448 Thomson Ave · Paulsboro, NJ 08066

$168,000

2 bd · 1.0 ba · 896 sqft · Townhouse public records · 15 Days on market

Built 1955 2,000 sqft lot Est $138k · 22% over

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Why this score? — see what drove the D 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 +20.1/30.0
• DSCR +6.4/10.0
• 1% rule +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Value! Two story 2 bedroom 1 bath rowhome with basement! Low cost of ownership , makes a great rental as well! Easy access to 295 and bridges. This property is also a part of an investment portfolio

Key facts

• Private backyard
• Renovated kitchen
• Updated kitchen

Tags

• UPDATED KITCHEN
• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVATE BACKYARD
• FULL UNFINISHED BASEMENT
• DEDICATED LAUNDRY AREA

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Estimated year built; major remodel 2022
• Construction: Brick construction with brick front; Concrete perimeter and brick/mortar foundation; Above-grade and below-grade structures
• Exterior features: 16 x 125 lot dimensions; Not in a federal flood zone; Ground rent paid annually; Pets allowed (cats and dogs OK)

Interior

• Bedrooms: 2 bedrooms on the first upper level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Partially furnished; Full unfinished basement with outside entrance
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $168k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $165k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 5.1% in Paulsboro — 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 62/100 on livability (#445 in NJ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Paulsboro School District (suburban): math 5% / reading 26% proficiency, ranked #455 of 472 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 57 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 31% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 15 days — a 2% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $70k; list at $168k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $165,480 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $137,984
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
447 1/2 Cook Ave	0.03mi	2/1.0	896 (0%)	11mo	$150,000	$167	89
449 Cook Ave	0.03mi	2/1.0	896 (0%)	19mo	$138,000	$154	83
34 W Washington St	0.51mi	2/1.0	896 (0%)	7mo	$85,000	$95	70

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-13,981
• Equity at exit: $25,049

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $4,885
• Equity at exit: $14,526

Cash invested: $47,040 (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 08066

• Home prices YoY: -19.0%
• Active inventory: 57
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$881
• Tax from tax record: −$174 /mo · $2,082/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $208

Break-even live

Break-even rent $1,423

Max offer price $168,000

Occupancy floor 83%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401-409 Elizabeth Ave Paulsboro, NJ	2.0	1.0	800	$1,672	$2.09	1d	2	0.11mi
221 Berkley Rd Paulsboro, NJ	1.0–2.0	1.0	750	$1,650	$2.20	1d	7	0.15mi
322 W Washington St Paulsboro, NJ	2.0	1.0	776	$1,875	$2.42	24d	1	0.23mi
1152 Berkley Rd Gibbstown, NJ	2.0	1.0	840	$1,850	$2.20	20d	1	0.30mi
226 Greenwich Ave Paulsboro, NJ	3.0	1.0	1100	$2,300	$2.09	24d	1	1.46mi

Listing history 17 events

1. 2026-05-21
   status Pending
2. 2026-05-05
   listed $168,000 Active
3. 2021-11-12
   soldstatus $70,000
4. 2021-09-24
   soldstatus $70,000 Closed 207-char remark

   Show marketing remark (207 chars)

   Great Value! Two story 2 bedroom 1 bath rowhome with basement! Low cost of ownership , makes a great rental as well! Easy access to 295 and bridges. This property is also a part of an investment portfolio

5. 2021-09-09
   status Pending 207-char remark

   Show marketing remark (207 chars)

   Great Value! Two story 2 bedroom 1 bath rowhome with basement! Low cost of ownership , makes a great rental as well! Easy access to 295 and bridges. This property is also a part of an investment portfolio

6. 2021-08-27
   listed $55,000 Active 207-char remark

   Show marketing remark (207 chars)

   Great Value! Two story 2 bedroom 1 bath rowhome with basement! Low cost of ownership , makes a great rental as well! Easy access to 295 and bridges. This property is also a part of an investment portfolio

7. 2011-04-14
   soldstatus $44,776 349-char remark

   Show marketing remark (349 chars)

   Corporate owned 2 bedroom, 1 bath brick rowhome which features living room, dining room, eat-in kitchen, full basement, gas heat, central air, fenced yard, & more. Being sold in strictly "as is" condition--work is needed. Buyer is responsible for all repairs, certifications, & municipal requirements. Easy to show. Bring offers.

8. 2011-04-14
   soldstatus $44,776

   Show marketing remark (349 chars)

   Corporate owned 2 bedroom, 1 bath brick rowhome which features living room, dining room, eat-in kitchen, full basement, gas heat, central air, fenced yard, & more. Being sold in strictly "as is" condition--work is needed. Buyer is responsible for all repairs, certifications, & municipal requirements. Easy to show. Bring offers.

9. 2011-03-29
   historical 349-char remark

   Show marketing remark (349 chars)

   Corporate owned 2 bedroom, 1 bath brick rowhome which features living room, dining room, eat-in kitchen, full basement, gas heat, central air, fenced yard, & more. Being sold in strictly "as is" condition--work is needed. Buyer is responsible for all repairs, certifications, & municipal requirements. Easy to show. Bring offers.

10. 2011-03-15
    listed $42,900 349-char remark

    Show marketing remark (349 chars)

    Corporate owned 2 bedroom, 1 bath brick rowhome which features living room, dining room, eat-in kitchen, full basement, gas heat, central air, fenced yard, & more. Being sold in strictly "as is" condition--work is needed. Buyer is responsible for all repairs, certifications, & municipal requirements. Easy to show. Bring offers.

11. 2011-03-15
    listed $42,900

    Show marketing remark (349 chars)

    Corporate owned 2 bedroom, 1 bath brick rowhome which features living room, dining room, eat-in kitchen, full basement, gas heat, central air, fenced yard, & more. Being sold in strictly "as is" condition--work is needed. Buyer is responsible for all repairs, certifications, & municipal requirements. Easy to show. Bring offers.

12. 2011-01-15
    historical
13. 2010-09-14
    listed $49,900
14. 2006-06-19
    soldstatus $70,000
15. 2000-05-28
    historical
16. 2000-05-22
    soldstatus $37,500
17. 1999-08-07
    listed $44,900

ⓘ 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: $2,082 · $174/mo
• Projected year-2 tax: $3,133 · $261/mo
• Expected delta: +$1,050/yr (+$88/mo · 50.4%)

ⓘ 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) · 52% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $20,239
• − Mortgage interest: −$9,411
• − Property taxes: −$2,082
• − Insurance: −$840
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$4,887
• Taxable loss: −$219
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $2,547/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: Paulsboro School District
• NCES district ID: 3412720
• Math proficiency: 5% ▼ -9.00%
• Reading proficiency: 26% ▲ 3.00%
• Median HH income: $43,261
• Composite: 13.46/100
• National rank: #9521
• State rank: #455 of 472 in NJ

Livability — Paulsboro

• Score: 62/100
• State rank: #445
• US rank: #16559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paulsboro, NJ
• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 7,760
• Household income: $65,070
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 304.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Black 30% Hispanic / Latino 16% Two or more races 14%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10%
• Common ancestry: Romanian 6% Serbian 3% Armenian 2%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 84% English-only · Spanish 11% Arabic 2% Russian/Polish/Slavic 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: ▼ -79.33%
• Current HPI: 337.4363
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+274.2% since first listed

17 events — show timeline

• 2026-05-21 Pending — BRIGHT MLS
• 2026-05-05 Listed $168,000 BRIGHT MLS
• 2021-11-12 Sold (Public Records) $70,000 Public Records
• 2021-09-24 Sold (MLS) $70,000 BRIGHT MLS
• 2021-09-09 Pending — BRIGHT MLS
• 2021-08-27 Listed $55,000 BRIGHT MLS
• 2011-04-14 Sold (MLS) $44,776 TREND
• 2011-04-14 Sold (MLS) $44,776 BRIGHT MLS
• 2011-03-29 Listing Removed — BRIGHT MLS
• 2011-03-15 Listed $42,900 TREND
• 2011-03-15 Listed $42,900 BRIGHT MLS
• 2011-01-15 Listing Removed — BRIGHT MLS
• 2010-09-14 Listed $49,900 BRIGHT MLS
• 2006-06-19 Sold (Public Records) $70,000 Public Records
• 2000-05-28 Listing Removed — BRIGHT MLS
• 2000-05-22 Sold (Public Records) $37,500 Public Records
• 1999-08-07 Listed $44,900 BRIGHT MLS

Property tax history

-0.7%/yr

Latest (2025): $2,082 · +10.3% YoY. Source: county tax records.