195 Us Route 130 · Oldmans, NJ 08067

$345,000

3 bd · 2.0 ba · 1,936 sqft · SingleFamily public records · 236 Days on market

Built 1947 0.48 ac lot $178/sqft · 18% below area Est $421k · 18% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +5.6/10.0
• Cash flow +4.6/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Charming two-story home in Pedricktown, NJ, offering 3 bedrooms plus versatile bonus rooms and 2 full baths. This home features two cozy fireplaces and a practical, well-laid-out living plan that’s perfect for work-from-home setups, or multi-generational living. Enjoy a finished basement, large back yard, sunroom, and an expansive side yard—ideal for outdoor entertaining, gardening, and play. A detached 2-car garage plus parking for 10+ vehicles provide ample space for cars, hobbies, and guests. Convenient access to local amenities and commuting routes. Don’t miss the opportunity to make this spacious property your own. Sale date is contingent upon seller finding suitable housing.

Key facts

• 0.48 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (66.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (44.8% below list).
• Recommended offer: $114k (66.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Oldmans Township School District (rural): math 65% / reading 60% proficiency, ranked #230 of 612 in NJ (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 13 active listings in the ZIP; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $275k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $114,213 (66.9% 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. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 67% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.55% ✗
• Cap rate: 3.23%
• Cash-on-cash: -10.93%
• DSCR: 0.51
• GRM: 15.1

CMA / ARV

• ARV (median comp): $420,757
• List price: $345,000
• Delta: -18.00%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 2.09×
• Total profit: $104,979
• Equity at exit: $310,803

10-year hold

• IRR: 13.4%
• Equity multiple: 4.88×
• Total profit: $375,157
• Equity at exit: $670,259

Cash invested: $96,600 (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 08067

• Home prices YoY: 20.6%
• Active inventory: 13
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$430 /mo · $5,166/yr
• Insurance: −$144
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-1,306

Break-even live

Break-even rent $3,557

Max offer price $114,213

Occupancy floor —

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $345,000 Active 236 DOM
2. 2026-06-17
   days on market $345,000 Active 235 DOM
3. 2026-06-16
   days on market $345,000 Active 234 DOM
4. 2026-06-15
   days on market $345,000 Active 233 DOM
5. 2026-06-13
   days on market $345,000 Active 231 DOM
6. 2026-06-13
   days on market $345,000 Active 230 DOM
7. 2026-06-09
   days on market $345,000 Active 227 DOM
8. 2026-06-08
   days on market $345,000 Active 226 DOM
9. 2026-06-07
   days on market $345,000 Active 225 DOM
10. 2026-06-04
    days on market $345,000 Active 222 DOM
11. 2026-06-03
    days on market $345,000 Active 221 DOM
12. 2026-06-02
    days on market $345,000 Active 220 DOM
13. 2026-06-01
    days on market $345,000 Active 219 DOM
14. 2026-05-31
    days on market $345,000 Active 218 DOM
15. 2026-04-30
    price $345,000 708-char remark

    Show marketing remark (708 chars)

    Charming two-story home in Pedricktown, NJ, offering 3 bedrooms plus versatile bonus rooms and 2 full baths. This home features two cozy fireplaces and a practical, well-laid-out living plan that’s perfect for work-from-home setups, or multi-generational living. Enjoy a finished basement, large back yard, sunroom, and an expansive side yard—ideal for outdoor entertaining, gardening, and play. A detached 2-car garage plus parking for 10+ vehicles provide ample space for cars, hobbies, and guests. Convenient access to local amenities and commuting routes. Don’t miss the opportunity to make this spacious property your own. Sale date is contingent upon seller finding suitable housing.

16. 2026-02-26
    status Active 708-char remark

    Show marketing remark (708 chars)

    Charming two-story home in Pedricktown, NJ, offering 3 bedrooms plus versatile bonus rooms and 2 full baths. This home features two cozy fireplaces and a practical, well-laid-out living plan that’s perfect for work-from-home setups, or multi-generational living. Enjoy a finished basement, large back yard, sunroom, and an expansive side yard—ideal for outdoor entertaining, gardening, and play. A detached 2-car garage plus parking for 10+ vehicles provide ample space for cars, hobbies, and guests. Convenient access to local amenities and commuting routes. Don’t miss the opportunity to make this spacious property your own. Sale date is contingent upon seller finding suitable housing.

17. 2026-02-20
    historical 708-char remark

    Show marketing remark (708 chars)

    Charming two-story home in Pedricktown, NJ, offering 3 bedrooms plus versatile bonus rooms and 2 full baths. This home features two cozy fireplaces and a practical, well-laid-out living plan that’s perfect for work-from-home setups, or multi-generational living. Enjoy a finished basement, large back yard, sunroom, and an expansive side yard—ideal for outdoor entertaining, gardening, and play. A detached 2-car garage plus parking for 10+ vehicles provide ample space for cars, hobbies, and guests. Convenient access to local amenities and commuting routes. Don’t miss the opportunity to make this spacious property your own. Sale date is contingent upon seller finding suitable housing.

18. 2025-10-19
    listed $350,000 Active 708-char remark

    Show marketing remark (708 chars)

    Charming two-story home in Pedricktown, NJ, offering 3 bedrooms plus versatile bonus rooms and 2 full baths. This home features two cozy fireplaces and a practical, well-laid-out living plan that’s perfect for work-from-home setups, or multi-generational living. Enjoy a finished basement, large back yard, sunroom, and an expansive side yard—ideal for outdoor entertaining, gardening, and play. A detached 2-car garage plus parking for 10+ vehicles provide ample space for cars, hobbies, and guests. Convenient access to local amenities and commuting routes. Don’t miss the opportunity to make this spacious property your own. Sale date is contingent upon seller finding suitable housing.

19. 2025-10-17
    historical $350,000 708-char remark

    Show marketing remark (708 chars)

    Charming two-story home in Pedricktown, NJ, offering 3 bedrooms plus versatile bonus rooms and 2 full baths. This home features two cozy fireplaces and a practical, well-laid-out living plan that’s perfect for work-from-home setups, or multi-generational living. Enjoy a finished basement, large back yard, sunroom, and an expansive side yard—ideal for outdoor entertaining, gardening, and play. A detached 2-car garage plus parking for 10+ vehicles provide ample space for cars, hobbies, and guests. Convenient access to local amenities and commuting routes. Don’t miss the opportunity to make this spacious property your own. Sale date is contingent upon seller finding suitable housing.

20. 2025-06-05
    historical
21. 2025-03-14
    price $355,000
22. 2025-02-04
    price $360,000
23. 2025-01-17
    listed $375,000 Active
24. 2022-12-07
    soldstatus $275,000 Closed
25. 2022-07-22
    status Pending
26. 2022-07-18
    historical Active Under Contract
27. 2022-07-10
    listed $275,000 Active
28. 1993-09-23
    soldstatus $88,500
29. 1987-04-30
    soldstatus $88,500

ⓘ 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: $5,166 · $430/mo
• Projected year-2 tax: $6,878 · $573/mo
• Expected delta: +$1,712/yr (+$143/mo · 33.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,839
• − Mortgage interest: −$19,325
• − Property taxes: −$5,166
• − Insurance: −$6,844
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$10,036
• Taxable loss: −$22,186
• Est. tax savings @ 24.0%: +$5,325
• After-tax cash flow: $-10,352/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: Oldmans Township School District
• NCES district ID: 3412210
• Math proficiency: 65% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $69,017
• Composite: 56.48/100
• National rank: #2462
• State rank: #230 of 612 in NJ

Livability — Oldmans

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

Census & demographics

• Population (ZIP): 1,704

Population outlook (Salem County) Hauer SSP2

• Today (2025): 59,905 people
• By 2030: 57,351 · -4.3%
• By 2040: 51,837 · -13.5%
• By 2050: 46,356 · -22.6%
• By 2075: 36,452 · -39.2%
• By 2100: 28,907 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 4% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 8% Lithuanian 2% Russian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Salem

• 2024 margin: R (+19.2) · D 39.6% · R 58.8% · Other 1.6%
• 2008→2024 swing: -23.1pp toward R · 2008: 3.9pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+12.8 2016: R+15.4 2012: D+0.8 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.98%
• Current HPI: 344.7263
• 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

+289.8% since first listed

15 events — show timeline

• 2026-04-30 Price Changed $345,000 BRIGHT MLS
• 2026-02-26 Relisted — BRIGHT MLS
• 2026-02-20 Listing Removed — BRIGHT MLS
• 2025-10-19 Listed $350,000 BRIGHT MLS
• 2025-10-17 Coming Soon $350,000 BRIGHT MLS
• 2025-06-05 Listing Removed — BRIGHT MLS
• 2025-03-14 Price Changed $355,000 BRIGHT MLS
• 2025-02-04 Price Changed $360,000 BRIGHT MLS
• 2025-01-17 Listed $375,000 BRIGHT MLS
• 2022-12-07 Sold (MLS) $275,000 BRIGHT MLS
• 2022-07-22 Pending — BRIGHT MLS
• 2022-07-18 Contingent — BRIGHT MLS
• 2022-07-10 Listed $275,000 BRIGHT MLS
• 1993-09-23 Sold (Public Records) $88,500 Public Records
• 1987-04-30 Sold (Public Records) $88,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $5,166 · +11.8% YoY. Source: county tax records.