Roxbury Plan · Williamstown, NJ 08094

$379,990

3 bd · 2.5 ba · 1,503 sqft · Townhouse · 62 Days on market

Excellent condition

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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).

• Cash flow +11.6/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Grandview Mews - start fresh in a low-maintenance community where spacious townhomes feel like single-family living made easy. The Roxbury offers a flexible and spacious layout, designed for modern living. From the welcoming foyer, a hall leads to the stunning great room, which flows to the dinette and gourmet kitchen with abundant counter space. For those looking for even more room, the Roxbury offers an optional 6' extension - a significant expansion that enhances your main living space. A deck option is also available, giving you the opportunity to enjoy outdoor entertaining. Upstairs, two spacious bedrooms and a full hall bath provide comfort. Your luxurious owner's suite inc

Key facts

• Deck option
• Tray ceiling
• Flexible layout

Tags

• FLEXIBLE LAYOUT
• GOURMET KITCHEN
• ABUNDANT COUNTER SPACE
• DECK OPTION
• LUXURIOUS OWNER'S SUITE
• TRAY CEILING

Property features AI

Finance

• Other: List price $379,990; Address: Williamstown, NJ 08094

Exterior

• Parking: 1 parking space (total)
• Utilities: Central air conditioning
• Home design: Roxbury plan; New construction (Plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central air
• Interior features: Central air conditioning

🏗️ New construction. The $379,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $338,175.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $380k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (25.6% below list).
• Recommended offer: $283k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.9% in Williamstown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#289 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 268 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 35% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($357k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $282,881 (25.6% 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 62 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $338,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Comfort Rd	0.16mi	3/2.5	1,567 (+4%)	3mo	$345,000	$220	82
1186 Glen Haven Ct	0.23mi	3/2.5	1,527 (+2%)	6mo	$317,101	$208	82
68 Kerry Lynn Ct	0.20mi	2/2.5 (-1)	1,412 (-6%)	2mo	$310,000	$220	74
32 Burr St	0.36mi	3/2.5	1,567 (+4%)	3mo	$333,300	$213	74
240 Rothberg Dr	0.44mi	3/2.5	1,567 (+4%)	0mo	$362,500	$231	72
308 Comfort Rd	0.40mi	3/2.0	1,567 (+4%)	1mo	$355,000	$227	72
41 Burr St	0.39mi	3/2.5	1,410 (-6%)	0mo	$346,500	$246	72
9 Birchwood Ln	0.08mi	3/2.5	1,719 (+14%)	5mo	$379,900	$221	68
138 Kerry Lynn Ct	0.29mi	3/2.5	1,382 (-8%)	8mo	$325,000	$235	66
1029 Baywood Dr	0.55mi	3/2.5	1,578 (+5%)	6mo	$315,000	$200	61
58 Burr St	0.39mi	3/2.5	1,310 (-13%)	3mo	$359,900	$275	58
357 Brookdale Blvd	0.56mi	3/1.5	1,314 (-13%)	5mo	$295,000	$225	45

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

Projected returns pro-forma

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

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-61,271
• Equity at exit: $50,423

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-61,570
• Equity at exit: $29,239

Cash invested: $94,689 (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 08094

• Active inventory: 268
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,829 medium
• Mortgage (P&I): −$1,773
• Tax est. 1.5%: −$423 /mo · $5,073/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $-102

Break-even live

Break-even rent $2,958

Max offer price $323,373

Occupancy floor 99%

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: $84,544
• Closing costs: $10,145
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
343 Brookdale Blvd Williamstown, NJ	3.0	2.5	1438	$2,500	$1.74	1d	1	0.50mi
1616 N Main St Williamstown, NJ	2.0	2.0	1064	$2,500	$2.35	2d	1	0.89mi
1761 Glassboro Cross Keys Rd Williamstown, NJ	2.0	1.0	1300	$2,000	$1.54	19d	1	1.20mi
1000 Fawn Dr Williamstown, NJ	1.0–2.0	1.0–2.0	1209	$5,983	$4.95	1d	1	1.39mi

Listing history 13 events

1. 2026-06-18
   days on market $379,990 Active 62 DOM
2. 2026-06-17
   days on market $379,990 Active 61 DOM
3. 2026-06-16
   days on market $379,990 Active 60 DOM
4. 2026-06-15
   days on market $379,990 Active 59 DOM
5. 2026-06-13
   days on market $379,990 Active 57 DOM
6. 2026-06-09
   days on market $379,990 Active 53 DOM
7. 2026-06-08
   days on market $379,990 Active 52 DOM
8. 2026-06-07
   days on market $379,990 Active 51 DOM
9. 2026-06-04
   days on market $379,990 Active 48 DOM
10. 2026-06-03
    days on market $379,990 Active 47 DOM
11. 2026-06-02
    days on market $379,990 Active 46 DOM
12. 2026-06-01
    days on market $379,990 Active 45 DOM
13. 2026-05-31
    days on market $379,990 Active 44 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $33,946
• − Mortgage interest: −$18,943
• − Property taxes: −$5,073
• − Insurance: −$1,691
• − Repairs & maintenance: −$2,716
• − Management: −$2,716
• − Depreciation: −$9,838
• Taxable loss: −$7,030
• Est. tax savings @ 24.0%: +$1,687
• After-tax cash flow: $460/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 · 6 photos

Excellent 100/100 None rehab

This townhouse is in excellent condition with a modern kitchen, hardwood floors, and a well-maintained exterior. It offers a great opportunity for an investor to make minor updates to enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both New flooring in bathrooms — Replacing old flooring with modern options can increase both resale and rental value.
• Both Upgrading kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers/tenants and increase value.
• Both Adding a deck or patio — An outdoor living space can increase both resale and rental value by providing additional living space and entertainment area.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both New flooring in bathrooms — Replacing old flooring with modern options can increase both resale and rental value. ↑
• Both Upgrading kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers/tenants and increase value. ↑
• Both Adding a deck or patio — An outdoor living space can increase both resale and rental value by providing additional living space and entertainment area. ↑

ⓘ 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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Williamstown

• Score: 69/100
• State rank: #289
• US rank: #8603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 41,595
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 1%

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: ▼ -213.12%
• Current HPI: 278.3849
• 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