163 County House Rd · Mount Royal, NJ 08061

$299,000

3 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 10 Days on market

Built 1910 0.53 ac lot Est $359k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• Appreciation +10.0/10.0
• Schools +4.7/10.0
• DSCR +4.5/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Starter Home In Desirable East Greenwich. Home Is Set On 1/2 Acre Of Property. Walk Up Attic With Plenty Of Potential. House Is Being Sold Strictly As Is. House Is In Need Of Minor Cosmetics. However, The Seller Will Provide A Certificate Of Occupancy And A Termite Certification. Seller Will Spakle And Prime Walls And Remove Carpets Prior To Settlement. Please Do Not Park On Neighbors Property Across The Street!

Key facts

• 0.53 acre lot
• Built 1910
• Listed 10 days

Property features AI

Finance

• Other: Finished above-grade living area reported as 1,094 (assessor source)
• Financial info: No finance or investor-specific income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Driveway parking
• Security: No security features provided
• Utilities: Public water; Public sewer (no septic); Natural gas hot water; Electric service (standard)
• Home design: Detached structure; Property in very good condition; Fee simple ownership
• Construction: Frame construction; Block foundation; Building not winterized; Built year reported by assessor
• Exterior features: Lot dimensions approximately 75 x 308; Above-grade and below-grade structures noted

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three bedrooms on the main level
• Flooring: No flooring details provided
• Bathrooms: One full bathroom on the main level
• Heating & cooling: 90% efficient forced air heating; Central air conditioning
• Interior features: Unfinished basement
• Laundry & utility: Washer and dryer in unit (located in basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $76 ($917/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 $275k (8.0% below list).
• Recommended offer: $275k (8.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• East Greenwich Township School District (suburban): math 38% / reading 59% proficiency, ranked #119 of 472 in NJ (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Samuel Mickle School (math 38% / reading 59%, grade D, #294 of 1,303 statewide, top 23%, 726 students, 6% FRL); Kingsway Regional Middle School (math 27% / reading 55%, grade F, #188 of 431 statewide, top 44%, 954 students, 11% FRL); Kingsway Regional High School (math 31% / reading 51%, grade F, #180 of 399 statewide, top 46%, 1,947 students, 10% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: 20 active listings in the ZIP; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $142k; list at $299k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $275,152 (8.0% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.92% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $358,832
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Mantua Rd	0.09mi	4/2.0 (+1)	1,081 (-1%)	23mo	$215,000	$199	66
20 Somers Ave	0.68mi	3/1.5	1,250 (+14%)	20mo	$410,000	$328	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 3.00×
• Total profit: $167,769
• Equity at exit: $269,363

10-year hold

• IRR: 22.1%
• Equity multiple: 6.86×
• Total profit: $490,346
• Equity at exit: $580,891

Cash invested: $83,720 (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 08061

• Home prices YoY: 4.5%
• Active inventory: 20
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,752 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$405 /mo · $4,857/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $76

Break-even live

Break-even rent $2,655

Max offer price $299,000

Occupancy floor 92%

Sensitivity live

Price	-10% $246	-5% $161	+0% $76	+5% $-8	+10% $-93
Rent	-10% $-141	-5% $-32	+0% $76	+5% $185	+10% $294
Rate	-1.0pp $227	-0.5pp $152	base $76	+0.5pp $-1	+1.0pp $-80

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-15
   status Pending
2. 2026-05-12
   historical Active Under Contract
3. 2026-05-03
   listed $299,000 Active
4. 2026-04-30
   historical $299,000
5. 2015-06-04
   soldstatus $142,500
6. 2004-08-13
   soldstatus $121,000
7. 2004-08-05
   soldstatus $121,000 421-char remark

   Show marketing remark (421 chars)

   Great Starter Home In Desirable East Greenwich. Home Is Set On 1/2 Acre Of Property. Walk Up Attic With Plenty Of Potential. House Is Being Sold Strictly As Is. House Is In Need Of Minor Cosmetics. However, The Seller Will Provide A Certificate Of Occupancy And A Termite Certification. Seller Will Spakle And Prime Walls And Remove Carpets Prior To Settlement. Please Do Not Park On Neighbors Property Across The Street!

8. 2004-07-10
   historical 421-char remark

   Show marketing remark (421 chars)

   Great Starter Home In Desirable East Greenwich. Home Is Set On 1/2 Acre Of Property. Walk Up Attic With Plenty Of Potential. House Is Being Sold Strictly As Is. House Is In Need Of Minor Cosmetics. However, The Seller Will Provide A Certificate Of Occupancy And A Termite Certification. Seller Will Spakle And Prime Walls And Remove Carpets Prior To Settlement. Please Do Not Park On Neighbors Property Across The Street!

9. 2004-05-04
   listed $121,000 421-char remark

   Show marketing remark (421 chars)

   Great Starter Home In Desirable East Greenwich. Home Is Set On 1/2 Acre Of Property. Walk Up Attic With Plenty Of Potential. House Is Being Sold Strictly As Is. House Is In Need Of Minor Cosmetics. However, The Seller Will Provide A Certificate Of Occupancy And A Termite Certification. Seller Will Spakle And Prime Walls And Remove Carpets Prior To Settlement. Please Do Not Park On Neighbors Property Across The Street!

ⓘ 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: $4,857 · $405/mo
• Projected year-2 tax: $6,151 · $513/mo
• Expected delta: +$1,294/yr (+$108/mo · 26.6%)

ⓘ 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 ≥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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,018
• − Mortgage interest: −$16,749
• − Property taxes: −$4,857
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,641
• − Management: −$2,641
• − Depreciation: −$8,698
• Taxable loss: −$4,063
• Est. tax savings @ 24.0%: +$975
• After-tax cash flow: $1,892/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: East Greenwich Township School District
• NCES district ID: 3404140
• Math proficiency: 38% ▼ -27.00%
• Reading proficiency: 59% ▼ -12.00%
• Median HH income: $106,820
• Composite: 46.89/100
• National rank: #2367
• State rank: #119 of 472 in NJ

Livability — Mount Royal

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Mount Royal, NJ
• Population (ZIP): 4,411

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 (84%)
• Race & ethnicity: White 84% Black 9% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 7% English 2% Scotch-Irish 2%
• Foreign-born: 8%
• Languages at home: 84% English-only · Arabic 8% Spanish 3% Other Asian/Pacific 2%

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: ▲ 12.30%
• Current HPI: 283.4103
• 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

+147.1% since first listed

9 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-12 Contingent — BRIGHT MLS
• 2026-05-03 Listed $299,000 BRIGHT MLS
• 2026-04-30 Coming Soon $299,000 BRIGHT MLS
• 2015-06-04 Sold (Public Records) $142,500 Public Records
• 2004-08-13 Sold (Public Records) $121,000 Public Records
• 2004-08-05 Sold (MLS) $121,000 BRIGHT MLS
• 2004-07-10 Listing Removed — BRIGHT MLS
• 2004-05-04 Listed $121,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2025): $4,857 · +0.3% YoY. Source: county tax records.