83 Bryn Mawr Ave · Trenton, NJ 08618

$170,000

3 bd · 1.0 ba · 1,148 sqft · Townhouse public records · 8 Days on market

Built 1992 2,274 sqft lot Est $196k · 13% under

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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 +27.6/30.0
• ARV discount +13.5/15.0
• DSCR +9.7/10.0
• 1% rule +8.2/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Calling All Investor's! 3 bedroom 1 bath Semi-Detached Property. Last property sitting on a dead end street with a nice size yard for entertaining. Enter the house by way of a large living room / dining room area and flow right into a large Eat in Kitchen. Property is currently occupied but is in need of repair. Presents a Great Opportunity for any investor or even an owner occupant looking for a property to put in some sweat equity. This property is being sold As- Is and the buyer will be responsible for all needed Inspections, repairs and certifications including the CCO but offers strong potential.

Key facts

• Large eat in kitchen
• Nice size yard
• Dead end street

Tags

• SEMI-DETACHED PROPERTY
• DEAD END STREET
• NICE SIZE YARD
• LARGE LIVING ROOM
• LARGE EAT IN KITCHEN

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Driveway parking (1 space); On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Semi-detached home; Above-grade and below-grade structures
• Construction: Frame construction; Crawl space foundation; Built year recorded by assessor
• Exterior features: Street lighting nearby; Corner lot location

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Electric baseboard heat; Electric hot water
• Interior features: Level entry to main floor; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 9.9% vs local median 6.0% in Trenton — 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 76/100 on livability (#133 in NJ, #3,533 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools F, crime F, employment F.
• Trenton Public School District (urban): math 2% / reading 16% proficiency, ranked #471 of 472 in NJ (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 144 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).
• At $2,244/mo this rent would consume 53% of the median local household income ($50k/yr) (locally 2116% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Mercer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $170,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.32% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $196,308
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Laurel Pl	0.09mi	3/1.0	1,222 (+6%)	1mo	$130,000	$106	84
128 Exton Ave	0.33mi	3/1.0	1,108 (-4%)	3mo	$189,900	$171	77
27 Laurel Ave	0.13mi	4/1.0 (+1)	1,258 (+10%)	2mo	$201,000	$160	71
29 Laurel Ave	0.13mi	4/1.0 (+1)	1,258 (+10%)	4mo	$180,000	$143	70
365 Parkway Ave	0.31mi	3/1.5	1,260 (+10%)	4mo	$299,990	$238	64
78 Oak Ln	0.17mi	4/1.5 (+1)	1,267 (+10%)	9mo	$300,000	$237	60
359 Parkway Ave	0.31mi	4/1.0 (+1)	1,260 (+10%)	5mo	$300,000	$238	60
58 Hayes Ave	0.27mi	3/1.0	976 (-15%)	4mo	$100,000	$102	59
35 General Greene Ave	0.68mi	3/1.0	1,154 (+0%)	11mo	$156,000	$135	58
330 Beechwood Ave	0.54mi	4/1.5 (+1)	1,216 (+6%)	1mo	$340,000	$280	57
216 Whittlesey Rd	0.65mi	3/1.5	1,224 (+7%)	12mo	$240,000	$196	47
50 Kelsey Ave	0.59mi	3/1.0	1,291 (+12%)	7mo	$200,000	$155	46

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $3,959
• Equity at exit: $25,348

10-year hold

• IRR: 11.4%
• Equity multiple: 1.88×
• Total profit: $41,762
• Equity at exit: $14,698

Cash invested: $47,600 (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 08618

• Rents YoY: 2.6%
• Active inventory: 144
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,244 high
• Mortgage (P&I): −$891
• Tax from tax record: −$303 /mo · $3,640/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $507

Break-even live

Break-even rent $1,602

Max offer price $170,000

Occupancy floor 72%

Sensitivity live

Price	-10% $604	-5% $556	+0% $507	+5% $459	+10% $411
Rent	-10% $330	-5% $419	+0% $507	+5% $596	+10% $685
Rate	-1.0pp $593	-0.5pp $551	base $507	+0.5pp $463	+1.0pp $419

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Pennington Rd Unit 1-2B Ewing Township, NJ	2.0	1.0	700	$1,200	$1.71	22d	1	0.38mi
600 Artisan St Unit 126 Trenton, NJ	3.0	2.0	1392	$2,650	$1.90	21d	1	0.47mi
600 Artisan St Trenton, NJ	3.0	2.0	1392	$2,650	$1.90	13d	3	0.47mi
319 Rutherford Ave Trenton, NJ	4.0	2.0	1100	$2,200	$2.00	22d	1	0.65mi
1100 Prospect St Unit 1 Ewing Township, NJ	3.0	1.0	1100	$2,000	$1.82	22d	1	0.66mi
311 Spring St Trenton, NJ	3.0	1.0	1200	$2,200	$1.83	14d	1	0.81mi
186 Passaic St Trenton, NJ	3.0	2.0	1064	$2,400	$2.26	5d	1	0.86mi
24 New Trent St Trenton, NJ	3.0	2.0	1336	$2,350	$1.76	14d	1	0.88mi
130 W Ingham Ave Trenton, NJ	4.0	1.0	1126	$2,000	$1.78	14d	1	0.98mi
27 Passaic St Trenton, NJ	2.0	1.0	900	$1,700	$1.89	22d	1	1.04mi
8 Belvidere St Trenton, NJ	2.0	1.0	1260	$1,900	$1.51	22d	1	1.05mi
129 Clearfield Ave Trenton, NJ	4.0	1.5	1358	$3,000	$2.21	13d	1	1.10mi
34 Western Ave Ewing Township, NJ	1.0–3.0	1.0–1.5	832	$2,685	$3.23	14d	3	1.24mi
134 Old Rose St Trenton, NJ	4.0	2.0	1212	$2,300	$1.90	22d	1	1.28mi
77 Race St Trenton, NJ	2.0	1.0	950	$1,700	$1.79	22d	1	1.29mi
125 W Farrell Ave Ewing Township, NJ	1.0–2.0	1.0	975	$2,460	$2.52	13d	6	1.39mi
1314 Princeton Ave Trenton, NJ	4.0	1.0	1092	$2,400	$2.20	14d	1	1.41mi
125 Olive St Trenton, NJ	2.0–3.0	1.0–1.5	896	$1,392	$1.55	22d	1	1.42mi
202 E Hanover St Unit 5G Trenton, NJ	2.0	1.0	750	$1,200	$1.60	22d	1	1.47mi

Listing history 6 events

1. 2026-06-18
   days on market $170,000 Active 8 DOM
2. 2026-06-17
   days on market $170,000 Active 7 DOM
3. 2026-06-16
   days on market $170,000 Active 6 DOM
4. 2026-06-15
   days on market $170,000 Active 5 DOM
5. 2026-06-14
   remarks 610-char remark
6. 2026-06-14
   listed $170,000 Active 3 DOM

ⓘ 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: $3,640 · $303/mo
• Projected year-2 tax: $3,937 · $328/mo
• Expected delta: +$296/yr (+$25/mo · 8.1%)

ⓘ 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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,933
• − Mortgage interest: −$9,523
• − Property taxes: −$3,640
• − Insurance: −$850
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − Depreciation: −$4,945
• Taxable income: $3,665
• Est. tax owed @ 24.0%: −$880
• After-tax cash flow: $5,209/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: Trenton Public School District
• NCES district ID: 3416290
• Math proficiency: 2% ▼ -8.00%
• Reading proficiency: 16% ▼ -4.00%
• Median HH income: $35,078
• Composite: 7.31/100
• National rank: #9956
• State rank: #471 of 472 in NJ

Livability — Trenton

• Score: 76/100
• State rank: #133
• US rank: #3533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, NJ
• County: Mercer County · 327,655 people
• City population: 177,819
• Metro: Trenton-Princeton, NJ
• Population (ZIP): 35,634
• Household income: $50,390
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 2116.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 381,395 people
• By 2030: 384,640 · +0.9%
• By 2040: 391,431 · +2.6%
• By 2050: 397,845 · +4.3%
• By 2075: 417,281 · +9.4%
• By 2100: 420,327 · +10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 59% White 19% Hispanic / Latino 16% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 2% Hispanic 1% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 10% Other Indo-European 3% Arabic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid D (+33.9) · D 65.9% · R 32.0% · Other 2.1%
• 2008→2024 swing: -2.2pp toward R · 2008: 36.1pp · 2024: 33.9pp
• All cycles: 2024: D+33.9 2020: D+40.0 2016: D+36.2 2012: D+36.8 2008: D+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.54%
• Current HPI: 288.6841
• Rent YoY: ▲ 2.60%
• Metro: Trenton-Princeton, NJ
• 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

1 event — show timeline

• 2026-06-10 Listed $170,000 BRIGHT MLS

Property tax history

+1.6%/yr

Latest (2025): $3,640 · +1.5% YoY. Source: county tax records.