164 Franklin St · Swedesboro, NJ 08085

$350,000

4 bd · 1.5 ba · 600 sqft · SingleFamily public records · 7 Days on market

Built 1930 1.07 ac lot ↓ 3% since listing

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Why this score? — see what drove the F 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 +9.3/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Endless possibilities await with this charming 3-story, 4-bedroom Colonial in the heart of Swedesboro. Situated on just over an acre, this character-filled property features a nostalgic old barn, mature surroundings, and plenty of room to spread out and enjoy. Included in the sale is an additional 1-acre lot located directly behind the home, creating a unique opportunity for buyers seeking extra land and future potential. For those looking for an even larger footprint, the seller also owns the adjacent property at 170 Franklin Street and would strongly prefer to sell all three parcels together for $575,000. Combined, the three properties total just over 2.6 acres and present a variety of po

Key facts

• Full basement
• Additional lot
• Rear porch

Tags

• ADDITIONAL LOT
• EXPANSIVE OUTDOOR SPACE
• FULL BASEMENT
• REAR PORCH
• MULTIPLE CONTIGUOUS PARCELS

Property features AI

Exterior

• Parking: Driveway with 8 parking spaces (total 8 garage/parking spaces listed)
• Utilities: Public water; Public sewer; Electric hot water; Municipal trash service
• Home design: Detached structure; Built (year per assessor); Fee simple ownership
• Construction: Frame construction; Block foundation
• Exterior features: Outbuilding(s)

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom (upper level); One half bathroom on the main level
• Heating & cooling: Radiator heating (oil-fired); Window air conditioning units (electric)
• Interior features: Full basement; Good overall condition
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (31.4% below list).
• Recommended offer: $240k (31.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.7% in Swedesboro — 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 64/100 on livability (#417 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Kingsway Regional School District (rural): math 29% / reading 54% proficiency, ranked #175 of 472 in NJ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: General Charles G. Harker School (math 35% / reading 47%, grade F, #459 of 1,303 statewide, top 35%, 649 students, 18% FRL); Kingsway Regional Middle School (math 27% / reading 55%, grade F, #188 of 431 statewide, top 44%, 954 students, 11% FRL); Kingsway Regional High School (math 31% / reading 51%, grade F, #180 of 399 statewide, top 46%, 1,947 students, 10% FRL).
• Market conditions: 113 active listings in the ZIP; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 $1; list at $350k implies a 34999900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $240,135 (31.4% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.69% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 12.1

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-73,121
• Equity at exit: $52,186

10-year hold

• IRR: -15.4%
• Equity multiple: 0.13×
• Total profit: $-85,151
• Equity at exit: $30,262

Cash invested: $98,000 (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 08085

• Home prices YoY: -24.8%
• Active inventory: 113
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,401 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-256

Break-even live

Break-even rent $2,725

Max offer price $304,849

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-157	+0% $-256	+5% $-355	+10% $-454
Rent	-10% $-445	-5% $-350	+0% $-256	+5% $-161	+10% $-66
Rate	-1.0pp $-79	-0.5pp $-167	base $-256	+0.5pp $-346	+1.0pp $-439

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $350,000 Active 7 DOM
2. 2026-06-21
   days on market $350,000 Active 6 DOM
3. 2026-06-18
   days on market $350,000 Active 4 DOM
4. 2026-06-17
   days on market $350,000 Active 3 DOM
5. 2026-06-16
   days on market $350,000 Active 2 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   listed $350,000 Active 1 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: $2,057 · $171/mo
• Projected year-2 tax: $5,386 · $449/mo
• Expected delta: +$3,329/yr (+$277/mo · 161.9%)

ⓘ 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 7/10 Severe 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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,816
• − Mortgage interest: −$19,605
• − Property taxes: −$2,057
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − Depreciation: −$10,182
• Taxable loss: −$9,388
• Est. tax savings @ 24.0%: +$2,253
• After-tax cash flow: $-814/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: Kingsway Regional School District
• NCES district ID: 3407980
• Math proficiency: 29% ▼ -27.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $108,204
• Composite: 41.2/100
• National rank: #3543
• State rank: #175 of 472 in NJ

Livability — Swedesboro

• Score: 64/100
• State rank: #417
• US rank: #14651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swedesboro, NJ
• Population (ZIP): 21,856

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% Black 13% Hispanic / Latino 8% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 6% 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: ▼ -97.28%
• Current HPI: 295.8354
• 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

-2.8% since first listed

4 events — show timeline

• 2026-06-14 Listed $350,000 BRIGHT MLS
• 2009-02-19 Listing Removed — BRIGHT MLS
• 2008-09-06 Listed $359,900 BRIGHT MLS
• 2002-05-20 Sold (Public Records) $1 Public Records

Property tax history

-0.0%/yr

Latest (2025): $2,057 · +0.6% YoY. Source: county tax records.