914 Main St · Dividing Creek, NJ 08349

$40,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 316 Days on market

Built 1898 0.45 ac lot $41/sqft · 73% below area ↓ 9% since listing

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attention Investors!!! Two-story colonial in Port Norris. This house sits on approximately a half acre. Out building is included. This home will need a complete renovation. Buyer must do due diligence on this property. The property next-door is also for sale. The owner will consider all fair offers.

Key facts

• 0.45 acre lot
• Built 1898
• Listed 315 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $871 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Downe Township School District (rural): math 25% / reading 35% proficiency, ranked #560 of 612 in NJ (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $131 of equity ($277 loan paydown + $-146 appreciation (-0.4% local appreciation)).
• Cumberland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 316 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — 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. 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: 3.63% ✓
• Cap rate: 32.43%
• Cash-on-cash: 93.33%
• DSCR: 5.15
• GRM: 2.3

CMA / ARV

• ARV (median comp): $183,240
• List price: $40,000
• Delta: -78.17%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 Union St	0.10mi	2/1.0 (-1)	1,044 (+6%)	1mo	$125,000	$120	79
922 Union St	0.09mi	2/1.0 (-1)	850 (-14%)	0mo	$199,900	$235	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 95.6%
• Equity multiple: 5.79×
• Total profit: $53,651
• Equity at exit: $10,889

10-year hold

• IRR: 97.0%
• Equity multiple: 11.96×
• Total profit: $122,738
• Equity at exit: $12,524

Cash invested: $11,200 (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 08349

• Home prices YoY: -0.2%
• Active inventory: 24
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,453 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $871

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 35%

Sensitivity live

Price	-10% $899	-5% $885	+0% $871	+5% $857	+10% $843
Rent	-10% $756	-5% $814	+0% $871	+5% $928	+10% $986
Rate	-1.0pp $891	-0.5pp $881	base $871	+0.5pp $861	+1.0pp $850

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $40,000 Active 316 DOM
2. 2026-06-18
   remarks 337-char remark
3. 2026-06-18
   status $40,000 Active 315 DOM
4. 2026-06-13
   statusdays on market $40,000 Active Under Contract 315 DOM
5. 2026-06-10
   days on market $40,000 Active 314 DOM
6. 2026-06-09
   days on market $40,000 Active 313 DOM
7. 2026-06-08
   days on market $40,000 Active 312 DOM
8. 2026-06-07
   days on market $40,000 Active 311 DOM
9. 2026-06-03
   days on market $40,000 Active 307 DOM
10. 2026-06-02
    days on market $40,000 Active 306 DOM
11. 2026-06-01
    days on market $40,000 Active 305 DOM
12. 2026-05-31
    days on market $40,000 Active 304 DOM
13. 2026-05-30
    days on market $40,000 Active 303 DOM
14. 2026-02-20
    price $50,000 300-char remark

    Show marketing remark (300 chars)

    Attention Investors!!! Two-story colonial in Port Norris. This house sits on approximately a half acre. Out building is included. This home will need a complete renovation. Buyer must do due diligence on this property. The property next-door is also for sale. The owner will consider all fair offers.

15. 2025-12-24
    price $60,000 300-char remark

    Show marketing remark (300 chars)

    Attention Investors!!! Two-story colonial in Port Norris. This house sits on approximately a half acre. Out building is included. This home will need a complete renovation. Buyer must do due diligence on this property. The property next-door is also for sale. The owner will consider all fair offers.

16. 2025-10-13
    price $70,000 300-char remark

    Show marketing remark (300 chars)

    Attention Investors!!! Two-story colonial in Port Norris. This house sits on approximately a half acre. Out building is included. This home will need a complete renovation. Buyer must do due diligence on this property. The property next-door is also for sale. The owner will consider all fair offers.

17. 2025-08-01
    listed $120,000 Active 300-char remark

    Show marketing remark (300 chars)

    Attention Investors!!! Two-story colonial in Port Norris. This house sits on approximately a half acre. Out building is included. This home will need a complete renovation. Buyer must do due diligence on this property. The property next-door is also for sale. The owner will consider all fair offers.

18. 2025-05-20
    soldstatus $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 55% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,431
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$1,164
• Taxable income: $10,438
• Est. tax owed @ 24.0%: −$2,505
• After-tax cash flow: $7,948/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: Downe Township School District
• NCES district ID: 3403960
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 35% ▲ 10.00%
• Median HH income: $46,484
• Composite: 28.68/100
• National rank: #12018
• State rank: #560 of 612 in NJ

Livability — Dividing Creek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Dividing Creek, NJ
• Population (ZIP): 2,400

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 19% Hispanic / Latino 9% Two or more races 7% Native American 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Slovak 11% Romanian 5% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.37%
• Current HPI: 177.1561
• 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

-9.1% since first listed

5 events — show timeline

• 2026-02-20 Price Changed $50,000 BRIGHT MLS
• 2025-12-24 Price Changed $60,000 BRIGHT MLS
• 2025-10-13 Price Changed $70,000 BRIGHT MLS
• 2025-08-01 Listed $120,000 BRIGHT MLS
• 2025-05-20 Sold (Public Records) $55,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $5,619 · +9.5% YoY. Source: county tax records.