131 Andaloro Way · Westville, NJ 08093

$250,000

3 bd · 3.0 ba · 1,320 sqft · SingleFamily public records · 132 Days on market

Built 1950 0.26 ac lot Est $309k · 19% 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
• Cash flow +12.8/30.0
• 1% rule +4.5/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FULL BRICK RANCHER FOR SALE. – CASH ONLY, STRICTLY AS-IS! Calling all INVESTORS, RENOVATORS, or CONTRACTORS, BUSINESS OWNERS, and SAVVY BUYERS who are looking for a solid opportunity! With GREAT BONES and endless potential, this property is ready for its next chapter. Set on a SPACIOUS LOT with a HORSESHOE DRIVEWAY that goes around the whole house for easy in-and-out access, this 2/3-bedroom home offers 2 full baths and 2 powder rooms, full basement for added space or future finishing and OFFICE WITH SEPARATE ENTRANCE AND POWDER ROOM with DRIVEWAY ACCESS. A standout feature is the IDEAL WORK FROM HOME SET UP: perfect for client meetings, privacy, or convert back to a 3rd bedroom. ATTI

Key facts

• Spacious lot
• Horseshoe driveway
• Full brick rancher

Tags

• FULL BRICK RANCHER
• SPACIOUS LOT
• HORSESHOE DRIVEWAY
• OFFICE WITH SEPARATE ENTRANCE
• BASEMENT GOOD CEILING HEIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-22 ($-260/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (5.2% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.2% in Westville — 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 69/100 on livability (#294 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A-, housing A-; Watch: amenities F, commute F.
• Deptford Township Public School District (suburban): math 17% / reading 45% proficiency, ranked #326 of 472 in NJ (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Deptford Township Middle School (math 26% / reading 53%, grade F, #201 of 431 statewide, top 48%, 928 students, 31% FRL); Deptford Township High School (math 14% / reading 46%, grade F, #284 of 399 statewide, top 72%, 1,084 students, 29% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 39 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 132 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $250k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $220,000 (12.0% 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 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.95% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $308,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Andaloro Way	0.08mi	4/1.0 (+1)	1,237 (-6%)	9mo	$285,000	$230	65
741 Woodland Ave	0.51mi	3/2.0	1,222 (-7%)	2mo	$285,000	$233	58
1507 Clearbrook Ave	0.72mi	3/2.0	1,295 (-2%)	4mo	$325,000	$251	56
206 Fowler Ave	0.50mi	3/2.5	1,462 (+11%)	4mo	$375,000	$256	54
14 Parkview Dr	0.68mi	3/2.0	1,345 (+2%)	9mo	$315,000	$234	54
47 Taras Ave	0.52mi	4/1.0 (+1)	1,237 (-6%)	3mo	$280,000	$226	50
787 Tacoma Blvd	0.37mi	2/1.0 (-1)	1,198 (-9%)	5mo	$260,000	$217	50
624 Woodland Ave	0.71mi	3/1.0	1,322 (+0%)	11mo	$350,000	$265	49
1302 Edgewood Ave	0.67mi	3/1.0	1,232 (-7%)	4mo	$340,000	$276	47
617 Almonesson Rd	0.71mi	3/1.5	1,451 (+10%)	6mo	$317,000	$218	40
1500 Clearbrook Ave	0.74mi	4/2.0 (+1)	1,304 (-1%)	18mo	$255,000	$196	40
120 Walnut St	0.74mi	3/2.0	1,229 (-7%)	17mo	$291,450	$237	36

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-41,750
• Equity at exit: $37,276

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-37,567
• Equity at exit: $21,615

Cash invested: $70,000 (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 08093

• Home prices YoY: -30.5%
• Active inventory: 39
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,370 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$479 /mo · $5,749/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-22

Break-even live

Break-even rent $2,398

Max offer price $246,180

Occupancy floor 96%

Sensitivity live

Price	-10% $120	-5% $49	+0% $-22	+5% $-92	+10% $-163
Rent	-10% $-209	-5% $-115	+0% $-22	+5% $72	+10% $166
Rate	-1.0pp $104	-0.5pp $42	base $-22	+0.5pp $-86	+1.0pp $-152

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Chestnut Ln Westville, NJ	1.0–2.0	1.0	1125	$2,220	$1.97	4d	10	0.28mi
423 Dogwood Dr Woodbury, NJ	3.0	2.5	1760	$3,100	$1.76	14d	1	0.82mi
107 Winterberry Way Woodbury, NJ	3.0	2.5	1760	$2,800	$1.59	3d	1	0.87mi
503 Steeplechase Ct Woodbury, NJ	3.0	2.5	1496	$2,600	$1.74	26d	1	0.93mi
928 Creek Rd Bellmawr, NJ	2.0	1.0	1100	$1,550	$1.41	5d	1	0.95mi
4 Tether Cir Woodbury, NJ	3.0	2.5	1776	$3,400	$1.91	0d	1	0.99mi
130 Mount Vernon Ct Woodbury, NJ	2.0	1.5	1384	$2,500	$1.81	20d	1	1.02mi
9 Magnolia St Westville, NJ	3.0	1.5	1281	$2,000	$1.56	26d	1	1.03mi
254 Steeplechase Ct Woodbury, NJ	2.0	2.5	1232	$2,400	$1.95	20d	1	1.07mi
151 Steeplechase Ct Woodbury, NJ	2.0	2.0	1241	$2,250	$1.81	16d	1	1.08mi
18 Pine St Westville, NJ	4.0	2.5	1800	$2,950	$1.64	0d	1	1.21mi
13 Pine St Westville, NJ	3.0	1.0	1300	$2,000	$1.54	0d	1	1.22mi
1600 Club Dr Deptford, NJ	1.0–3.0	1.0–2.0	1104	$5,812	$5.26	0d	1	1.41mi
568 N Evergreen Ave Woodbury, NJ	1.0–2.0	1.0	842	$1,870	$2.22	14d	5	1.42mi
1120 Howard Ave Unit A Bellmawr, NJ	2.0	1.0	1425	$1,800	$1.26	20d	1	1.47mi

Listing history 4 events

1. 2025-10-16
   status Pending
2. 2025-10-16
   historical Active Under Contract
3. 2025-06-06
   listed $250,000 Active
4. 2007-08-13
   soldstatus $130,000

ⓘ 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: $5,749 · $479/mo
• Projected year-2 tax: $5,987 · $499/mo
• Expected delta: +$238/yr (+$20/mo · 4.1%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $28,446
• − Mortgage interest: −$14,004
• − Property taxes: −$5,749
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − Depreciation: −$7,273
• Taxable loss: −$4,382
• Est. tax savings @ 24.0%: +$1,052
• After-tax cash flow: $792/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: Deptford Township Public School District
• NCES district ID: 3403900
• Math proficiency: 17% ▼ -24.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $66,302
• Composite: 28.48/100
• National rank: #6741
• State rank: #326 of 472 in NJ

Livability — Westville

• Score: 69/100
• State rank: #294
• US rank: #8837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,224
• Population (ZIP): 9,224

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 (66%)
• Race & ethnicity: White 66% Black 19% Hispanic / Latino 9% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, Dominican Republic, Jamaica
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -117.95%
• Current HPI: 268.5572
• 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

+92.3% since first listed

4 events — show timeline

• 2025-10-16 Pending — BRIGHT MLS
• 2025-10-16 Contingent — BRIGHT MLS
• 2025-06-06 Listed $250,000 BRIGHT MLS
• 2007-08-13 Sold (Public Records) $130,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $5,749 · +2.1% YoY. Source: county tax records.