145 Gantt Ave · Woodbury, NJ 08097

$189,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 13 Days on market

Built 1960 5,250 sqft lot Est $237k · 20% under

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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 +21.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 145 Gantt Avenue, a charming ranch-style home nestled in the desirable Woodbury Heights neighborhood of New Jersey. This lovely residence offers a comfortable and inviting living space, with several desirable features that are sure to impress prospective buyers. Step inside and discover a thoughtfully designed floor plan, boasting five well-appointed rooms that can be customized to suit your needs. The layout includes bedrooms for restful nights, bathrooms for convenience, a spacious living room for relaxation, and a kitchen perfect for culinary endeavors. One of the standout features of this home is the brand new central air conditioning and heating system, ensuring a comfortabl

Key facts

• Heating system
• Single-level living
• Granite countertops

Tags

• CENTRAL AIR CONDITIONING
• HEATING SYSTEM
• GRANITE COUNTERTOPS
• SINGLE-LEVEL LIVING

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone; Property condition listed as good to very good

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric service (100 Amp); Natural gas available; Cable TV available
• Home design: Detached single-family home; Finished living area above grade (per assessor)
• Construction: Frame construction; Asphalt roof; Block foundation with crawl space; Double-pane insulated windows; Building not winterized
• Exterior features: Public water and sewer; Municipal trash service; Cable and electric available; Natural gas available; Shed on property; Lot dimensions approximately 50 x 105

Interior

• Kitchen: Built-in microwave; Dishwasher; Gas range/oven; Refrigerator
• Bedrooms: 3 bedrooms on main level
• Flooring: Ceramic tile; Engineered wood; Hardwood
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Central heating (forced air) with natural gas; Central air conditioning; Ceiling fans; Attic fan; 100 Amp electric service; Hot water: Electric and natural gas
• Interior features: Attic; Ceiling fans; Combination dining and living area; Eat-in kitchen; Insulated and storm doors
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 8.0% vs local median 4.3% in Woodbury — 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 75/100 on livability (#163 in NJ, #4,241 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A; Watch: schools C-, amenities D-, commute F.
• Woodbury City Public School District (suburban): math 10% / reading 35% proficiency, ranked #411 of 472 in NJ (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $6k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $49k; list at $190k implies a 288% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $189,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $237,120
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Packard Ave	0.28mi	3/1.0	936 (-2%)	18mo	$230,922	$247	68
58 Stuart St	0.20mi	3/1.0	1,024 (+7%)	17mo	$150,000	$146	65
210 Harding Ave	0.35mi	2/1.0 (-1)	1,008 (+5%)	23mo	$195,000	$193	51
643 W Jersey Ave	0.61mi	2/1.5 (-1)	1,027 (+7%)	3mo	$310,000	$302	51
232 S Maple St	0.41mi	3/1.0	1,058 (+10%)	22mo	$250,000	$236	45
62 Nelson Ave SE	0.36mi	2/1.0 (-1)	820 (-15%)	13mo	$184,900	$225	43
156 Emerson St	0.61mi	4/1.0 (+1)	1,064 (+11%)	8mo	$281,000	$264	42
730 Maple Rd	0.70mi	3/1.0	906 (-6%)	22mo	$295,000	$326	39

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-13,657
• Equity at exit: $28,315

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $10,561
• Equity at exit: $16,419

Cash invested: $53,172 (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 08097

• Home prices YoY: -20.0%
• Active inventory: 21
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,238 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$426 /mo · $5,118/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $266

Break-even live

Break-even rent $1,901

Max offer price $189,900

Occupancy floor 83%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
523 Chestnut Ave Woodbury Heights, NJ	1.0–2.0	1.0–2.0	929	$3,007	$3.24	1d	138	1.07mi
568 N Evergreen Ave Woodbury, NJ	1.0–2.0	1.0	842	$1,870	$2.22	12d	5	1.31mi
517 Tatum St West Deptford, NJ	2.0	1.0	722	$2,000	$2.77	23d	1	1.38mi
601 Tatum St West Deptford, NJ	1.0–2.0	1.0	750	$1,650	$2.20	14d	3	1.44mi

Listing history 10 events

1. 2026-05-05
   status Pending
2. 2026-04-08
   historical Active Under Contract
3. 2026-03-26
   listed $189,900 Active
4. 2023-06-28
   status Pending
5. 2023-06-28
   historical
6. 2023-06-27
   historical Active Under Contract
7. 2023-06-08
   listed $179,900 Active
8. 2023-06-08
   historical
9. 1994-12-07
   soldstatus $49,000
10. 1979-06-01
    soldstatus $27,000

ⓘ 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: $5,118 · $426/mo
• Projected year-2 tax: $5,118 · $426/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $26,853
• − Mortgage interest: −$10,637
• − Property taxes: −$5,118
• − Insurance: −$950
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$5,524
• Taxable income: $328
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $3,118/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: Woodbury City Public School District
• NCES district ID: 3418150
• Math proficiency: 10% ▼ -13.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $53,810
• Composite: 20.25/100
• National rank: #8621
• State rank: #411 of 472 in NJ

Livability — Woodbury

• Score: 75/100
• State rank: #163
• US rank: #4241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbury, NJ
• City population: 35,336
• Population (ZIP): 3,207

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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: ▼ -85.24%
• Current HPI: 340.3502
• 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

+603.3% since first listed

10 events — show timeline

• 2026-05-05 Pending — BRIGHT MLS
• 2026-04-08 Contingent — BRIGHT MLS
• 2026-03-26 Listed $189,900 BRIGHT MLS
• 2023-06-28 Pending — BRIGHT MLS
• 2023-06-28 Listing Removed — BRIGHT MLS
• 2023-06-27 Contingent — BRIGHT MLS
• 2023-06-08 Listed $179,900 BRIGHT MLS
• 2023-06-08 Coming Soon — BRIGHT MLS
• 1994-12-07 Sold (Public Records) $49,000 Public Records
• 1979-06-01 Sold (Public Records) $27,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $5,118 · +1.1% YoY. Source: county tax records.