235 Clinton St · Woodbridge, NJ 07095

$325,000

4 bd · 1.0 ba · 896 sqft · SingleFamily public records · 3 Days on market

Built 1944 3,999 sqft lot Est $477k · 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 +18.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +5.6/10.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors, contractors, and savvy buyers! 235 Clinton St offers incredible potential for those looking to renovate, restore, or rebuild value. This property is being sold strictly as-is and is ideal for a handyman special, fix-and-flip project, rental investment, or buyer looking to customize a home to their own specifications. Conveniently located near major highways, shopping, dining, schools, and public transportation, this property presents a rare opportunity in a desirable Woodbridge location. Bring your vision and unlock the possibilities. Property is being sold strictly AS-IS. Buyer is responsible for obtaining all required township certificates, inspections, permits, and

Key facts

• 3,999 sq ft lot
• 2 parking spots
• Built 1944

Property features AI

Exterior

• Parking: Open parking; Driveway; On-street parking; 2-car width parking
• Utilities: Natural gas; Public sewer; Electricity connected; Cable connected; Natural gas connected
• Home design: Detached property; Two levels
• Construction: Building area approximately 1,232; Two-story structure
• Exterior features: Yard; Asphalt roof; Public water

Interior

• Kitchen: Dishwasher; Gas range/oven; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water radiators; Central air conditioning; Natural gas heating
• Interior features: Living room; Full basement with laundry facilities; Eat-in kitchen
• Laundry & utility: In-basement washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Cap rate 7.3% vs local median 3.1% in Woodbridge — 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 84/100 on livability (#32 in NJ, #784 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Woodbridge Township School District (suburban): math 28% / reading 46% proficiency, ranked #234 of 472 in NJ (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.8%/yr); 43 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,971 units permitted in Middlesex County in 2024 (1,193 in 5+ unit buildings).
• This rent runs 42% of the median local income ($105k/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 $10k of value loss. Plan a longer hold.
• Middlesex County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1944 — 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 $325,000

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $476,672
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Sherry St	0.12mi	3/1.0 (-1)	804 (-10%)	7mo	$450,000	$560	66
65 Russell St	0.61mi	3/1.0 (-1)	960 (+7%)	6mo	$434,000	$452	50
37 Kosene St	0.65mi	3/2.0 (-1)	910 (+2%)	14mo	$487,500	$536	46
179 Decker Pl	0.72mi	3/1.5 (-1)	936 (+4%)	8mo	$465,000	$497	45
7 Kosene St	0.61mi	3/1.0 (-1)	1,006 (+12%)	14mo	$535,000	$532	35
514 Linden Ave	0.74mi	3/1.0 (-1)	1,021 (+14%)	12mo	$455,000	$446	28

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 · 3.79% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.65×
• Total profit: $-31,718
• Equity at exit: $48,459

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $8,606
• Equity at exit: $28,100

Cash invested: $91,000 (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 07095

• Rents YoY: 3.8%
• Active inventory: 43
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,666 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$778 /mo · $9,342/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $278

Break-even live

Break-even rent $3,314

Max offer price $325,000

Occupancy floor 87%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Main St Woodbridge, NJ	1.0–3.0	1.0–2.0	932	$3,492	$3.75	1d	25	0.65mi
55 Bridge St Sewaren, NJ	3.0	2.0	1083	$3,700	$3.42	1d	1	1.16mi

Listing history 4 events

1. 2026-06-18
   days on market $325,000 Active 3 DOM
2. 2026-06-17
   days on market $325,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $325,000 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: $9,342 · $778/mo
• Projected year-2 tax: $9,342 · $778/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,998
• − Mortgage interest: −$18,205
• − Property taxes: −$9,342
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,520
• − Management: −$3,520
• − Depreciation: −$9,455
• Taxable loss: −$1,668
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $3,740/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: Woodbridge Township School District
• NCES district ID: 3418120
• Math proficiency: 28% ▼ -14.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $79,382
• Composite: 34.75/100
• National rank: #5131
• State rank: #234 of 472 in NJ

Livability — Woodbridge

• Score: 84/100
• State rank: #32
• US rank: #784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbridge, NJ
• County: Middlesex County · 714,427 people
• City population: 20,756
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 20,756
• Household income: $104,926
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 721.0

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 901,713 people
• By 2030: 930,661 · +3.2%
• By 2040: 986,276 · +9.4%
• By 2050: 1,038,920 · +15.2%
• By 2075: 1,159,418 · +28.6%
• By 2100: 1,221,973 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 38% Hispanic / Latino 28% Asian 20% Black 11% Two or more races 10%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10% Cuban 1% Dominican 6% Salvadoran 1%
• Common ancestry: Romanian 6% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 28% · Canada, Jamaica, Dominican Republic
• Languages at home: 58% English-only · Spanish 21% Other Indo-European 10% Other Asian/Pacific 5%

Political lean MEDSL · Middlesex

• 2024 margin: Lean D (+8.0) · D 52.5% · R 44.5% · Other 3.0%
• 2008→2024 swing: -13.8pp toward R · 2008: 21.8pp · 2024: 8.0pp
• All cycles: 2024: D+8.0 2020: D+22.0 2016: D+19.8 2012: D+27.0 2008: D+21.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -310.28%
• Current HPI: 340.1394
• Rent YoY: ▲ 3.79%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

1 event — show timeline

• 2026-06-15 Listed $325,000 CJMLS

Property tax history

+3.4%/yr

Latest (2025): $9,342 · +5.5% YoY. Source: county tax records.