS) $274,900 BRIGHT MLS
• 2022-04-19 Listing Removed — BRIGHT MLS
• 2022-04-19 Listed $274,900 BRIGHT MLS
• 2019-05-08 Listing Removed — BRIGHT MLS
• 2018-11-16 Listed $219,900 BRIGHT MLS
• 2013-12-30 Listing Removed — BRIGHT MLS
• 2013-06-29 Listed $249,500 BRIGHT MLS
• 2009-08-04 Sold (Public Records) $390,000 Public Records

Property tax history

+15.3%/yr

Latest (2025): $7,843 · +2.9% YoY. Source: county tax records.