210 Washington St · Phillipsburg, NJ 08865

$199,000

4 bd · 1.5 ba · 960 sqft · SingleFamily public records · 110 Days on market

Built 1900 1,001 sqft lot Est $179k · 11% over

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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 +24.8/30.0
• DSCR +8.1/10.0
• 1% rule +6.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * UNDER AUCTION TERMS * * * If you were to ask any wise person, they would tell you to be sure to live within your means in order to achieve financial success. That starts with purchasing your own home and at a reasonable price point. That's where 210 Washington Street comes in. The perfect amount of space and amenities are found here for only $18,900. This is a row located in a quiet area. 4 Bedrooms and 1 full bath are more than accommodating. The lower level is partially finished and you can walk out to your yard and enjoy the surroundings. This is a Fannie Mae HomePath property.

Key facts

• Fully renovated
• New appliances
• 1,001 sq ft lot

Tags

• FULLY RENOVATED
• BRAND NEW KITCHEN CABINETS
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.9% in Phillipsburg — 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 76/100 on livability (#135 in NJ, #3,552 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools C-, commute F.
• Phillipsburg School District (suburban): math 17% / reading 37% proficiency, ranked #381 of 472 in NJ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.4%/yr); 24 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 630 units permitted in Warren County in 2024 (315 in 5+ unit buildings).
• This rent runs 34% of the median local income ($80k/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 $6k of value loss. Plan a longer hold.
• Warren County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.13% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $178,560
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Washington St	0.00mi	4/1.5	1,000 (+4%)	1mo	$184,000	$184	92
70 Schultz Ave	0.34mi	3/1.0 (-1)	996 (+4%)	4mo	$185,000	$186	68

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 · 4.41% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,041
• Equity at exit: $29,672

10-year hold

• IRR: 10.1%
• Equity multiple: 1.84×
• Total profit: $46,645
• Equity at exit: $17,206

Cash invested: $55,720 (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 08865

• Rents YoY: 4.4%
• Active inventory: 24
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,244 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$223 /mo · $2,679/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $423

Break-even live

Break-even rent $1,709

Max offer price $199,000

Occupancy floor 76%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Washington St Phillipsburg, NJ	4.0	1.5	1000	$2,300	$2.30	2d	1	0.04mi
201 Cattell St Unit 5 Easton, PA	3.0	1.0	800	$1,600	$2.00	2d	1	0.81mi
35 N 7th St Easton, PA	3.0	1.0	1088	$1,750	$1.61	14d	1	1.12mi
713 Spring Garden St Unit 2 Easton, PA	4.0	1.0	800	$1,745	$2.18	2d	1	1.16mi
700 Hamilton St Unit 2 Easton, PA	4.0	2.0	1050	$2,000	$1.90	2d	1	1.17mi
199 Cedar Park Blvd Easton, PA	1.0–3.0	1.0–4.0	1410	$3,035	$2.15	2d	10	1.17mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	23d	1	1.21mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	44d	1	1.21mi
839 McCartney St Unit 2nd Floor Easton, PA	3.0	1.0	828	$1,700	$2.05	2d	1	1.26mi
1051 Washington St Easton, PA	3.0	1.0	900	$1,550	$1.72	14d	1	1.43mi

Listing history 20 events

1. 2026-04-22
   soldstatus $184,000
2. 2026-03-04
   status Pending
3. 2025-11-14
   listed $199,000 Active
4. 2025-09-19
   historical
5. 2025-08-06
   price $199,000
6. 2025-07-31
   price $214,000
7. 2024-10-15
   listed $215,000 Active
8. 2024-05-23
   soldstatus $55,000
9. 2015-09-22
   soldstatus $7,505 Sold 600-char remark

   Show marketing remark (600 chars)

   * * * UNDER AUCTION TERMS * * * If you were to ask any wise person, they would tell you to be sure to live within your means in order to achieve financial success. That starts with purchasing your own home and at a reasonable price point. That's where 210 Washington Street comes in. The perfect amount of space and amenities are found here for only $18,900. This is a row located in a quiet area. 4 Bedrooms and 1 full bath are more than accommodating. The lower level is partially finished and you can walk out to your yard and enjoy the surroundings. This is a Fannie Mae HomePath property.

10. 2015-08-27
    status Pending 600-char remark

    Show marketing remark (600 chars)

    * * * UNDER AUCTION TERMS * * * If you were to ask any wise person, they would tell you to be sure to live within your means in order to achieve financial success. That starts with purchasing your own home and at a reasonable price point. That's where 210 Washington Street comes in. The perfect amount of space and amenities are found here for only $18,900. This is a row located in a quiet area. 4 Bedrooms and 1 full bath are more than accommodating. The lower level is partially finished and you can walk out to your yard and enjoy the surroundings. This is a Fannie Mae HomePath property.

11. 2015-05-10
    price $18,900 600-char remark

    Show marketing remark (600 chars)

    * * * UNDER AUCTION TERMS * * * If you were to ask any wise person, they would tell you to be sure to live within your means in order to achieve financial success. That starts with purchasing your own home and at a reasonable price point. That's where 210 Washington Street comes in. The perfect amount of space and amenities are found here for only $18,900. This is a row located in a quiet area. 4 Bedrooms and 1 full bath are more than accommodating. The lower level is partially finished and you can walk out to your yard and enjoy the surroundings. This is a Fannie Mae HomePath property.

12. 2015-04-04
    price $20,900 600-char remark

    Show marketing remark (600 chars)

    * * * UNDER AUCTION TERMS * * * If you were to ask any wise person, they would tell you to be sure to live within your means in order to achieve financial success. That starts with purchasing your own home and at a reasonable price point. That's where 210 Washington Street comes in. The perfect amount of space and amenities are found here for only $18,900. This is a row located in a quiet area. 4 Bedrooms and 1 full bath are more than accommodating. The lower level is partially finished and you can walk out to your yard and enjoy the surroundings. This is a Fannie Mae HomePath property.

13. 2015-04-01
    status Active 600-char remark

    Show marketing remark (600 chars)

    * * * UNDER AUCTION TERMS * * * If you were to ask any wise person, they would tell you to be sure to live within your means in order to achieve financial success. That starts with purchasing your own home and at a reasonable price point. That's where 210 Washington Street comes in. The perfect amount of space and amenities are found here for only $18,900. This is a row located in a quiet area. 4 Bedrooms and 1 full bath are more than accommodating. The lower level is partially finished and you can walk out to your yard and enjoy the surroundings. This is a Fannie Mae HomePath property.

14. 2015-02-28
    status Pending 600-char remark

    Show marketing remark (600 chars)

    * * * UNDER AUCTION TERMS * * * If you were to ask any wise person, they would tell you to be sure to live within your means in order to achieve financial success. That starts with purchasing your own home and at a reasonable price point. That's where 210 Washington Street comes in. The perfect amount of space and amenities are found here for only $18,900. This is a row located in a quiet area. 4 Bedrooms and 1 full bath are more than accommodating. The lower level is partially finished and you can walk out to your yard and enjoy the surroundings. This is a Fannie Mae HomePath property.

15. 2015-02-21
    price $22,900 600-char remark

    Show marketing remark (600 chars)

    * * * UNDER AUCTION TERMS * * * If you were to ask any wise person, they would tell you to be sure to live within your means in order to achieve financial success. That starts with purchasing your own home and at a reasonable price point. That's where 210 Washington Street comes in. The perfect amount of space and amenities are found here for only $18,900. This is a row located in a quiet area. 4 Bedrooms and 1 full bath are more than accommodating. The lower level is partially finished and you can walk out to your yard and enjoy the surroundings. This is a Fannie Mae HomePath property.

16. 2015-01-16
    price $24,500 600-char remark

    Show marketing remark (600 chars)

    * * * UNDER AUCTION TERMS * * * If you were to ask any wise person, they would tell you to be sure to live within your means in order to achieve financial success. That starts with purchasing your own home and at a reasonable price point. That's where 210 Washington Street comes in. The perfect amount of space and amenities are found here for only $18,900. This is a row located in a quiet area. 4 Bedrooms and 1 full bath are more than accommodating. The lower level is partially finished and you can walk out to your yard and enjoy the surroundings. This is a Fannie Mae HomePath property.

17. 2014-12-17
    listed $27,000 Active 600-char remark

    Show marketing remark (600 chars)

    * * * UNDER AUCTION TERMS * * * If you were to ask any wise person, they would tell you to be sure to live within your means in order to achieve financial success. That starts with purchasing your own home and at a reasonable price point. That's where 210 Washington Street comes in. The perfect amount of space and amenities are found here for only $18,900. This is a row located in a quiet area. 4 Bedrooms and 1 full bath are more than accommodating. The lower level is partially finished and you can walk out to your yard and enjoy the surroundings. This is a Fannie Mae HomePath property.

18. 2004-11-19
    soldstatus $74,900
19. 2003-03-10
    soldstatus $52,000
20. 1988-05-24
    soldstatus $36,000

ⓘ 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: $2,679 · $223/mo
• Projected year-2 tax: $3,817 · $318/mo
• Expected delta: +$1,138/yr (+$95/mo · 42.5%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $26,932
• − Mortgage interest: −$11,147
• − Property taxes: −$2,679
• − Insurance: −$995
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − Depreciation: −$5,789
• Taxable income: $2,013
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $4,596/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: Phillipsburg School District
• NCES district ID: 3412960
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 37% ▼ -9.00%
• Median HH income: $45,364
• Composite: 23.2/100
• National rank: #7943
• State rank: #381 of 472 in NJ

Livability — Phillipsburg

• Score: 76/100
• State rank: #135
• US rank: #3552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phillipsburg, NJ
• County: Warren County · 63,532 people
• City population: 31,427
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 31,427
• Household income: $79,949
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1284.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 105,498 people
• By 2030: 103,974 · -1.4%
• By 2040: 99,748 · -5.5%
• By 2050: 94,535 · -10.4%
• By 2075: 87,220 · -17.3%
• By 2100: 80,421 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 13% Black 10% Two or more races 9% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Romanian 5% Iranian 2% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica, China
• Languages at home: 86% English-only · Spanish 7% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Warren

• 2024 margin: Strong R (+20.7) · D 38.8% · R 59.5% · Other 1.8%
• 2008→2024 swing: -6.7pp toward R · 2008: -14.0pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+16.2 2016: R+25.6 2012: R+15.8 2008: R+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -240.76%
• Current HPI: 238.2423
• Rent YoY: ▲ 4.41%
• Metro: Allentown-Bethlehem-Easton, PA-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

+411.1% since first listed

20 events — show timeline

• 2026-04-22 Sold (Public Records) $184,000 Public Records
• 2026-03-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-14 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-06 Price Changed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $214,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-15 Listed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-23 Sold (Public Records) $55,000 Public Records
• 2015-09-22 Sold (MLS) $7,505 GLVRMLS
• 2015-08-27 Pending — GLVRMLS
• 2015-05-10 Price Changed $18,900 GLVRMLS
• 2015-04-04 Price Changed $20,900 GLVRMLS
• 2015-04-01 Relisted — GLVRMLS
• 2015-02-28 Pending — GLVRMLS
• 2015-02-21 Price Changed $22,900 GLVRMLS
• 2015-01-16 Price Changed $24,500 GLVRMLS
• 2014-12-17 Listed $27,000 GLVRMLS
• 2004-11-19 Sold (Public Records) $74,900 Public Records
• 2003-03-10 Sold (Public Records) $52,000 Public Records
• 1988-05-24 Sold (Public Records) $36,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,679 · +2.9% YoY. Source: county tax records.