30 Davis Ave · Salem, NJ 08079

$85,000

4 bd · None ba · 800 sqft · SingleFamily public records · 26 Days on market

Built 1920 3,642 sqft lot

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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
• Appreciation +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

30 Davis Ave presents a redevelopment or full-rehabilitation opportunity in Salem, NJ. The property is currently configured as a multi-unit property and was previously utilized as multiple residential units. Buyer is responsible for confirming zoning compliance, legal use, and permitted unit count with the municipality. Buyer is responsible for all inspections, certifications, municipal requirements, permits, liens, back taxes, and any associated costs.

Key facts

• Residential units
• Multi-unit property
• 3,642 sq ft lot

Tags

• REDEVELOPMENT OPPORTUNITY
• MULTI-UNIT PROPERTY
• RESIDENTIAL UNITS

Property features AI

Finance

• Financial info: Fee simple ownership; Total of 4 units (multifamily)

Exterior

• Parking: On-street parking
• Utilities: Public water; No septic system (public sewer)
• Home design: Detached structure; Frame construction
• Construction: Built (year source: Assessor); Slab foundation; Other structures above and below grade
• Exterior features: Lot dimensions approximately 56 x 65; No tidal water on the lot

Interior

• Bedrooms: Two 2-bedroom units; Two single-room units
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/?-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 8.4% in Salem — 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 61/100 on livability (#462 in NJ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: schools D, amenities F, commute F.
• Salem City School District (town): math 6% / reading 24% proficiency, ranked #464 of 472 in NJ (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 100 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).
• At $2,172/mo this rent would consume 48% of the median local household income ($55k/yr) (locally 663% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $265 of equity ($588 loan paydown + $-323 appreciation (-0.4% local appreciation)).
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 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 $60k; 42% 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 1920 — 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.56% ✓
• Cap rate: 21.51%
• Cash-on-cash: 54.36%
• DSCR: 3.42
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 2.59×
• Total profit: $37,838
• Equity at exit: $23,078

10-year hold

• IRR: 37.0%
• Equity multiple: 5.08×
• Total profit: $97,195
• Equity at exit: $26,491

Cash invested: $23,800 (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 08079

• Home prices YoY: -0.1%
• Active inventory: 100
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,172 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$157 /mo · $1,881/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $652

Break-even live

Break-even rent $1,347

Max offer price $85,000

Occupancy floor 65%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Eighth St Salem, NJ	3.0	1.0	1092	$1,850	$1.69	1d	1	0.87mi
23 7th St Unit B Salem, NJ	3.0	1.0	1000	$1,450	$1.45	3d	1	0.92mi

Listing history 27 events

1. 2026-06-18
   days on market $85,000 Active 26 DOM
2. 2026-06-17
   days on market $85,000 Active 25 DOM
3. 2026-06-16
   days on market $85,000 Active 24 DOM
4. 2026-06-15
   days on market $85,000 Active 23 DOM
5. 2026-06-13
   days on market $85,000 Active 21 DOM
6. 2026-06-13
   days on market $85,000 Active 20 DOM
7. 2026-06-09
   days on market $85,000 Active 17 DOM
8. 2026-06-08
   days on market $85,000 Active 16 DOM
9. 2026-06-07
   days on market $85,000 Active 15 DOM
10. 2026-06-04
    days on market $85,000 Active 12 DOM
11. 2026-06-03
    days on market $85,000 Active 11 DOM
12. 2026-06-02
    days on market $85,000 Active 10 DOM
13. 2026-06-01
    days on market $85,000 Active 9 DOM
14. 2026-05-31
    days on market $85,000 Active 8 DOM
15. 2026-03-03
    historical Active Under Contract
16. 2026-02-25
    listed $85,000 Active
17. 2015-09-03
    historical
18. 2015-09-03
    historical
19. 2015-03-23
    listed $8,000
20. 2015-03-23
    listed $8,000
21. 2010-10-11
    historical
22. 2010-08-29
    listed $30,000
23. 2009-09-05
    historical
24. 2008-08-05
    listed $170,000
25. 2001-04-05
    soldstatus $60,000
26. 1991-10-03
    soldstatus $40,000
27. 1988-07-28
    soldstatus $10,000

ⓘ 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: $1,881 · $157/mo
• Projected year-2 tax: $1,999 · $167/mo
• Expected delta: +$118/yr (+$10/mo · 6.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,068
• − Mortgage interest: −$4,761
• − Property taxes: −$1,881
• − Insurance: −$5,544
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$2,473
• Taxable income: $7,238
• Est. tax owed @ 24.0%: −$1,737
• After-tax cash flow: $6,083/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: Salem City School District
• NCES district ID: 3414550
• Math proficiency: 6% ▼ -1.00%
• Reading proficiency: 24% ▲ 2.00%
• Median HH income: $27,118
• Composite: 11.51/100
• National rank: #9702
• State rank: #464 of 472 in NJ

Livability — Salem

• Score: 61/100
• State rank: #462
• US rank: #17533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, NJ
• County: Salem County · 24,175 people
• City population: 10,762
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 10,762
• Household income: $54,641
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 663.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 59% Black 31% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 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: ▼ -0.38%
• Current HPI: 258.0047
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+750.0% since first listed

13 events — show timeline

• 2026-03-03 Contingent — BRIGHT MLS
• 2026-02-25 Listed $85,000 BRIGHT MLS
• 2015-09-03 Listing Removed — BRIGHT MLS
• 2015-09-03 Listing Removed — BRIGHT MLS
• 2015-03-23 Listed $8,000 BRIGHT MLS
• 2015-03-23 Listed $8,000 BRIGHT MLS
• 2010-10-11 Listing Removed — BRIGHT MLS
• 2010-08-29 Listed $30,000 BRIGHT MLS
• 2009-09-05 Listing Removed — BRIGHT MLS
• 2008-08-05 Listed $170,000 BRIGHT MLS
• 2001-04-05 Sold (Public Records) $60,000 Public Records
• 1991-10-03 Sold (Public Records) $40,000 Public Records
• 1988-07-28 Sold (Public Records) $10,000 Public Records

Property tax history

-4.8%/yr

Latest (2025): $1,881 · +4.9% YoY. Source: county tax records.