1039 Clayton Rd · Monroe, NJ 08094

$225,000

2 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 4 Days on market

Built 1954 0.99 ac lot Est $353k · 36% under

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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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1039 Clayton Road, an incredible opportunity brimming with potential and ready for its next chapter in the heart of Williamstown. This property offers a versatile canvas for investors, flippers, or savvy buyers looking to customize a space and build immediate equity. Situated in a highly accessible location, you will enjoy the perfect balance of suburban tranquility and convenient proximity to local shopping, dining, major commuting routes, and great schools. Whether your goal is to renovate and hold, execute a profitable flip, or design your own dream home, this location provides the ideal foundation for a high-return investment. Bring your vision and your contractor to unlock t

Key facts

• 0.99 acre lot
• Built 1954
• Listed 4 days

Property features AI

Finance

• Other: Land and improvement assessed values reported by Assessor
• Financial info: Fee simple ownership

Exterior

• Utilities: Electric service 200+ amp; Natural gas heating fuel; Well water; On-site septic
• Home design: Detached property; Finished above-grade area reported as 1,078 sq. ft. (per Assessor)
• Construction: Block construction; Permanent foundation; Year built reported by Assessor
• Exterior features: Detached structure; Other above- and below-grade structures

Interior

• Bedrooms: One bedroom on the main level; One bedroom on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Central A/C; Forced air heating; Hot water system (other)
• Interior features: Unfinished basement; Living area reported by Assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 270 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 37% of the median local income ($97k/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 $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 19y 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 $145k; list at $225k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $225,000

Questions for the listing agent

1. Built in 1954 — 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: 1.33% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.09%
• DSCR: 1.58
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $352,506
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1049 Clayton Rd	0.06mi	3/1.0 (+1)	1,176 (+9%)	13mo	$385,000	$327	67
1061 Clayton Rd	0.12mi	3/2.0 (+1)	988 (-8%)	14mo	$340,000	$344	60
321 N Tuckahoe Rd	0.14mi	3/1.0 (+1)	1,215 (+13%)	21mo	$340,000	$280	50

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $7,429
• Equity at exit: $33,548

10-year hold

• IRR: 12.6%
• Equity multiple: 2.01×
• Total profit: $63,325
• 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 08094

• Active inventory: 270
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,999 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$409 /mo · $4,903/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $687

Break-even live

Break-even rent $2,129

Max offer price $225,000

Occupancy floor 72%

Sensitivity live

Price	-10% $815	-5% $751	+0% $687	+5% $623	+10% $560
Rent	-10% $450	-5% $569	+0% $687	+5% $806	+10% $924
Rate	-1.0pp $800	-0.5pp $744	base $687	+0.5pp $629	+1.0pp $570

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
385 N Tuckahoe Rd Unit 969 Williamstown, NJ	3.0	2.5	1500	$2,999	$2.00	25d	1	0.42mi
945 Woodview Ct Williamstown, NJ	3.0	2.5	1500	$2,999	$2.00	23d	1	0.43mi
969 Woodview Ct Williamstown, NJ	3.0	2.5	1500	$2,999	$2.00	21d	1	0.43mi

Listing history 3 events

1. 2026-06-07
   days on market $225,000 Active 4 DOM
2. 2026-06-04
   remarks 699-char remark
3. 2026-06-04
   listed $225,000 Active 1 DOM

ⓘ 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: $4,903 · $409/mo
• Projected year-2 tax: $5,253 · $438/mo
• Expected delta: +$350/yr (+$29/mo · 7.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $35,992
• − Mortgage interest: −$12,603
• − Property taxes: −$4,903
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,879
• − Management: −$2,879
• − Depreciation: −$6,545
• Taxable income: $5,056
• Est. tax owed @ 24.0%: −$1,213
• After-tax cash flow: $7,032/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Monroe

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

Census & demographics

• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% 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: ▼ -213.12%
• Current HPI: 278.3849
• 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

+275.0% since first listed

20 events — show timeline

• 2026-06-03 Listed $225,000 BRIGHT MLS
• 2019-06-30 Listing Removed — BRIGHT MLS
• 2019-05-08 Price Changed $134,000 BRIGHT MLS
• 2019-02-14 Listed $144,000 BRIGHT MLS
• 2019-02-13 Listing Removed — BRIGHT MLS
• 2018-10-09 Price Changed $112,900 BRIGHT MLS
• 2018-09-24 Price Changed $119,900 BRIGHT MLS
• 2018-09-08 Price Changed $137,000 BRIGHT MLS
• 2018-08-27 Price Changed $145,000 BRIGHT MLS
• 2018-08-13 Price Changed $159,900 BRIGHT MLS
• 2018-08-03 Relisted — BRIGHT MLS
• 2018-08-02 Listing Removed — BRIGHT MLS
• 2018-07-18 Listed $169,900 BRIGHT MLS
• 2009-03-19 Sold (Public Records) $145,000 Public Records
• 2009-02-27 Sold (MLS) $145,000 BRIGHT MLS
• 2009-02-06 Listing Removed — BRIGHT MLS
• 2007-10-16 Listed $149,900 BRIGHT MLS
• 2007-08-16 Listing Removed — BRIGHT MLS
• 2007-01-16 Listed $149,900 BRIGHT MLS
• 2001-08-06 Sold (Public Records) $60,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $4,903 · +2.9% YoY. Source: county tax records.