134 Kings Hwy · Mount Royal, NJ 08061

$314,900

3 bd · 1.0 ba · 1,454 sqft · SingleFamily public records · 28 Days on market

Built 1930 7,501 sqft lot Est $305k · at est.

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Why this score? — see what drove the C- 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 +16.8/30.0
• Appreciation +10.0/10.0
• ARV discount +6.1/15.0
• DSCR +5.2/10.0
• Schools +4.7/10.0
• 1% rule +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 134 Kings Highway in Mount Royal, New Jersey! This awesome restored craftsman style home located in the East Greenwich Township School District is sure to please, and ready for its new owner. As you approach the property, you are greeted by a generously sized covered porch - perfect for hanging out. Walking inside, you are greeted by brand new LVP flooring into your family room. The dining room and kitchen are located off of the family room, making entertaining easy and functional. The kitchen is equipped with oak cabinetry and plenty of storage. The first floor bedroom is generously sized as well, with a full bathroom right off of the hallway. This bathroom has been completely r

Key facts

• 7,501 sq ft lot
• 3 parking spots
• Built 1930

Property features AI

Finance

• Other: Not in a federal flood zone; Irrigation water rights; Above-grade finished area reported by assessor

Exterior

• Parking: Driveway parking (3 spaces); Total of 3 garage and parking spaces
• Utilities: Public water; Public sewer; Electric service 150 amps; Natural gas for heating and hot water
• Home design: Detached property; Architectural shingle roof; Frame construction; Block foundation; 50 x 150 lot dimensions; Fee simple ownership
• Construction: Frame construction; Block foundation; Architectural shingle roof; Detached structure
• Exterior features: Fully fenced yard; Shed; Detached garage

Interior

• Bedrooms: One bedroom on the main level; Two bedrooms on the upper level
• Flooring: Luxury vinyl plank; Ceramic tile
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Radiator heating (natural gas); Window air conditioning units (electric)
• Interior features: Full basement; Luxury vinyl plank flooring; Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (4.0% below list).
• Recommended offer: $302k (4.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• East Greenwich Township School District (suburban): math 38% / reading 59% proficiency, ranked #119 of 472 in NJ (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Jeffrey Clark School (556 students, 5% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: 20 active listings in the ZIP; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $88k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $100k; list at $315k implies a 215% 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 $302,263 (4.0% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $305,340
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Kings Hwy	0.19mi	3/1.5	1,487 (+2%)	8mo	$312,000	$210	78
154 Kings Hwy	0.10mi	3/2.0	1,512 (+4%)	12mo	$326,000	$216	74
127 Bell Ave	0.11mi	3/2.0	1,564 (+8%)	6mo	$285,000	$182	73
6 Mantua Rd	0.04mi	3/1.0	1,592 (+10%)	12mo	$315,000	$198	72
101 River Road Dr	0.45mi	3/1.0	1,436 (-1%)	12mo	$302,000	$210	67
37 Berkley Rd	0.28mi	2/2.0 (-1)	1,534 (+6%)	18mo	$305,000	$199	54
211 County House Rd	0.53mi	3/2.0	1,344 (-8%)	22mo	$429,000	$319	40
10 Misty Ct	0.53mi	4/2.0 (+1)	1,623 (+12%)	10mo	$360,000	$222	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 26.3%
• Equity multiple: 3.09×
• Total profit: $184,580
• Equity at exit: $283,687

10-year hold

• IRR: 23.1%
• Equity multiple: 7.05×
• Total profit: $533,412
• Equity at exit: $611,781

Cash invested: $88,172 (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 08061

• Home prices YoY: 4.5%
• Active inventory: 20
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,023 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$401 /mo · $4,809/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $205

Break-even live

Break-even rent $2,764

Max offer price $314,900

Occupancy floor 88%

Sensitivity live

Price	-10% $383	-5% $294	+0% $205	+5% $115	+10% $26
Rent	-10% $-34	-5% $85	+0% $205	+5% $324	+10% $443
Rate	-1.0pp $363	-0.5pp $285	base $205	+0.5pp $123	+1.0pp $40

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $314,900 Active 28 DOM
2. 2026-06-17
   days on market $314,900 Active 27 DOM
3. 2026-06-16
   days on market $314,900 Active 26 DOM
4. 2026-06-15
   price $314,900 Active 25 DOM
5. 2026-06-15
   days on market $319,900 Active 25 DOM
6. 2026-06-13
   days on market $319,900 Active 23 DOM
7. 2026-06-13
   days on market $319,900 Active 22 DOM
8. 2026-06-09
   days on market $319,900 Active 19 DOM
9. 2026-06-08
   days on market $319,900 Active 18 DOM
10. 2026-06-07
    days on market $319,900 Active 17 DOM
11. 2026-06-04
    days on market $319,900 Active 14 DOM
12. 2026-06-03
    days on market $319,900 Active 13 DOM
13. 2026-06-02
    days on market $319,900 Active 12 DOM
14. 2026-06-01
    days on market $319,900 Active 11 DOM
15. 2026-05-31
    days on market $319,900 Active 10 DOM
16. 2026-05-22
    listed $319,900 Active
17. 2026-05-09
    historical $319,900
18. 2018-12-13
    soldstatus $100,000
19. 2018-10-06
    historical
20. 2018-08-09
    status Active
21. 2018-08-07
    historical
22. 2018-07-27
    price $103,700
23. 2018-05-08
    listed $113,700 Active
24. 2007-05-09
    historical
25. 2007-02-13
    listed $212,000
26. 2007-02-08
    historical
27. 2006-08-08
    listed $237,000
28. 2004-06-09
    soldstatus $135,000
29. 1985-11-22
    soldstatus $50,000

ⓘ 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: $4,809 · $401/mo
• Projected year-2 tax: $6,325 · $527/mo
• Expected delta: +$1,516/yr (+$126/mo · 31.5%)

ⓘ 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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,272
• − Mortgage interest: −$17,639
• − Property taxes: −$4,809
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,902
• − Management: −$2,902
• − Depreciation: −$9,161
• Taxable loss: −$2,716
• Est. tax savings @ 24.0%: +$652
• After-tax cash flow: $3,106/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: East Greenwich Township School District
• NCES district ID: 3404140
• Math proficiency: 38% ▼ -27.00%
• Reading proficiency: 59% ▼ -12.00%
• Median HH income: $106,820
• Composite: 46.89/100
• National rank: #2367
• State rank: #119 of 472 in NJ

Livability — Mount Royal

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

Census & demographics

• Census place: Mount Royal, NJ
• Population (ZIP): 4,411

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 (84%)
• Race & ethnicity: White 84% Black 9% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 7% English 2% Scotch-Irish 2%
• Foreign-born: 8%
• Languages at home: 84% English-only · Arabic 8% Spanish 3% Other Asian/Pacific 2%

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: ▲ 12.30%
• Current HPI: 283.4103
• 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

+539.8% since first listed

14 events — show timeline

• 2026-05-22 Listed $319,900 BRIGHT MLS
• 2026-05-09 Coming Soon $319,900 BRIGHT MLS
• 2018-12-13 Sold (Public Records) $100,000 Public Records
• 2018-10-06 Listing Removed — BRIGHT MLS
• 2018-08-09 Relisted — BRIGHT MLS
• 2018-08-07 Listing Removed — BRIGHT MLS
• 2018-07-27 Price Changed $103,700 BRIGHT MLS
• 2018-05-08 Listed $113,700 BRIGHT MLS
• 2007-05-09 Listing Removed — BRIGHT MLS
• 2007-02-13 Listed $212,000 BRIGHT MLS
• 2007-02-08 Listing Removed — BRIGHT MLS
• 2006-08-08 Listed $237,000 BRIGHT MLS
• 2004-06-09 Sold (Public Records) $135,000 Public Records
• 1985-11-22 Sold (Public Records) $50,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $4,809 · +0.3% YoY. Source: county tax records.