13 Jay Ct · Plainsboro, NJ 08536

$106,642

1 bd · 1.0 ba · 688 sqft · Condo · 48 Days on market

Built 1983 Good condition $155/sqft · 57% below area $235/mo HOA · 13% of rent

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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
• Schools +6.1/10.0
• Condition / age +3.8/5.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO MORE SHOWING. Affordable Housing Unit.Buyers income should meet applicable standards. it is $85,920 for single and for two, $98,240

Key facts

• $235 HOA
• Community pool
• Built 1983

Property features AI

Finance

• HOA & community: Monthly HOA fee of $235; HOA covers snow removal and trash; Community amenities include a swimming pool

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Natural gas for heating and hot water
• Home design: Condominium unit; Garden-style building (1–4 floors); Entry on floor 1
• Construction: Brick-front construction; Unit/flat structure
• Exterior features: Community swimming pool

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Central heating (natural gas); Central air conditioning (natural gas)
• Interior features: Level entry to main floor; No basement
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $107k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $103k (3.0% 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.
• West Windsor-Plainsboro Regional School District (suburban): math 57% / reading 71% proficiency, ranked #37 of 472 in NJ (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 3% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.8%/yr); 65 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,971 units permitted in Middlesex County in 2024 (1,193 in 5+ unit buildings).
• This rent is only 16% of the median local income ($138k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $738 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Middlesex County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $30k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $73k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $103,442 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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 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: 1.72% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.32%
• DSCR: 1.86
• GRM: 4.8

CMA / ARV

• ARV (median comp): $245,431
• List price: $106,642
• Delta: -56.55%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.27×
• Total profit: $8,114
• Equity at exit: $15,901

10-year hold

• IRR: 13.2%
• Equity multiple: 1.88×
• Total profit: $26,357
• Equity at exit: $9,220

Cash invested: $29,860 (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 08536

• Rents YoY: -0.8%
• Active inventory: 65
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$559
• Tax est. 1.5%: −$133 /mo · $1,600/yr
• Insurance: −$44
• HOA: −$235
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $481

Break-even live

Break-even rent $1,230

Max offer price $106,642

Occupancy floor 69%

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: $26,660
• Closing costs: $3,199
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Deer Creek Dr Plainsboro Township, NJ	1.0–2.0	1.0–2.0	797	$1,905	$2.39	2d	16	0.32mi
1000 Hunters Glen Dr Plainsboro Township, NJ	1.0–2.0	1.0–2.0	797	$1,770	$2.22	1d	78	0.32mi
1000 Pheasant Hollow Dr Plainsboro, NJ	1.0–2.0	1.0–2.0	779	$1,975	$2.54	1d	20	0.61mi
60 Fox Run Dr Plainsboro Township, NJ	1.0–2.0	1.0–1.5	787	$1,945	$2.47	1d	13	0.69mi
2005 Quail Ridge Dr Plainsboro Township, NJ	2.0	1.0–2.0	786	$2,089	$2.66	2d	30	0.90mi
909 RAVENS CREST Dr PLAINSBORO, NJ	1.0	1.0	667	$1,850	$2.77	43d	1	1.00mi
1105 Aspen Dr Plainsboro Township, NJ	1.0	1.0	620	$1,750	$2.82	43d	1	1.07mi
2310 Aspen Dr Plainsboro Township, NJ	1.0	1.0	620	$1,725	$2.78	13d	1	1.13mi
2110 Aspen Dr Plainsboro Township, NJ	1.0	1.0	680	$1,825	$2.68	43d	1	1.14mi
3217 Ravens Crest Dr Plainsboro Township, NJ	1.0–2.0	1.0–2.0	903	$1,797	$1.99	1d	34	1.19mi
4906 Ravens Crest Dr Plainsboro Township, NJ	1.0	1.0	667	$1,900	$2.85	13d	1	1.27mi
5012 Ravens Crest Dr Plainsboro Township, NJ	1.0	1.0	667	$1,740	$2.61	43d	1	1.27mi
1811 Ravens Crest Dr #1811 Plainsboro, NJ	1.0	1.0	667	$1,850	$2.77	43d	1	1.33mi
1609 Ravens Crest Dr Plainsboro Township, NJ	1.0	1.0	667	$1,950	$2.92	43d	1	1.35mi
1508 Ravens Crest Dr Plainsboro Township, NJ	1.0	1.0	667	$1,650	$2.47	13d	1	1.36mi

HOA detail condo

• Monthly dues: $235 · $2,820/yr
• Likely covers: cable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $106,642 Active 48 DOM
2. 2026-06-17
   days on market $106,642 Active 47 DOM
3. 2026-06-16
   days on market $106,642 Active 46 DOM
4. 2026-06-15
   days on market $106,642 Active 45 DOM
5. 2026-06-14
   days on market $106,642 Active 43 DOM
6. 2026-06-10
   days on market $106,642 Active 40 DOM
7. 2026-06-09
   days on market $106,642 Active 39 DOM
8. 2026-06-08
   days on market $106,642 Active 38 DOM
9. 2026-06-07
   days on market $106,642 Active 37 DOM
10. 2026-06-03
    days on market $106,642 Active 33 DOM
11. 2026-06-02
    days on market $106,642 Active 32 DOM
12. 2026-06-01
    days on market $106,642 Active 31 DOM
13. 2026-05-31
    days on market $106,642 Active 30 DOM
14. 2026-05-30
    days on market $106,642 Active 29 DOM
15. 2026-05-05
    status Active 754-char remark

    Show marketing remark (134 chars)

    NO MORE SHOWING. Affordable Housing Unit.Buyers income should meet applicable standards. it is $85,920 for single and for two, $98,240

16. 2026-05-05
    status Active 715-char remark

    Show marketing remark (134 chars)

    NO MORE SHOWING. Affordable Housing Unit.Buyers income should meet applicable standards. it is $85,920 for single and for two, $98,240

17. 2026-04-29
    historical 754-char remark

    Show marketing remark (134 chars)

    NO MORE SHOWING. Affordable Housing Unit.Buyers income should meet applicable standards. it is $85,920 for single and for two, $98,240

18. 2026-04-29
    historical 715-char remark

    Show marketing remark (134 chars)

    NO MORE SHOWING. Affordable Housing Unit.Buyers income should meet applicable standards. it is $85,920 for single and for two, $98,240

19. 2026-04-26
    listed $106,642 Active 754-char remark

    Show marketing remark (134 chars)

    NO MORE SHOWING. Affordable Housing Unit.Buyers income should meet applicable standards. it is $85,920 for single and for two, $98,240

20. 2026-04-26
    listed $106,642 Active 715-char remark

    Show marketing remark (134 chars)

    NO MORE SHOWING. Affordable Housing Unit.Buyers income should meet applicable standards. it is $85,920 for single and for two, $98,240

21. 2026-04-25
    historical $106,642 715-char remark
22. 2026-04-24
    historical $106,642 754-char remark

    Show marketing remark (134 chars)

    NO MORE SHOWING. Affordable Housing Unit.Buyers income should meet applicable standards. it is $85,920 for single and for two, $98,240

23. 2012-02-17
    soldstatus $73,000

    Show marketing remark (272 chars)

    One Bedroom on Ground floor in wonderful Princeton Crossing Development. Freshly Painted and New Carpet Throughout. Affordable Housing Unit. Applications must be approved through the Plainsboro Non-Profit Housing Corp. Income Limitations apply. Equal Housing Opportunity.

24. 2012-02-17
    soldstatus $73,000

    Show marketing remark (272 chars)

    One Bedroom on Ground floor in wonderful Princeton Crossing Development. Freshly Painted and New Carpet Throughout. Affordable Housing Unit. Applications must be approved through the Plainsboro Non-Profit Housing Corp. Income Limitations apply. Equal Housing Opportunity.

25. 2011-12-14
    historical
26. 2011-05-15
    listed $79,900

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,065
• − Mortgage interest: −$5,974
• − Property taxes: −$1,600
• − Insurance: −$533
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − HOA: −$2,820
• − Depreciation: −$3,102
• Taxable income: $4,506
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $4,686/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This one-bedroom condo is in good condition with modern updates and a good location. It's ready for a new owner to move in and enjoy.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: West Windsor-Plainsboro Regional School District
• NCES district ID: 3417700
• Math proficiency: 57% ▼ -17.00%
• Reading proficiency: 71% ▼ -9.00%
• Median HH income: $115,332
• Composite: 60.59/100
• National rank: #834
• State rank: #37 of 472 in NJ

Livability — Plainsboro

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

Census & demographics

• Census place: Princeton Meadows, NJ
• County: Middlesex County · 714,427 people
• City population: 20,817
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 20,817
• Household income: $137,607
• Rent vs Own: 56.6% rent · 43.4% own
• Severe rent burden: 678.0

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 901,713 people
• By 2030: 930,661 · +3.2%
• By 2040: 986,276 · +9.4%
• By 2050: 1,038,920 · +15.2%
• By 2075: 1,159,418 · +28.6%
• By 2100: 1,221,973 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Asian 60% White 26% Black 7% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 51% · China, Canada, South Korea
• Languages at home: 42% English-only · Other Asian/Pacific 21% Other Indo-European 19% Chinese 10%

Political lean MEDSL · Middlesex

• 2024 margin: Lean D (+8.0) · D 52.5% · R 44.5% · Other 3.0%
• 2008→2024 swing: -13.8pp toward R · 2008: 21.8pp · 2024: 8.0pp
• All cycles: 2024: D+8.0 2020: D+22.0 2016: D+19.8 2012: D+27.0 2008: D+21.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.04%
• Current HPI: 312.8632
• Rent YoY: ▼ -0.79%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+33.5% since first listed

12 events — show timeline

• 2026-05-05 Relisted — CJMLS
• 2026-05-05 Relisted — BRIGHT MLS
• 2026-04-29 Delisted — CJMLS
• 2026-04-29 Listing Removed — BRIGHT MLS
• 2026-04-26 Listed $106,642 CJMLS
• 2026-04-26 Listed $106,642 BRIGHT MLS
• 2026-04-25 Coming Soon $106,642 BRIGHT MLS
• 2026-04-24 Coming Soon $106,642 CJMLS
• 2012-02-17 Sold (MLS) $73,000 BRIGHT MLS
• 2012-02-17 Sold (MLS) $73,000 CJMLS
• 2011-12-14 Listing Removed — BRIGHT MLS
• 2011-05-15 Listed $79,900 BRIGHT MLS