831 Parkside Ave · Trenton, NJ 08618

$145,000

2 bd · 1.0 ba · 896 sqft · Townhouse public records · 18 Days on market

Built 1950 3,250 sqft lot Est $152k · at est.

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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 +25.5/30.0
• ARV discount +9.7/15.0
• DSCR +8.4/10.0
• 1% rule +7.4/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

boarded row, priced right, good location. Bring flashlight.

Key facts

• Parking
• Built 1950
• Listed 18 days

Property features AI

Finance

• HOA & community: Ground rent paid annually

Exterior

• Parking: One total garage/parking space; Driveway with one parking space
• Utilities: Public water; Public sewer; Electric service
• Home design: Interior townhouse/rowhouse; Average condition; Fee simple ownership
• Construction: Brick construction; Shingle roof; Block foundation; Built year per assessor
• Exterior features: Alley access; Off-street parking; Driveway

Interior

• Kitchen: Stove
• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Natural gas heating; Hot water by natural gas and electric
• Interior features: Basement with interior access (unfinished); Not furnished; Living area per assessor
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $145k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 6.3% in Trenton — 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 (#133 in NJ, #3,533 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools F, crime F, employment F.
• Trenton Public School District (urban): math 2% / reading 16% proficiency, ranked #471 of 472 in NJ (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 144 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).
• This rent runs 43% of the median local income ($50k/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 $4k of value loss. Plan a longer hold.
• Mercer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.24% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.96%
• DSCR: 1.44
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $152,320
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 Oakland St	0.22mi	2/1.0	972 (+8%)	12mo	$165,000	$170	65
58 Hayes Ave	0.47mi	3/1.0 (+1)	976 (+9%)	4mo	$100,000	$102	55

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,671
• Equity at exit: $21,620

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $22,696
• Equity at exit: $12,537

Cash invested: $40,600 (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 08618

• Rents YoY: 2.6%
• Active inventory: 144
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$760
• Tax from tax record: −$257 /mo · $3,086/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $337

Break-even live

Break-even rent $1,365

Max offer price $145,000

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Pennington Rd Unit 1-2B Ewing Township, NJ	2.0	1.0	700	$1,200	$1.71	21d	1	0.51mi
732 W State St Fl back Trenton, NJ	1.0	1.0	600	$1,150	$1.92	21d	1	0.57mi
1100 Prospect St Unit 1 Ewing Township, NJ	3.0	1.0	1100	$2,000	$1.82	21d	1	0.86mi
307 Spring St Unit 2 Trenton, NJ	2.0	1.0	689	$1,750	$2.54	13d	1	0.96mi
307 Spring St Unit 3 Trenton, NJ	2.0	1.0	559	$1,800	$3.22	13d	1	0.96mi
186 Passaic St Trenton, NJ	3.0	2.0	1064	$2,400	$2.26	4d	1	1.00mi
329 W State St Trenton, NJ	1.0	1.0	650	$1,500	$2.31	21d	1	1.13mi
34 Western Ave Ewing Township, NJ	1.0–3.0	1.0–1.5	832	$2,218	$2.66	13d	3	1.19mi
27 Passaic St Trenton, NJ	2.0	1.0	900	$1,700	$1.89	21d	1	1.21mi
125 W Farrell Ave Ewing Township, NJ	1.0–2.0	1.0	975	$2,460	$2.52	12d	6	1.22mi
12 Belvidere St Trenton, NJ	1.0	1.0	1068	$1,600	$1.50	21d	1	1.24mi

Listing history 21 events

1. 2026-06-18
   days on market $145,000 Active 18 DOM
2. 2026-06-17
   days on market $145,000 Active 17 DOM
3. 2026-06-16
   days on market $145,000 Active 16 DOM
4. 2026-06-15
   days on market $145,000 Active 15 DOM
5. 2026-06-14
   days on market $145,000 Active 13 DOM
6. 2026-06-10
   days on market $145,000 Active 10 DOM
7. 2026-06-09
   days on market $145,000 Active 9 DOM
8. 2026-06-08
   days on market $145,000 Active 8 DOM
9. 2026-06-07
   days on market $145,000 Active 7 DOM
10. 2026-06-03
    days on market $145,000 Active 3 DOM
11. 2026-06-02
    days on market $145,000 Active 2 DOM
12. 2026-06-01
    statusdays on market $145,000 Active 1 DOM
13. 2026-05-31
    days on market $145,000 Coming Soon 3 DOM
14. 2026-05-30
    days on market $145,000 Coming Soon 2 DOM
15. 2026-05-28
    historical $145,000
16. 2006-04-21
    soldstatus $100,000
17. 2003-03-31
    soldstatus $30,000 59-char remark

    Show marketing remark (59 chars)

    boarded row, priced right, good location. Bring flashlight.

18. 2003-02-28
    historical 59-char remark

    Show marketing remark (59 chars)

    boarded row, priced right, good location. Bring flashlight.

19. 2003-01-20
    listed $30,000 59-char remark

    Show marketing remark (59 chars)

    boarded row, priced right, good location. Bring flashlight.

20. 1994-11-22
    soldstatus $58,000
21. 1977-10-17
    soldstatus $18,300

ⓘ 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: $3,086 · $257/mo
• Projected year-2 tax: $3,348 · $279/mo
• Expected delta: +$262/yr (+$22/mo · 8.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,495
• − Mortgage interest: −$8,122
• − Property taxes: −$3,086
• − Insurance: −$725
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$4,218
• Taxable income: $1,904
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $3,588/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: Trenton Public School District
• NCES district ID: 3416290
• Math proficiency: 2% ▼ -8.00%
• Reading proficiency: 16% ▼ -4.00%
• Median HH income: $35,078
• Composite: 7.31/100
• National rank: #9956
• State rank: #471 of 472 in NJ

Livability — Trenton

• Score: 76/100
• State rank: #133
• US rank: #3533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, NJ
• County: Mercer County · 327,655 people
• City population: 177,819
• Metro: Trenton-Princeton, NJ
• Population (ZIP): 35,634
• Household income: $50,390
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 2116.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 381,395 people
• By 2030: 384,640 · +0.9%
• By 2040: 391,431 · +2.6%
• By 2050: 397,845 · +4.3%
• By 2075: 417,281 · +9.4%
• By 2100: 420,327 · +10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 59% White 19% Hispanic / Latino 16% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 2% Hispanic 1% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 10% Other Indo-European 3% Arabic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid D (+33.9) · D 65.9% · R 32.0% · Other 2.1%
• 2008→2024 swing: -2.2pp toward R · 2008: 36.1pp · 2024: 33.9pp
• All cycles: 2024: D+33.9 2020: D+40.0 2016: D+36.2 2012: D+36.8 2008: D+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.54%
• Current HPI: 288.6841
• Rent YoY: ▲ 2.60%
• Metro: Trenton-Princeton, 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

+692.3% since first listed

7 events — show timeline

• 2026-05-28 Coming Soon $145,000 BRIGHT MLS
• 2006-04-21 Sold (Public Records) $100,000 Public Records
• 2003-03-31 Sold (MLS) $30,000 BRIGHT MLS
• 2003-02-28 Listing Removed — BRIGHT MLS
• 2003-01-20 Listed $30,000 BRIGHT MLS
• 1994-11-22 Sold (Public Records) $58,000 Public Records
• 1977-10-17 Sold (Public Records) $18,300 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,086 · +1.5% YoY. Source: county tax records.