422 Rutherford Ave · Trenton, NJ 08618

$174,000

4 bd · 1.0 ba · 1,680 sqft · Townhouse public records · 11 Days on market

Built 1891 3,241 sqft lot Est $195k · 11% 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 +30.0/30.0
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Welcome to this charming 4-bedroom, 1-bath colonial bursting with character and endless potential! Perfectly situated in the city, this spacious home offers classic details you won’t find in newer builds — including beautiful woodwork, a front and back staircase, and generous storage throughout. The third-floor attic provides even more opportunity, whether you’re envisioning additional living space or a second-unit conversion. With just a few minor updates, this home could truly shine — ideal for first-time buyers looking to make it their own or investors seeking a great value-add opportunity. Located only minutes away from Rt. 29, I-295, I-95 and Rt. 1. Close to Tr

Key facts

• Third-floor attic
• Generous storage
• Beautiful woodwork

Tags

• BEAUTIFUL WOODWORK
• FRONT AND BACK STAIRCASE
• GENEROUS STORAGE
• THIRD-FLOOR ATTIC
• ADDITIONAL LIVING SPACE
• SECOND-UNIT CONVERSION

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Fee simple ownership
• Construction: Brick construction; Other type foundation; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 18 x 180; Not in a federal flood zone

Interior

• Kitchen: Kitchen (appliance details not provided)
• Bedrooms: Four bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Natural gas heating fuel
• Interior features: Full basement
• Laundry & utility: Hot water provided (oil)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $174k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $174k).
• Cap rate 11.6% vs local median 6.3% 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; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).
• At $2,571/mo this rent would consume 61% 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 $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $13k; list at $174k implies a 1238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.
• 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 $174,000

Questions for the listing agent

1. Built in 1891 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.83%
• DSCR: 1.84
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $194,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Louise Ln	0.26mi	3/2.5 (-1)	1,672 (-0%)	2mo	$307,000	$184	75
58 W End Ave	0.25mi	4/1.0	1,506 (-10%)	8mo	$80,000	$53	65
22 Bryn Mawr Ave	0.48mi	4/1.0	1,772 (+6%)	6mo	$205,000	$116	63
31 Bryn Mawr Ave	0.51mi	4/1.0	1,596 (-5%)	7mo	$181,050	$113	62
44 Delawareview Ave	0.49mi	4/1.0	1,564 (-7%)	8mo	$172,500	$110	59
240 Spring St	0.35mi	4/2.0	1,864 (+11%)	9mo	$265,000	$142	54
18 N Overbrook Ave	0.54mi	3/2.5 (-1)	1,549 (-8%)	2mo	$310,000	$200	50
35 Colonial Ave	0.51mi	3/1.5 (-1)	1,867 (+11%)	2mo	$275,000	$147	49
28 Bryn Mawr Ave	0.49mi	4/1.0	1,428 (-15%)	4mo	$130,000	$91	49
316 N Broad St	0.71mi	3/1.5 (-1)	1,624 (-3%)	8mo	$262,000	$161	48
33 Oak St	0.66mi	3/1.0 (-1)	1,428 (-15%)	2mo	$150,000	$105	38
922 Carteret Ave	0.73mi	4/2.0	1,900 (+13%)	6mo	$165,000	$87	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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.40×
• Total profit: $19,546
• Equity at exit: $25,944

10-year hold

• IRR: 19.0%
• Equity multiple: 2.56×
• Total profit: $75,843
• Equity at exit: $15,044

Cash invested: $48,720 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,571 high
• Mortgage (P&I): −$912
• Tax from tax record: −$282 /mo · $3,381/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $765

Break-even live

Break-even rent $1,603

Max offer price $174,000

Occupancy floor 65%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Rutherford Ave Trenton, NJ	4.0	2.0	1100	$2,200	$2.00	21d	1	0.07mi
311 Spring St Trenton, NJ	3.0	1.0	1200	$2,200	$1.83	13d	1	0.30mi
600 Artisan St Trenton, NJ	3.0	2.0	1392	$2,650	$1.90	12d	3	0.30mi
600 Artisan St Unit 126 Trenton, NJ	3.0	2.0	1392	$2,650	$1.90	20d	1	0.30mi
186 Passaic St Trenton, NJ	3.0	2.0	1064	$2,400	$2.26	4d	1	0.34mi
510 N Hermitage Ave Trenton, NJ	5.0	1.5	1316	$2,500	$1.90	12d	1	0.35mi
311 Calhoun St Trenton, NJ	4.0	1.0	1516	$2,400	$1.58	43d	1	0.35mi
510 W Hanover St Trenton, NJ	5.0	1.0	1200	$2,200	$1.83	13d	1	0.36mi
73 Bellevue Ave Trenton, NJ	4.0	2.0	1950	$2,400	$1.23	13d	1	0.40mi
21 Bellevue Ave Trenton, NJ	3.0	2.0	1740	$2,400	$1.38	43d	1	0.48mi
649 W State St Trenton, NJ	5.0	2.0	1870	$2,900	$1.55	12d	1	0.52mi
20 N Overbrook Ave Unit B Trenton, NJ	3.0	1.0	1518	$2,300	$1.52	12d	1	0.57mi
24 New Trent St Trenton, NJ	3.0	2.0	1336	$2,350	$1.76	13d	1	0.58mi
130 W Ingham Ave Trenton, NJ	4.0	1.0	1126	$2,000	$1.78	13d	1	0.63mi
1100 Prospect St Unit 1 Ewing Township, NJ	3.0	1.0	1100	$2,000	$1.82	21d	1	0.72mi
73 Oak Ln #2 Trenton, NJ	4.0	1.0	1886	$2,300	$1.22	13d	1	0.75mi
134 Old Rose St Trenton, NJ	4.0	2.0	1212	$2,300	$1.90	21d	1	0.80mi
34 E Hendrickson Ave Morrisville, PA	3.0	1.0	1360	$2,650	$1.95	43d	1	1.09mi
117 Park Ave Morrisville, PA	3.0	2.0	1396	$3,200	$2.29	12d	1	1.19mi
1314 Princeton Ave Trenton, NJ	4.0	1.0	1092	$2,400	$2.20	13d	1	1.22mi
1442 W State St Trenton, NJ	5.0	2.5	1956	$3,000	$1.53	12d	1	1.26mi
92 Pennwood Dr Ewing, NJ	4.0	3.0	1702	$3,850	$2.26	13d	1	1.40mi
130 Harper Ave Morrisville, PA	3.0	2.5	1276	$3,500	$2.74	12d	1	1.47mi
331 Ellis Ave Trenton, NJ	3.0	1.0	1190	$2,275	$1.91	21d	1	1.48mi
129 Clearfield Ave Trenton, NJ	4.0	1.5	1358	$3,000	$2.21	12d	1	1.48mi

Listing history 9 events

1. 2026-06-18
   days on market $174,000 Active 11 DOM
2. 2026-06-17
   days on market $174,000 Active 10 DOM
3. 2026-06-16
   days on market $174,000 Active 9 DOM
4. 2026-06-15
   days on market $174,000 Active 8 DOM
5. 2026-06-14
   days on market $174,000 Active 6 DOM
6. 2026-06-10
   days on market $174,000 Active 3 DOM
7. 2026-06-09
   days on market $174,000 Active 2 DOM
8. 2026-06-08
   remarks 675-char remark
9. 2026-06-08
   listed $174,000 Active 1 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: $3,381 · $282/mo
• Projected year-2 tax: $3,857 · $321/mo
• Expected delta: +$476/yr (+$40/mo · 14.1%)

ⓘ 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 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: $30,854
• − Mortgage interest: −$9,747
• − Property taxes: −$3,381
• − Insurance: −$870
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − Depreciation: −$5,062
• Taxable income: $6,858
• Est. tax owed @ 24.0%: −$1,646
• After-tax cash flow: $7,528/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

+1238.5% since first listed

5 events — show timeline

• 2026-06-07 Listed $174,000 BRIGHT MLS
• 2026-05-01 Listing Removed — BRIGHT MLS
• 2026-01-12 Price Changed $196,000 BRIGHT MLS
• 2025-11-02 Listed $206,000 BRIGHT MLS
• 1977-07-21 Sold (Public Records) $13,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,381 · +1.5% YoY. Source: county tax records.