10 Cliff St · Trenton, NJ 08611

$225,000

4 bd · 1.0 ba · 1,183 sqft · SingleFamily public records · 86 Days on market

Built 1912 1,420 sqft lot Est $329k · 32% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely gorgeous! Like new construction! New roof - New bathroom - New windows - New kitchen - New carpet throughout - New electric - New plumbing - New doors - Immaculate basement - Eat in kitchen - Easy to show - Immediate occupancy - Quiet street.

Key facts

• Backyard
• Near major highways
• Built 1912

Tags

• BACKYARD
• NEAR MAJOR HIGHWAYS
• EASY ACCESS TO 295 CORRIDOR

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Semi-detached property; Year built per assessor
• Construction: Brick construction; Concrete perimeter foundation; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 15.8 x 90.0

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: 90% forced air heating (natural gas); Wall unit cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.3% in Trenton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 fast (+4.7%/yr); 84 active listings in the ZIP; 12 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 $2,401/mo this rent would consume 51% of the median local household income ($57k/yr) (locally 2147% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($212k) 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 $107k; list at $225k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.07% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $328,874
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 S Broad St	0.61mi	4/1.0	1,200 (+1%)	15mo	$150,000	$125	56
29 3rd St	0.61mi	4/2.5	1,260 (+6%)	0mo	$360,000	$286	54
10 Bowling Green Ave	0.65mi	3/2.0 (-1)	1,224 (+4%)	1mo	$335,000	$274	54
3 Jessie Ave	0.62mi	3/2.0 (-1)	1,126 (-5%)	6mo	$349,900	$311	48
1236 S Pennsylvania Ave	0.65mi	3/2.0 (-1)	1,097 (-7%)	2mo	$360,000	$328	47
44 Jeremiah Ave	0.72mi	3/1.0 (-1)	1,108 (-6%)	7mo	$325,000	$293	45
641 Lamberton St	0.50mi	3/1.5 (-1)	1,302 (+10%)	12mo	$215,000	$165	42
67 Jersey St	0.42mi	3/2.0 (-1)	1,316 (+11%)	12mo	$195,000	$148	42
842 S Pennsylvania Ave	0.73mi	3/1.0 (-1)	1,152 (-3%)	19mo	$320,000	$278	41
55 Jeremiah Ave	0.70mi	3/1.0 (-1)	1,108 (-6%)	15mo	$302,000	$273	39
412 Home Ave	0.53mi	3/2.0 (-1)	1,340 (+13%)	9mo	$205,000	$153	37
317 Hewitt Ave	0.50mi	3/2.0 (-1)	1,357 (+15%)	9mo	$400,000	$295	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 · 4.71% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-9,549
• Equity at exit: $33,548

10-year hold

• IRR: 7.6%
• Equity multiple: 1.62×
• Total profit: $38,857
• Equity at exit: $19,454

Cash invested: $63,000 (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 08611

• Rents YoY: 4.7%
• Active inventory: 84
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,401 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$267 /mo · $3,204/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $356

Break-even live

Break-even rent $1,950

Max offer price $225,000

Occupancy floor 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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
547 Centre St Trenton, NJ	3.0	1.0	1060	$1,850	$1.75	21d	1	0.28mi
244 Jersey St Trenton, NJ	3.0	1.5	1368	$2,300	$1.68	13d	1	0.40mi
313 Home Ave Trenton, NJ	3.0	1.0	1112	$2,100	$1.89	13d	1	0.54mi
233 Virginia Ave Trenton, NJ	3.0	1.0	1302	$2,500	$1.92	12d	1	0.76mi
1103 Division St Trenton, NJ	4.0	1.0	1296	$2,000	$1.54	21d	1	0.80mi
705 Anderson St Trenton, NJ	3.0	1.0	1132	$1,800	$1.59	13d	1	1.00mi
1049 Genesee St Trenton, NJ	3.0	1.0	1270	$2,300	$1.81	21d	1	1.06mi
1132 Genesee St Unit 1132 Trenton, NJ	3.0	1.0	1198	$2,500	$2.09	21d	1	1.12mi
117 Park Ave Morrisville, PA	3.0	2.0	1396	$3,200	$2.29	12d	1	1.18mi
130 Harper Ave Morrisville, PA	3.0	2.5	1276	$3,500	$2.74	12d	1	1.25mi
635 Chambers St Trenton, NJ	4.0	2.0	1312	$2,500	$1.91	13d	1	1.39mi
121 Columbus Ave Trenton, NJ	3.0	1.0	1050	$1,900	$1.81	21d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $225,000 Active 86 DOM
2. 2026-06-17
   days on market $225,000 Active 85 DOM
3. 2026-06-16
   days on market $225,000 Active 84 DOM
4. 2026-06-15
   days on market $225,000 Active 83 DOM
5. 2026-06-14
   days on market $225,000 Active 81 DOM
6. 2026-06-10
   days on market $225,000 Active 78 DOM
7. 2026-06-09
   days on market $225,000 Active 77 DOM
8. 2026-06-08
   days on market $225,000 Active 76 DOM
9. 2026-06-07
   days on market $225,000 Active 75 DOM
10. 2026-06-03
    days on market $225,000 Active 71 DOM
11. 2026-06-02
    days on market $225,000 Active 70 DOM
12. 2026-06-01
    days on market $225,000 Active 69 DOM
13. 2026-05-31
    days on market $225,000 Active 68 DOM
14. 2026-05-30
    days on market $225,000 Active 67 DOM
15. 2026-03-30
    status Active
16. 2025-09-25
    status Pending
17. 2025-09-19
    listed $225,000 Active
18. 2005-02-22
    soldstatus $107,000
19. 2005-01-20
    soldstatus $107,000 253-char remark

    Show marketing remark (253 chars)

    Absolutely gorgeous! Like new construction! New roof - New bathroom - New windows - New kitchen - New carpet throughout - New electric - New plumbing - New doors - Immaculate basement - Eat in kitchen - Easy to show - Immediate occupancy - Quiet street.

20. 2004-12-13
    historical 253-char remark

    Show marketing remark (253 chars)

    Absolutely gorgeous! Like new construction! New roof - New bathroom - New windows - New kitchen - New carpet throughout - New electric - New plumbing - New doors - Immaculate basement - Eat in kitchen - Easy to show - Immediate occupancy - Quiet street.

21. 2004-11-23
    listed $107,000 253-char remark

    Show marketing remark (253 chars)

    Absolutely gorgeous! Like new construction! New roof - New bathroom - New windows - New kitchen - New carpet throughout - New electric - New plumbing - New doors - Immaculate basement - Eat in kitchen - Easy to show - Immediate occupancy - Quiet 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: $3,204 · $267/mo
• Projected year-2 tax: $4,403 · $367/mo
• Expected delta: +$1,199/yr (+$100/mo · 37.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,812
• − Mortgage interest: −$12,603
• − Property taxes: −$3,204
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − Depreciation: −$6,545
• Taxable income: $724
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $4,100/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): 31,995
• Household income: $56,788
• Rent vs Own: 61.0% rent · 39.0% own
• Severe rent burden: 2147.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 62% Black 20% Two or more races 18% White 14% Native American 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 12% Dominican 8%
• Common ancestry: Romanian 2% Swiss 1% Hispanic 1%
• Foreign-born: 37% · Canada, Jamaica, Guatemala
• Languages at home: 41% English-only · Spanish 57% French/Haitian/Cajun 2%

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: ▼ -267.62%
• Current HPI: 276.5427
• Rent YoY: ▲ 4.71%
• 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

+110.3% since first listed

7 events — show timeline

• 2026-03-30 Relisted — BRIGHT MLS
• 2025-09-25 Pending — BRIGHT MLS
• 2025-09-19 Listed $225,000 BRIGHT MLS
• 2005-02-22 Sold (Public Records) $107,000 Public Records
• 2005-01-20 Sold (MLS) $107,000 BRIGHT MLS
• 2004-12-13 Listing Removed — BRIGHT MLS
• 2004-11-23 Listed $107,000 BRIGHT MLS

Property tax history

+0.7%/yr

Latest (2025): $3,204 · +1.5% YoY. Source: county tax records.