144 Alloway Friesburg Rd · Alloway, NJ 08001

$80,000

2 bd · 1.0 ba · 796 sqft · SingleFamily public records · 105 Days on market

Built 1950 1.50 ac lot

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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 +25.8/30.0
• 1% rule +9.3/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wooded lot in a very nice area in Alloway. There is a trailor on property with tenants but they have no lease. Seller is selling as ground and makes no warrants on the trailor. It is the buyer respon. to remove or fix the trailor. It is strictly AS IS

Key facts

• Salem county
• 1.5 acre lot
• Space and privacy

Tags

• 1.5 ACRE LOT
• RURAL ALLOWAY TOWNSHIP
• QUIET COUNTRY SETTING
• SPACE AND PRIVACY
• SALEM COUNTY

Property features AI

Finance

• Financial info: Improvement assessed at $30,400; Land assessed at $55,000; Tax assessed value $85,400 (tax year 2025)

Exterior

• Parking: Driveway
• Utilities: Other water source; Power and utility details not specified
• Home design: Manufactured structure; Fee simple ownership
• Construction: Above-grade finished area 796 (assessor); Year built source: assessor
• Exterior features: Lot dimensions listed by assessor

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Other heating; Other cooling; Other hot water
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#368 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Alloway Twp School District (rural): math 48% / reading 52% proficiency, ranked #350 of 612 in NJ (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 8 active listings in the ZIP; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($553 loan paydown + $1k appreciation (1.6% local appreciation)).
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $50k; list at $80k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.43% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.73×
• Total profit: $16,407
• Equity at exit: $29,859

10-year hold

• IRR: 16.9%
• Equity multiple: 3.18×
• Total profit: $48,768
• Equity at exit: $41,731

Cash invested: $22,400 (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 08001

• Home prices YoY: 0.9%
• Active inventory: 8
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$258 /mo · $3,097/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $195

Break-even live

Break-even rent $900

Max offer price $80,000

Occupancy floor 78%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $80,000 Active 105 DOM
2. 2026-06-17
   days on market $80,000 Active 104 DOM
3. 2026-06-16
   days on market $80,000 Active 103 DOM
4. 2026-06-15
   days on market $80,000 Active 102 DOM
5. 2026-06-13
   days on market $80,000 Active 100 DOM
6. 2026-06-09
   days on market $80,000 Active 96 DOM
7. 2026-06-08
   days on market $80,000 Active 95 DOM
8. 2026-06-07
   days on market $80,000 Active 94 DOM
9. 2026-06-04
   days on market $80,000 Active 91 DOM
10. 2026-06-03
    days on market $80,000 Active 90 DOM
11. 2026-06-02
    days on market $80,000 Active 89 DOM
12. 2026-06-01
    days on market $80,000 Active 88 DOM
13. 2026-05-31
    days on market $80,000 Active 87 DOM
14. 2026-03-05
    listed $80,000 Active
15. 2025-11-26
    historical
16. 2025-11-15
    listed $65,000 Active
17. 2005-02-09
    soldstatus $50,000
18. 2005-01-29
    soldstatus $50,000 251-char remark

    Show marketing remark (251 chars)

    Wooded lot in a very nice area in Alloway. There is a trailor on property with tenants but they have no lease. Seller is selling as ground and makes no warrants on the trailor. It is the buyer respon. to remove or fix the trailor. It is strictly AS IS

19. 2004-10-03
    listed $50,000 251-char remark

    Show marketing remark (251 chars)

    Wooded lot in a very nice area in Alloway. There is a trailor on property with tenants but they have no lease. Seller is selling as ground and makes no warrants on the trailor. It is the buyer respon. to remove or fix the trailor. It is strictly AS IS

20. 2004-10-03
    historical 251-char remark

    Show marketing remark (251 chars)

    Wooded lot in a very nice area in Alloway. There is a trailor on property with tenants but they have no lease. Seller is selling as ground and makes no warrants on the trailor. It is the buyer respon. to remove or fix the trailor. It is strictly AS IS

21. 2002-12-10
    soldstatus $1

ⓘ 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: $3,097 · $258/mo
• Projected year-2 tax: $3,097 · $258/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,757
• − Mortgage interest: −$4,481
• − Property taxes: −$3,097
• − Insurance: −$400
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,327
• Taxable income: $1,250
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $2,036/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: Alloway Twp School District
• NCES district ID: 3400810
• Math proficiency: 48% ▼ -1.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $75,696
• Composite: 47.25/100
• National rank: #5073
• State rank: #350 of 612 in NJ

Livability — Alloway

• Score: 66/100
• State rank: #368
• US rank: #12334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alloway, NJ
• City population: 931
• Population (ZIP): 931

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: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 5% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 1.60%
• Current HPI: 179.181
• 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

+60.0% since first listed

8 events — show timeline

• 2026-03-05 Listed $80,000 BRIGHT MLS
• 2025-11-26 Listing Removed — BRIGHT MLS
• 2025-11-15 Listed $65,000 BRIGHT MLS
• 2005-02-09 Sold (Public Records) $50,000 Public Records
• 2005-01-29 Sold (MLS) $50,000 BRIGHT MLS
• 2004-10-03 Listing Removed — BRIGHT MLS
• 2004-10-03 Listed $50,000 BRIGHT MLS
• 2002-12-10 Sold (Public Records) $1 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,097 · +4.0% YoY. Source: county tax records.