35 Lake Ave · Swedesboro, NJ 08085

$150,000

3 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 1 Days on market

Built 1900 0.34 ac lot

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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 +29.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Estate Sale. Property features 3 bedrooms 2 bathrooms. Property is in need of TLC. Property is being Sold AS IS.

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.5% vs local median 3.7% in Swedesboro — 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 64/100 on livability (#417 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Kingsway Regional School District (rural): math 29% / reading 54% proficiency, ranked #175 of 472 in NJ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 112 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $4k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1900 — 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 $150,000

Questions for the listing agent

1. Built in 1900 — 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: 1.65% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.94%
• DSCR: 1.66
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $395,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Broad St	0.43mi	3/2.0	1,725 (-5%)	3mo	$189,500	$110	68
101 Franklin St	0.12mi	3/2.0	1,670 (-8%)	15mo	$303,000	$181	68
17 Horner Ln	0.50mi	3/2.5	1,742 (-4%)	2mo	$450,000	$258	65
110 Franklin St	0.16mi	3/1.5	1,576 (-14%)	8mo	$365,000	$232	62
111 Allen St	0.23mi	3/1.5	1,928 (+6%)	20mo	$339,500	$176	61
314 Vanneman Ave	0.40mi	4/1.0 (+1)	1,849 (+1%)	13mo	$139,000	$75	59
22 Glen Echo Ave	0.27mi	3/1.0	1,671 (-8%)	17mo	$280,000	$168	55
504 Redrow Ave	0.29mi	2/1.0 (-1)	1,674 (-8%)	11mo	$365,000	$218	54
423 Weatherby Ave	0.52mi	4/3.0 (+1)	1,898 (+4%)	10mo	$412,000	$217	52
114 East Ave	0.22mi	4/1.5 (+1)	1,606 (-12%)	14mo	$355,000	$221	52
209 Broad St	0.43mi	3/1.5	2,080 (+14%)	8mo	$249,000	$120	48
3 Hatton Ct	0.47mi	3/2.5	2,076 (+14%)	14mo	$525,000	$253	41

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $9,275
• Equity at exit: $22,365

10-year hold

• IRR: 15.2%
• Equity multiple: 2.24×
• Total profit: $52,087
• Equity at exit: $12,969

Cash invested: $42,000 (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 08085

• Home prices YoY: -24.8%
• Active inventory: 112
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$787
• Tax from tax record: −$578 /mo · $6,938/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $523

Break-even live

Break-even rent $1,807

Max offer price $150,000

Occupancy floor 74%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1705 Kings Hwy Swedesboro, NJ	4.0	2.0	1500	$2,300	$1.53	2d	1	0.33mi
212 Helms Ave Unit FIRST Swedesboro, NJ	2.0	1.0	1612	$2,000	$1.24	1d	1	0.38mi
2105 Lexington Mews Swedesboro, NJ	3.0	2.5	1744	$2,600	$1.49	1d	1	0.86mi
507 Lexington Mews Swedesboro, NJ	3.0	2.5	1758	$3,000	$1.71	10d	1	1.00mi
205 Dalton Dr Swedesboro, NJ	3.0	2.5	1960	$3,000	$1.53	1d	1	1.24mi
31 Roundstone Run Swedesboro, NJ	3.0	2.5	1960	$3,100	$1.58	1d	1	1.31mi

Listing history 2 events

1. 2026-03-27
   status Pending
2. 2026-03-26
   listed $150,000 Active

ⓘ 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: $6,938 · $578/mo
• Projected year-2 tax: $6,938 · $578/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 ≥103°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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,623
• − Mortgage interest: −$8,402
• − Property taxes: −$6,938
• − Insurance: −$750
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − Depreciation: −$4,364
• Taxable income: $4,429
• Est. tax owed @ 24.0%: −$1,063
• After-tax cash flow: $5,212/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: Kingsway Regional School District
• NCES district ID: 3407980
• Math proficiency: 29% ▼ -27.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $108,204
• Composite: 41.2/100
• National rank: #3543
• State rank: #175 of 472 in NJ

Livability — Swedesboro

• Score: 64/100
• State rank: #417
• US rank: #14651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swedesboro, NJ
• Population (ZIP): 21,856

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% Black 13% Hispanic / Latino 8% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 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: ▼ -97.28%
• Current HPI: 295.8354
• 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

2 events — show timeline

• 2026-03-27 Pending — BRIGHT MLS
• 2026-03-26 Listed $150,000 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2025): $6,938 · +2.5% YoY. Source: county tax records.