1 Donna Dr · Pedricktown, NJ 08067

$235,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 7 Days on market

Built 1955 10,454 sqft lot Est $246k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +9.4/15.0
• Cash flow +7.2/30.0
• Schools +5.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.3/10.0

Listing remarks

Adorable and Affordable!!! Come see this cute 3-bedroom home on a nice, spacious lot in Pedricktown. The freshly painted rooms, luxury vinyl plank floors throughout living room, kitchen and laundry room and the new carpet in the bedrooms will allow you to just bring your belongings and move right in. The nice stainless, kitchen appliances are all only a year old and have never really been used. A beautifully updated bathroom with the marble-look luxury vinyl tile, quartz vanity top, and elegant looking wall tile above the shower/tub is sure to please. Just installed are the front door and storm door along with a new garage door. The gas HVAC system is only 13 yrs old giving you plenty of l

Key facts

• Quartz vanity top
• Spacious lot
• Updated bathroom

Tags

• SPACIOUS LOT
• LUXURY VINYL PLANK FLOORS
• STAINLESS KITCHEN APPLIANCES
• UPDATED BATHROOM
• QUARTZ VANITY TOP
• NEW GARAGE DOOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-330 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (32.2% below list).
• Recommended offer: $160k (32.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#444 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B; Watch: amenities F, commute F, health & safety D-.
• Oldmans Township School District (rural): math 65% / reading 60% proficiency, ranked #230 of 612 in NJ (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $160,000 (32.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.68% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $246,168
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Donna Dr	0.00mi	3/1.0	936 (0%)	1mo	$246,000	$263	99
83 Pennsville Pedricktown Rd	0.03mi	3/2.0	960 (+3%)	18mo	$228,000	$238	75
6 Donna Dr	0.08mi	3/1.0	985 (+5%)	21mo	$163,000	$165	70
123 Pennsville Pedricktown Rd	0.47mi	2/1.0 (-1)	896 (-4%)	1mo	$266,000	$297	66

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: 20.0%
• Equity multiple: 2.63×
• Total profit: $107,459
• Equity at exit: $212,517

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $332,984
• Equity at exit: $458,302

Cash invested: $66,052 (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 08067

• Home prices YoY: 20.6%
• Active inventory: 13
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$1,237
• Tax from tax record: −$259 /mo · $3,104/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-330

Break-even live

Break-even rent $2,018

Max offer price $177,599

Occupancy floor —

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: $58,975
• Closing costs: $7,077
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74A N Railroad Ave Pedricktown, NJ	2.0	1.0	824	$1,600	$1.94	10d	1	1.25mi

Listing history 3 events

1. 2026-04-06
   status Pending
2. 2026-03-19
   historical Active Under Contract
3. 2026-03-12
   listed $235,900 Active

ⓘ 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: $3,104 · $259/mo
• Projected year-2 tax: $4,489 · $374/mo
• Expected delta: +$1,385/yr (+$115/mo · 44.6%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$13,214
• − Property taxes: −$3,104
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$6,863
• Taxable loss: −$8,232
• Est. tax savings @ 24.0%: +$1,976
• After-tax cash flow: $-1,985/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: Oldmans Township School District
• NCES district ID: 3412210
• Math proficiency: 65% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $69,017
• Composite: 56.48/100
• National rank: #2462
• State rank: #230 of 612 in NJ

Livability — Pedricktown

• Score: 62/100
• State rank: #444
• US rank: #16506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,704

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 4% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 8% Lithuanian 2% Russian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▲ 58.98%
• Current HPI: 344.7263
• 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

3 events — show timeline

• 2026-04-06 Pending — BRIGHT MLS
• 2026-03-19 Contingent — BRIGHT MLS
• 2026-03-12 Listed $235,900 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2025): $3,104 · +0.3% YoY. Source: county tax records.