319 Pine St · Williamstown, NJ 08094

$275,000

3 bd · 1.0 ba · 790 sqft · SingleFamily public records · 8 Days on market

Built 1947 0.40 ac lot Est $190k · 45% over

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Why this score? — see what drove the F 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 +13.7/30.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors! Recently refreshed home in Williamstown, convenient to Route 42, ACE, shopping and Geets! Nice, quiet neighborhood. Large, fenced backyard. Current lease at $2,050/mo. through 6/30/25 with good tenants. Make your appointment today (24 hours notice, please)!

Key facts

• Newer kitchen
• Washer and dryer
• Unfinished basement

Tags

• NEWER KITCHEN
• LARGE SCREENED PORCH
• PRIVATE FENCED BACKYARD
• FLEXIBLE UPPER LEVEL
• UNFINISHED BASEMENT
• WASHER AND DRYER

Property features AI

Exterior

• Parking: Asphalt driveway; Driveway parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached property; Estimated year built; Property in very good condition; Fee simple ownership
• Construction: Block construction; Block foundation
• Exterior features: Wood fencing; Shed; Screened porch; Full unfinished basement with interior access

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: Two bedrooms on the main level; One bedroom on the upper level
• Flooring: Hardwood; Laminate plank; Tile/brick
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Heat pump with electric backup; Electric heating fuel; Central air (electric)
• Interior features: Ceiling fans; Tub with shower; Entry-level bedroom; Wood floors
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $18 ($216/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (9.9% below list).
• Recommended offer: $248k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.9% in Williamstown — 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 (#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.
• Zoned schools: Williamstown High School (math 21% / reading 50%, grade F, #234 of 399 statewide, top 59%, 1,782 students, 26% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 268 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 31% 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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y ago; this cycle's ask is 12995% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $229k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $247,873 (9.9% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.90% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $189,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 Pine St	0.00mi	3/1.0	790 (0%)	18mo	$229,000	$290	85
503 Sicklerville Rd	0.18mi	2/1.0 (-1)	832 (+5%)	7mo	$164,500	$198	72
142 Lindale Ave	0.19mi	4/1.0 (+1)	896 (+13%)	14mo	$215,000	$240	52
9 Filbert St	0.68mi	2/1.0 (-1)	816 (+3%)	21mo	$240,000	$294	40
344 Lake Ave	0.48mi	2/1.0 (-1)	896 (+13%)	13mo	$150,000	$167	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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-43,354
• Equity at exit: $41,003

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-36,026
• Equity at exit: $23,777

Cash invested: $77,000 (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 08094

• Active inventory: 268
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,479 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$383 /mo · $4,602/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $18

Break-even live

Break-even rent $2,456

Max offer price $275,000

Occupancy floor 94%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Kent Rd Williamstown, NJ	1.0–2.0	1.0	850	$1,925	$2.26	1d	1	0.17mi
601 N Black Horse Pike Williamstown, NJ	2.0	1.0	760	$1,938	$2.55	1d	1	0.31mi
401 N Main St Williamstown, NJ	1.0–2.0	1.0	860	$1,825	$2.12	1d	1	0.61mi
401 Blue Bell Rd Unit C Williamstown, NJ	3.0	1.0	1000	$1,700	$1.70	1d	1	0.81mi

Listing history 6 events

1. 2026-06-18
   days on market $275,000 Coming Soon 8 DOM
2. 2026-06-17
   days on market $275,000 Coming Soon 7 DOM
3. 2026-06-16
   days on market $275,000 Coming Soon 6 DOM
4. 2026-06-15
   days on market $275,000 Coming Soon 5 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $275,000 Coming Soon 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: $4,602 · $383/mo
• Projected year-2 tax: $5,725 · $477/mo
• Expected delta: +$1,123/yr (+$94/mo · 24.4%)

ⓘ 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 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: $29,745
• − Mortgage interest: −$15,404
• − Property taxes: −$4,602
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,380
• − Management: −$2,380
• − Depreciation: −$8,000
• Taxable loss: −$4,396
• Est. tax savings @ 24.0%: +$1,055
• After-tax cash flow: $1,271/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: 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

• Census place: Williamstown, NJ
• 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

Price history

+50.7% since first listed

22 events — show timeline

• 2026-06-10 Coming Soon $275,000 BRIGHT MLS
• 2025-05-21 Rental Removed $2,100 BRIGHTMLS
• 2025-05-02 Listed for Rent $2,100 BRIGHTMLS
• 2024-12-18 Sold (Public Records) $229,000 Public Records
• 2024-12-12 Sold (MLS) $229,000 BRIGHT MLS
• 2024-11-27 Pending — BRIGHT MLS
• 2024-09-10 Price Changed $239,000 BRIGHT MLS
• 2024-08-22 Relisted — BRIGHT MLS
• 2024-08-19 Listing Removed — BRIGHT MLS
• 2024-08-15 Listed $259,000 BRIGHT MLS
• 2024-08-14 Coming Soon $259,000 BRIGHT MLS
• 2019-10-08 Listing Removed — BRIGHT MLS
• 2019-09-21 Price Changed $84,900 BRIGHT MLS
• 2019-08-13 Listed $86,900 BRIGHT MLS
• 2019-01-04 Sold (Public Records) $41,000 Public Records
• 2018-12-31 Sold (MLS) $53,000 BRIGHT MLS
• 2018-11-17 Pending — BRIGHT MLS
• 2018-10-26 Price Changed $59,900 BRIGHT MLS
• 2018-10-20 Price Changed $62,500 BRIGHT MLS
• 2018-10-05 Price Changed $67,500 BRIGHT MLS
• 2018-09-24 Listed $72,500 BRIGHT MLS
• 2002-11-26 Sold (Public Records) $182,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $4,602 · +13.6% YoY. Source: county tax records.