410 Weatherby Ave · Swedesboro, NJ 08085

$195,000

3 bd · 1.0 ba · 1,296 sqft · Townhouse public records · 16 Days on market

Built 1927 3,575 sqft lot Est $254k · 23% 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.1/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 410 Weatherby Ave, located in the highly desirable Kingsway Regional School District! This 3-bedroom, 1-bath home presents an excellent opportunity for investors or owner-occupants looking to add their personal touch. The property is being sold strictly in as-is condition, with the buyer responsible for any inspections, certifications, and repairs required for closing. A current tenant occupies the property and is willing to remain and continue renting for the new owner, offering immediate income potential. The existing lease expires in August, providing flexibility for buyers who may wish to occupy the home themselves. Conveniently located near major highways, shopping, dining,

Key facts

• Built 1927
• Listed 16 days

Tags

• IMMEDIATE INCOME POTENTIAL
• EASY ACCESS TO CITY AMENITIES

Property features AI

Finance

• Other: Owned as fee simple; Above-grade finished area reported as 1,296 (source: assessor); Living area source: assessor; Year built source: assessor

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached home; Frame construction
• Construction: Concrete perimeter foundation; Above-grade and below-grade structures noted
• Exterior features: Lot dimensions approximately 26.00 x 137.50; No tidal water

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (oil); Central air conditioning (electric); Electric hot water
• Interior features: Full basement

🏷️ Possibly a rental listed for sale. The $195,000 price doesn't fit this home's estimated sale value (~$254,016) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.7% in Swedesboro — 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 64/100 on livability (#417 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Kingsway Regional School District (rural): math 29% / reading 54% proficiency, ranked #175 of 472 in NJ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 112 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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

• It's been on market 16 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $63k; list at $195k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $192,075 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — 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. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $254,016
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Railroad Ave	0.26mi	3/1.0	1,304 (+1%)	4mo	$255,000	$196	84
221 Broad St	0.22mi	3/1.5	1,192 (-8%)	15mo	$259,000	$217	62
424 Broad St	0.14mi	3/2.5	1,236 (-5%)	22mo	$245,000	$198	61
310 Helms Ave	0.16mi	2/1.5 (-1)	1,220 (-6%)	23mo	$256,000	$210	56
1244-1250 Kings Hwy Unit C	0.45mi	2/1.5 (-1)	1,313 (+1%)	17mo	$235,000	$179	56
19 Franklin St	0.46mi	3/1.5	1,356 (+5%)	18mo	$228,000	$168	54
314 Helms Ave	0.17mi	2/1.5 (-1)	1,460 (+13%)	16mo	$270,000	$185	51

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-12,808
• Equity at exit: $29,075

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $13,263
• Equity at exit: $16,860

Cash invested: $54,600 (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 08085

• Home prices YoY: -24.8%
• Active inventory: 112
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,174 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$320 /mo · $3,839/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $294

Break-even live

Break-even rent $1,802

Max offer price $195,000

Occupancy floor 81%

Sensitivity live

Price	-10% $404	-5% $349	+0% $294	+5% $239	+10% $183
Rent	-10% $122	-5% $208	+0% $294	+5% $380	+10% $466
Rate	-1.0pp $392	-0.5pp $343	base $294	+0.5pp $243	+1.0pp $192

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Helms Ave Unit FIRST Swedesboro, NJ	2.0	1.0	1612	$2,000	$1.24	2d	1	0.12mi
1705 Kings Hwy Swedesboro, NJ	4.0	2.0	1500	$2,300	$1.53	3d	1	0.55mi
2105 Lexington Mews Swedesboro, NJ	3.0	2.5	1744	$2,600	$1.49	2d	1	0.90mi
507 Lexington Mews Swedesboro, NJ	3.0	2.5	1758	$3,000	$1.71	10d	1	1.00mi

Listing history 12 events

1. 2026-06-21
   statusdays on market $195,000 Pending 16 DOM
2. 2026-06-18
   days on market $195,000 Active 14 DOM
3. 2026-06-17
   days on market $195,000 Active 13 DOM
4. 2026-06-16
   days on market $195,000 Active 12 DOM
5. 2026-06-15
   days on market $195,000 Active 11 DOM
6. 2026-06-13
   days on market $195,000 Active 9 DOM
7. 2026-06-12
   days on market $195,000 Active 8 DOM
8. 2026-06-09
   days on market $195,000 Active 5 DOM
9. 2026-06-08
   days on market $195,000 Active 4 DOM
10. 2026-06-07
    days on market $195,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $195,000 Active 2 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: $3,839 · $320/mo
• Projected year-2 tax: $4,347 · $362/mo
• Expected delta: +$508/yr (+$42/mo · 13.2%)

ⓘ 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 7/10 Severe 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,090
• − Mortgage interest: −$10,923
• − Property taxes: −$3,839
• − Insurance: −$975
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$5,673
• Taxable income: $505
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $3,404/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: Kingsway Regional School District
• NCES district ID: 3407980
• Math proficiency: 29% ▼ -27.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $108,204
• Composite: 41.2/100
• National rank: #3543
• State rank: #175 of 472 in NJ

Livability — Swedesboro

• Score: 64/100
• State rank: #417
• US rank: #14651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swedesboro, NJ
• Population (ZIP): 21,856

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% Black 13% Hispanic / Latino 8% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 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: ▼ -97.28%
• Current HPI: 295.8354
• 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

+69.6% since first listed

12 events — show timeline

• 2026-06-04 Listed $195,000 BRIGHT MLS
• 2014-07-28 Listing Removed — BRIGHT MLS
• 2014-01-20 Listed $124,900 BRIGHT MLS
• 2013-12-20 Sold (Public Records) $63,000 Public Records
• 2013-12-16 Sold (MLS) $63,000 TREND
• 2013-12-16 Sold (MLS) $63,000 BRIGHT MLS
• 2013-11-15 Pending — TREND
• 2013-11-04 Listing Removed — BRIGHT MLS
• 2013-05-23 Listed $70,000 TREND
• 2013-05-23 Listed $70,000 BRIGHT MLS
• 2011-01-28 Listing Removed — BRIGHT MLS
• 2009-06-20 Listed $115,000 BRIGHT MLS

Property tax history

-0.3%/yr

Latest (2025): $3,839 · +2.5% YoY. Source: county tax records.