136 Denny Ave · Penns Grove, NJ 08069

$200,000

4 bd · 1.5 ba · 1,783 sqft · SingleFamily public records · 3 Days on market

Built 1920 4,748 sqft lot $112/sqft · 8% below area Est $218k · 8% 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 +27.3/30.0
• ARV discount +11.1/15.0
• DSCR +9.5/10.0
• 1% rule +8.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home! I am excited for you. This 4-bed 1.5-bath was recently refreshed and is ready for you to move in and make your dreams come true! This home is detached, with off-street parking and an insane amount of storage space in the basement and finished attic. Be sure to put this high on the list so you get in there for the spring to enjoy the amazing deck and short walk to the water. I look forward to seeing you at the settlement table! The owner is a licensed real estate agent.

Key facts

• Unfinished basement
• Frame construction
• 0.11 acre lot

Tags

• COLONIAL STYLE RESIDENCE
• 0.11 ACRE LOT
• UNFINISHED BASEMENT
• TIMELESS ARCHITECTURAL DETAILS
• FRAME CONSTRUCTION
• LUSH LANDSCAPING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 9.8% vs local median 6.0% in Penns Grove — 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 57/100 on livability (#519 in NJ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A, housing A-; Watch: schools F, crime F, amenities F.
• Penns Grove-Carneys Point Regional School District (suburban): math 6% / reading 21% proficiency, ranked #462 of 472 in NJ (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 101 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).
• At $2,756/mo this rent would consume 46% of the median local household income ($72k/yr) (locally 696% 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 $6k of value loss. Plan a longer hold.
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $200k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $200,000

Questions for the listing agent

1. Built in 1920 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.35%
• DSCR: 1.55
• GRM: 6.0

CMA / ARV

• ARV (median comp): $217,558
• List price: $200,000
• Delta: -0.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Franklin St	0.11mi	3/2.5 (-1)	1,792 (+0%)	6mo	$335,000	$187	80
136 Denny Ave	0.00mi	4/2.0	1,968 (+10%)	8mo	$105,000	$53	74
22 Delaware Ave	0.13mi	3/2.0 (-1)	1,927 (+8%)	2mo	$250,000	$130	72
1 Risner Ave	0.18mi	4/3.0	1,880 (+5%)	10mo	$350,000	$186	68
76 State St	0.43mi	4/2.5	1,918 (+8%)	12mo	$199,000	$104	53
14 E Union St	0.41mi	3/2.0 (-1)	1,599 (-10%)	8mo	$331,000	$207	50
26 Church St	0.60mi	3/2.0 (-1)	1,836 (+3%)	12mo	$225,000	$123	50
85 State St	0.47mi	5/2.0 (+1)	1,576 (-12%)	6mo	$220,500	$140	46
31 Elvin Ave	0.46mi	3/1.0 (-1)	1,555 (-13%)	7mo	$260,000	$167	45
163 State St	0.66mi	4/2.0	2,016 (+13%)	9mo	$290,000	$144	38
119 Field	0.75mi	3/2.5 (-1)	1,906 (+7%)	12mo	$330,000	$173	35
51 Washington Ave	0.74mi	3/1.0 (-1)	1,525 (-14%)	1mo	$350,000	$230	34

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: 0.1%
• Equity multiple: 1.01×
• Total profit: $281
• Equity at exit: $29,821

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $42,939
• Equity at exit: $17,292

Cash invested: $56,000 (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 08069

• Home prices YoY: -18.8%
• Active inventory: 101
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,756 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$469 /mo · $5,626/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $510

Break-even live

Break-even rent $2,111

Max offer price $200,000

Occupancy floor 76%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Delaware Ave Penns Grove, NJ	4.0	3.0	2000	$2,900	$1.45	43d	1	0.19mi
79 Delaware Ave Penns Grove, NJ	3.0	1.0	1300	$1,900	$1.46	1d	1	0.19mi

Listing history 28 events

1. 2026-06-18
   days on market $200,000 Active 3 DOM
2. 2026-06-17
   days on market $200,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   pricedays on marketlisting id $200,000 Active 1 DOM
5. 2026-06-15
   days on market $217,500 Active 77 DOM
6. 2026-06-13
   days on market $217,500 Active 75 DOM
7. 2026-06-09
   days on market $217,500 Active 71 DOM
8. 2026-06-08
   days on market $217,500 Active 70 DOM
9. 2026-06-07
   days on market $217,500 Active 69 DOM
10. 2026-06-04
    pricedays on market $217,500 Active 66 DOM
11. 2026-06-03
    days on market $220,000 Active 65 DOM
12. 2026-06-02
    days on market $220,000 Active 64 DOM
13. 2026-06-01
    days on market $220,000 Active 63 DOM
14. 2026-05-31
    days on market $220,000 Active 62 DOM
15. 2026-05-20
    price $224,900 499-char remark

    Show marketing remark (499 chars)

    Welcome to your new home! I am excited for you. This 4-bed 1.5-bath was recently refreshed and is ready for you to move in and make your dreams come true! This home is detached, with off-street parking and an insane amount of storage space in the basement and finished attic. Be sure to put this high on the list so you get in there for the spring to enjoy the amazing deck and short walk to the water. I look forward to seeing you at the settlement table! The owner is a licensed real estate agent.

16. 2026-05-14
    price $225,000 499-char remark

    Show marketing remark (499 chars)

    Welcome to your new home! I am excited for you. This 4-bed 1.5-bath was recently refreshed and is ready for you to move in and make your dreams come true! This home is detached, with off-street parking and an insane amount of storage space in the basement and finished attic. Be sure to put this high on the list so you get in there for the spring to enjoy the amazing deck and short walk to the water. I look forward to seeing you at the settlement table! The owner is a licensed real estate agent.

17. 2026-05-14
    status Active 499-char remark

    Show marketing remark (499 chars)

    Welcome to your new home! I am excited for you. This 4-bed 1.5-bath was recently refreshed and is ready for you to move in and make your dreams come true! This home is detached, with off-street parking and an insane amount of storage space in the basement and finished attic. Be sure to put this high on the list so you get in there for the spring to enjoy the amazing deck and short walk to the water. I look forward to seeing you at the settlement table! The owner is a licensed real estate agent.

18. 2026-02-19
    historical 499-char remark

    Show marketing remark (499 chars)

    Welcome to your new home! I am excited for you. This 4-bed 1.5-bath was recently refreshed and is ready for you to move in and make your dreams come true! This home is detached, with off-street parking and an insane amount of storage space in the basement and finished attic. Be sure to put this high on the list so you get in there for the spring to enjoy the amazing deck and short walk to the water. I look forward to seeing you at the settlement table! The owner is a licensed real estate agent.

19. 2026-01-28
    price $220,000 499-char remark

    Show marketing remark (499 chars)

    Welcome to your new home! I am excited for you. This 4-bed 1.5-bath was recently refreshed and is ready for you to move in and make your dreams come true! This home is detached, with off-street parking and an insane amount of storage space in the basement and finished attic. Be sure to put this high on the list so you get in there for the spring to enjoy the amazing deck and short walk to the water. I look forward to seeing you at the settlement table! The owner is a licensed real estate agent.

20. 2026-01-20
    price $230,000 499-char remark

    Show marketing remark (499 chars)

    Welcome to your new home! I am excited for you. This 4-bed 1.5-bath was recently refreshed and is ready for you to move in and make your dreams come true! This home is detached, with off-street parking and an insane amount of storage space in the basement and finished attic. Be sure to put this high on the list so you get in there for the spring to enjoy the amazing deck and short walk to the water. I look forward to seeing you at the settlement table! The owner is a licensed real estate agent.

21. 2026-01-13
    price $240,000 499-char remark

    Show marketing remark (499 chars)

    Welcome to your new home! I am excited for you. This 4-bed 1.5-bath was recently refreshed and is ready for you to move in and make your dreams come true! This home is detached, with off-street parking and an insane amount of storage space in the basement and finished attic. Be sure to put this high on the list so you get in there for the spring to enjoy the amazing deck and short walk to the water. I look forward to seeing you at the settlement table! The owner is a licensed real estate agent.

22. 2026-01-06
    listed $250,000 Active 499-char remark

    Show marketing remark (499 chars)

    Welcome to your new home! I am excited for you. This 4-bed 1.5-bath was recently refreshed and is ready for you to move in and make your dreams come true! This home is detached, with off-street parking and an insane amount of storage space in the basement and finished attic. Be sure to put this high on the list so you get in there for the spring to enjoy the amazing deck and short walk to the water. I look forward to seeing you at the settlement table! The owner is a licensed real estate agent.

23. 2026-01-02
    historical $250,000 499-char remark

    Show marketing remark (499 chars)

    Welcome to your new home! I am excited for you. This 4-bed 1.5-bath was recently refreshed and is ready for you to move in and make your dreams come true! This home is detached, with off-street parking and an insane amount of storage space in the basement and finished attic. Be sure to put this high on the list so you get in there for the spring to enjoy the amazing deck and short walk to the water. I look forward to seeing you at the settlement table! The owner is a licensed real estate agent.

24. 2025-11-04
    soldstatus $105,000
25. 2025-10-31
    soldstatus $105,000 Closed
26. 2025-10-30
    listed $105,000
27. 2025-10-30
    historical
28. 1978-02-03
    soldstatus $18,900

ⓘ 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: $5,626 · $469/mo
• Projected year-2 tax: $5,626 · $469/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 8/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,073
• − Mortgage interest: −$11,203
• − Property taxes: −$5,626
• − Insurance: −$1,798
• − Repairs & maintenance: −$2,646
• − Management: −$2,646
• − Depreciation: −$5,818
• Taxable income: $3,336
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $5,317/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: Penns Grove-Carneys Point Regional School District
• NCES district ID: 3412840
• Math proficiency: 6% ▼ -16.00%
• Reading proficiency: 21% ▼ -7.00%
• Median HH income: $44,930
• Composite: 11.98/100
• National rank: #9665
• State rank: #462 of 472 in NJ

Livability — Penns Grove

• Score: 57/100
• State rank: #519
• US rank: #22190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Penns Grove, NJ
• County: Salem County · 24,175 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,413
• Household income: $71,942
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 696.0

Population outlook (Salem County) Hauer SSP2

• Today (2025): 59,905 people
• By 2030: 57,351 · -4.3%
• By 2040: 51,837 · -13.5%
• By 2050: 46,356 · -22.6%
• By 2075: 36,452 · -39.2%
• By 2100: 28,907 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 22% Black 22% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 14%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 85% English-only · Spanish 13% Tagalog/Filipino 1%

Political lean MEDSL · Salem

• 2024 margin: R (+19.2) · D 39.6% · R 58.8% · Other 1.6%
• 2008→2024 swing: -23.1pp toward R · 2008: 3.9pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+12.8 2016: R+15.4 2012: D+0.8 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.07%
• Current HPI: 290.3853
• 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

+1089.9% since first listed

14 events — show timeline

• 2026-05-20 Price Changed $224,900 BRIGHT MLS
• 2026-05-14 Price Changed $225,000 BRIGHT MLS
• 2026-05-14 Relisted — BRIGHT MLS
• 2026-02-19 Listing Removed — BRIGHT MLS
• 2026-01-28 Price Changed $220,000 BRIGHT MLS
• 2026-01-20 Price Changed $230,000 BRIGHT MLS
• 2026-01-13 Price Changed $240,000 BRIGHT MLS
• 2026-01-06 Listed $250,000 BRIGHT MLS
• 2026-01-02 Coming Soon $250,000 BRIGHT MLS
• 2025-11-04 Sold (Public Records) $105,000 Public Records
• 2025-10-31 Sold (MLS) $105,000 BRIGHT MLS
• 2025-10-30 Listing Removed — BRIGHT MLS
• 2025-10-30 Listed $105,000 BRIGHT MLS
• 1978-02-03 Sold (Public Records) $18,900 Public Records

Property tax history

+2.4%/yr

Latest (2025): $5,626 · +1.9% YoY. Source: county tax records.