113 Maple Ave · Westville, NJ 08093

$185,000

3 bd · 1.5 ba · 1,469 sqft · SingleFamily public records · 16 Days on market

Built 1940 2,675 sqft lot Est $331k · 44% 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 +20.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.4/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Knocks! Three Bedroom, 1.5 Bath Colonial in highly sought neighborhood in Westville.

Key facts

• 2,675 sq ft lot
• Built 1940
• Listed 15 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 100 amp electric service; Natural gas service
• Home design: Detached structure; Shingle roof; Frame construction; Brick/mortar foundation; Estimated year built
• Construction: Frame construction; Brick/mortar foundation; Shingle roof
• Exterior features: Exterior lighting; Sidewalks; Street lights; Front yard; Rear yard; Side yards

Interior

• Kitchen: Built-in range; Dishwasher; Garbage disposal
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Radiator heat (natural gas)
• Interior features: Ceiling fans; Eat-in kitchen; Full, unfinished basement
• Laundry & utility: Laundry on main floor; 100 amp electrical service; Natural gas hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.2% in Westville — 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 69/100 on livability (#294 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A-, housing A-; Watch: amenities F, commute F.
• Westville Boro Public School District (suburban): math 39% / reading 51% proficiency, ranked #439 of 612 in NJ (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Parkview Elementary School (math 12% / reading 27%, grade F, #1,012 of 1,303 statewide, top 79%, 327 students, 64% FRL); Gateway Regional High School (math 13% / reading 41%, grade F, #312 of 399 statewide, top 79%, 849 students, 23% FRL) — zoned schools at 43% FRL track the district average.
• Zoned-school proficiency averages 23% at this address vs 45% district-wide (-22 pts) — the specific schools serving this property underperform the Westville Boro Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: 39 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

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.
• 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 16 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $100k; list at $185k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1940 — 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 $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.19% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $330,525
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Poplar Ave	0.03mi	3/1.5	1,303 (-11%)	2mo	$293,000	$225	78
137 Locust Ave	0.53mi	3/1.0	1,454 (-1%)	0mo	$277,500	$191	71
129 Oak Ave	0.37mi	4/2.0 (+1)	1,451 (-1%)	4mo	$350,000	$241	70
227 W Olive St	0.62mi	3/1.5	1,511 (+3%)	1mo	$315,000	$208	66
324 Mercer Ave	0.48mi	4/1.5 (+1)	1,408 (-4%)	3mo	$352,000	$250	63
308 Hazel Ave	0.52mi	3/1.5	1,385 (-6%)	4mo	$332,500	$240	63
313 Summit Ave	0.37mi	3/1.0	1,682 (+14%)	1mo	$325,000	$193	56
225 Elm St	0.56mi	3/1.0	1,328 (-10%)	0mo	$275,000	$207	56
300 Hazel Ave	0.52mi	2/2.0 (-1)	1,602 (+9%)	1mo	$330,000	$206	53
202 Chestnut St	0.69mi	4/2.0 (+1)	1,552 (+6%)	3mo	$375,000	$242	49
113 E Olive St	0.59mi	3/1.0	1,282 (-13%)	3mo	$334,000	$261	46
601 Highland Ave	0.71mi	4/2.0 (+1)	1,631 (+11%)	1mo	$245,000	$150	40

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-14,965
• Equity at exit: $27,584

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $6,779
• Equity at exit: $15,995

Cash invested: $51,800 (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 08093

• Home prices YoY: -30.5%
• Active inventory: 39
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,200 high
• Mortgage (P&I): −$970
• Tax from tax record: −$458 /mo · $5,497/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $233

Break-even live

Break-even rent $1,905

Max offer price $185,000

Occupancy floor 84%

Sensitivity live

Price	-10% $338	-5% $285	+0% $233	+5% $181	+10% $128
Rent	-10% $59	-5% $146	+0% $233	+5% $320	+10% $407
Rate	-1.0pp $326	-0.5pp $280	base $233	+0.5pp $185	+1.0pp $136

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Pine St Westville, NJ	3.0	1.0	1300	$2,000	$1.54	0d	1	0.18mi
18 Pine St Westville, NJ	4.0	2.5	1800	$2,950	$1.64	0d	1	0.19mi
928 Creek Rd Bellmawr, NJ	2.0	1.0	1100	$1,550	$1.41	5d	1	0.50mi
428 Summit Ave Unit 2B Westville, NJ	2.0	1.0	1865	$2,100	$1.13	0d	1	0.53mi
1120 Howard Ave Unit A Bellmawr, NJ	2.0	1.0	1425	$1,800	$1.26	19d	1	0.62mi
1205 Chestnut Ln Westville, NJ	1.0–2.0	1.0	1125	$2,220	$1.97	4d	10	1.10mi
917 Koehler St Gloucester City, NJ	3.0	1.0	916	$1,800	$1.97	20d	1	1.19mi
9 Magnolia St Westville, NJ	3.0	1.5	1281	$2,000	$1.56	25d	1	1.48mi
430 W Browning Rd Bellmawr, NJ	1.0–2.0	1.0	773	$1,915	$2.48	0d	16	1.48mi

Listing history 13 events

1. 2026-06-18
   days on market $185,000 Active 16 DOM
2. 2026-06-17
   days on market $185,000 Active 15 DOM
3. 2026-06-16
   days on market $185,000 Active 14 DOM
4. 2026-06-15
   days on market $185,000 Active 13 DOM
5. 2026-06-13
   days on market $185,000 Active 11 DOM
6. 2026-06-13
   days on market $185,000 Active 10 DOM
7. 2026-06-09
   days on market $185,000 Active 7 DOM
8. 2026-06-08
   days on market $185,000 Active 6 DOM
9. 2026-06-07
   remarks 197-char remark
10. 2026-06-07
    days on market $185,000 Active 5 DOM
11. 2026-06-04
    days on market $185,000 Active 2 DOM
12. 2026-06-02
    remarks 138-char remark

    Show marketing remark (96 chars)

    Opportunity Knocks! Three Bedroom, 1.5 Bath Colonial in highly sought neighborhood in Westville.

13. 2026-06-02
    listed $185,000 Active 1 DOM

    Show marketing remark (96 chars)

    Opportunity Knocks! Three Bedroom, 1.5 Bath Colonial in highly sought neighborhood in Westville.

ⓘ 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: $5,497 · $458/mo
• Projected year-2 tax: $5,497 · $458/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 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $26,405
• − Mortgage interest: −$10,363
• − Property taxes: −$5,497
• − Insurance: −$925
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,382
• Taxable income: $13
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $2,793/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: Westville Boro Public School District
• NCES district ID: 3417790
• Math proficiency: 39% ▲ 14.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $53,410
• Composite: 41.16/100
• National rank: #7419
• State rank: #439 of 612 in NJ

Livability — Westville

• Score: 69/100
• State rank: #294
• US rank: #8837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westville, NJ
• City population: 9,224
• Population (ZIP): 9,224

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 (66%)
• Race & ethnicity: White 66% Black 19% Hispanic / Latino 9% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, Dominican Republic, Jamaica
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2%

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: ▼ -117.95%
• Current HPI: 268.5572
• 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

+124.5% since first listed

21 events — show timeline

• 2026-06-02 Listed $185,000 BRIGHT MLS
• 2026-06-02 Listed $185,000 MOMLS
• 2015-10-30 Sold (Public Records) $99,900 Public Records
• 2015-09-23 Sold (MLS) $99,900 BRIGHT MLS
• 2015-09-23 Sold (MLS) $99,900 TREND
• 2015-08-24 Pending — TREND
• 2015-08-12 Listing Removed — BRIGHT MLS
• 2015-08-06 Listed $99,900 TREND
• 2015-08-04 Listed $99,900 BRIGHT MLS
• 2012-08-23 Sold (MLS) $42,000 BRIGHT MLS
• 2012-08-23 Sold (MLS) $42,000 TREND
• 2012-07-31 Pending — TREND
• 2012-07-23 Listing Removed — BRIGHT MLS
• 2012-07-02 Price Changed $46,900 TREND
• 2012-06-04 Price Changed $53,900 TREND
• 2012-05-07 Price Changed $57,900 TREND
• 2012-04-10 Price Changed $62,900 TREND
• 2012-03-13 Price Changed $69,900 TREND
• 2012-02-16 Listed $46,900 BRIGHT MLS
• 2012-02-16 Listed $79,900 TREND
• 1993-03-02 Sold (Public Records) $82,400 Public Records

Property tax history

+1.5%/yr

Latest (2025): $5,497 · +4.3% YoY. Source: county tax records.