18 Church St · Woodstown, NJ 08098

$299,900

6 bd · None ba · 1,734 sqft · MultiFamily public records · 225 Days on market

Built 1850 7,884 sqft lot $173/sqft · at area comps Est $306k · at est.

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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 +23.2/30.0
• Appreciation +10.0/10.0
• ARV discount +8.5/15.0
• DSCR +7.4/10.0
• 1% rule +7.0/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex for sale in Woodstown! First Floor unit features newer flooring and two large bedrooms and 1 Bath, Kitchen and Living Room and the second floor unit features one Bedroom and one bath, Kitchen and Living room. Natural Gas has been tied in with water heater. Oil heat. Call for tour. First Floor is now vacant

Key facts

• 7,884 sq ft lot
• Built 1850
• Listed 225 days

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 1×1bd/1ba units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive. Per door: $271/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.3% in Woodstown — 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 (#298 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Woodstown-Pilesgrove Regional School District (town): math 23% / reading 48% proficiency, ranked #259 of 472 in NJ (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 63 active listings in the ZIP; 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $168k; list at $300k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — 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 $263,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 6.9

CMA / ARV

• ARV (median comp): $306,490
• List price: $299,900
• Delta: -2.15%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 W Grant St	0.58mi	6/4.0	1,638 (-6%)	16mo	$305,000	$186	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 3.36×
• Total profit: $198,032
• Equity at exit: $270,174

10-year hold

• IRR: 26.0%
• Equity multiple: 7.63×
• Total profit: $556,427
• Equity at exit: $582,640

Cash invested: $83,972 (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 08098

• Home prices YoY: 3.7%
• Active inventory: 63
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $3,600 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$605 /mo · $7,255/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $542

Break-even live

Break-even rent $2,914

Max offer price $299,900

Occupancy floor 80%

Sensitivity live

Price	-10% $711	-5% $627	+0% $542	+5% $457	+10% $372
Rent	-10% $257	-5% $400	+0% $542	+5% $684	+10% $826
Rate	-1.0pp $693	-0.5pp $618	base $542	+0.5pp $464	+1.0pp $385

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,800
1× unit	1	1	$1,800
Total (2 units)			$3,600

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $299,900 Active 225 DOM
2. 2026-06-17
   days on market $299,900 Active 224 DOM
3. 2026-06-16
   days on market $299,900 Active 223 DOM
4. 2026-06-15
   days on market $299,900 Active 222 DOM
5. 2026-06-13
   days on market $299,900 Active 220 DOM
6. 2026-06-09
   days on market $299,900 Active 216 DOM
7. 2026-06-08
   days on market $299,900 Active 215 DOM
8. 2026-06-07
   days on market $299,900 Active 214 DOM
9. 2026-06-04
   days on market $299,900 Active 211 DOM
10. 2026-06-03
    days on market $299,900 Active 210 DOM
11. 2026-06-02
    days on market $299,900 Active 209 DOM
12. 2026-06-01
    days on market $299,900 Active 208 DOM
13. 2026-05-31
    days on market $299,900 Active 207 DOM
14. 2026-04-22
    status Active 316-char remark

    Show marketing remark (316 chars)

    Duplex for sale in Woodstown! First Floor unit features newer flooring and two large bedrooms and 1 Bath, Kitchen and Living Room and the second floor unit features one Bedroom and one bath, Kitchen and Living room. Natural Gas has been tied in with water heater. Oil heat. Call for tour. First Floor is now vacant

15. 2026-02-26
    historical 316-char remark

    Show marketing remark (316 chars)

    Duplex for sale in Woodstown! First Floor unit features newer flooring and two large bedrooms and 1 Bath, Kitchen and Living Room and the second floor unit features one Bedroom and one bath, Kitchen and Living room. Natural Gas has been tied in with water heater. Oil heat. Call for tour. First Floor is now vacant

16. 2025-11-12
    price $299,900 316-char remark

    Show marketing remark (316 chars)

    Duplex for sale in Woodstown! First Floor unit features newer flooring and two large bedrooms and 1 Bath, Kitchen and Living Room and the second floor unit features one Bedroom and one bath, Kitchen and Living room. Natural Gas has been tied in with water heater. Oil heat. Call for tour. First Floor is now vacant

17. 2025-09-11
    listed $315,000 Active 316-char remark

    Show marketing remark (316 chars)

    Duplex for sale in Woodstown! First Floor unit features newer flooring and two large bedrooms and 1 Bath, Kitchen and Living Room and the second floor unit features one Bedroom and one bath, Kitchen and Living room. Natural Gas has been tied in with water heater. Oil heat. Call for tour. First Floor is now vacant

18. 2021-09-15
    soldstatus $168,000
19. 2021-08-31
    soldstatus $168,000 Closed 489-char remark

    Show marketing remark (489 chars)

    Great duplex in desirable Woodstown! Top/bottom split, with a one bedroom unit upstairs. Completely renovated, new carpet, new kitchen, and freshly painted. Full walk-up attic for plenty of storage. The main floor unit features two bedrooms, large eat-in kitchen, spacious living room and a rear deck. Main floor unit has access to the basement with laundry hook ups. Rent one unit and live in the other or rent both to maximize your income potential!! Call today to take a personal tour!!

20. 2021-08-24
    status Pending 489-char remark

    Show marketing remark (489 chars)

    Great duplex in desirable Woodstown! Top/bottom split, with a one bedroom unit upstairs. Completely renovated, new carpet, new kitchen, and freshly painted. Full walk-up attic for plenty of storage. The main floor unit features two bedrooms, large eat-in kitchen, spacious living room and a rear deck. Main floor unit has access to the basement with laundry hook ups. Rent one unit and live in the other or rent both to maximize your income potential!! Call today to take a personal tour!!

21. 2021-07-09
    historical Active Under Contract 489-char remark

    Show marketing remark (489 chars)

    Great duplex in desirable Woodstown! Top/bottom split, with a one bedroom unit upstairs. Completely renovated, new carpet, new kitchen, and freshly painted. Full walk-up attic for plenty of storage. The main floor unit features two bedrooms, large eat-in kitchen, spacious living room and a rear deck. Main floor unit has access to the basement with laundry hook ups. Rent one unit and live in the other or rent both to maximize your income potential!! Call today to take a personal tour!!

22. 2021-06-07
    status Active 489-char remark

    Show marketing remark (489 chars)

    Great duplex in desirable Woodstown! Top/bottom split, with a one bedroom unit upstairs. Completely renovated, new carpet, new kitchen, and freshly painted. Full walk-up attic for plenty of storage. The main floor unit features two bedrooms, large eat-in kitchen, spacious living room and a rear deck. Main floor unit has access to the basement with laundry hook ups. Rent one unit and live in the other or rent both to maximize your income potential!! Call today to take a personal tour!!

23. 2021-05-18
    historical Active Under Contract 489-char remark

    Show marketing remark (489 chars)

    Great duplex in desirable Woodstown! Top/bottom split, with a one bedroom unit upstairs. Completely renovated, new carpet, new kitchen, and freshly painted. Full walk-up attic for plenty of storage. The main floor unit features two bedrooms, large eat-in kitchen, spacious living room and a rear deck. Main floor unit has access to the basement with laundry hook ups. Rent one unit and live in the other or rent both to maximize your income potential!! Call today to take a personal tour!!

24. 2021-05-05
    price $159,900 489-char remark

    Show marketing remark (489 chars)

    Great duplex in desirable Woodstown! Top/bottom split, with a one bedroom unit upstairs. Completely renovated, new carpet, new kitchen, and freshly painted. Full walk-up attic for plenty of storage. The main floor unit features two bedrooms, large eat-in kitchen, spacious living room and a rear deck. Main floor unit has access to the basement with laundry hook ups. Rent one unit and live in the other or rent both to maximize your income potential!! Call today to take a personal tour!!

25. 2021-05-01
    status Active 489-char remark

    Show marketing remark (489 chars)

    Great duplex in desirable Woodstown! Top/bottom split, with a one bedroom unit upstairs. Completely renovated, new carpet, new kitchen, and freshly painted. Full walk-up attic for plenty of storage. The main floor unit features two bedrooms, large eat-in kitchen, spacious living room and a rear deck. Main floor unit has access to the basement with laundry hook ups. Rent one unit and live in the other or rent both to maximize your income potential!! Call today to take a personal tour!!

26. 2021-04-30
    historical 489-char remark

    Show marketing remark (489 chars)

    Great duplex in desirable Woodstown! Top/bottom split, with a one bedroom unit upstairs. Completely renovated, new carpet, new kitchen, and freshly painted. Full walk-up attic for plenty of storage. The main floor unit features two bedrooms, large eat-in kitchen, spacious living room and a rear deck. Main floor unit has access to the basement with laundry hook ups. Rent one unit and live in the other or rent both to maximize your income potential!! Call today to take a personal tour!!

27. 2021-03-10
    price $167,500 489-char remark

    Show marketing remark (489 chars)

    Great duplex in desirable Woodstown! Top/bottom split, with a one bedroom unit upstairs. Completely renovated, new carpet, new kitchen, and freshly painted. Full walk-up attic for plenty of storage. The main floor unit features two bedrooms, large eat-in kitchen, spacious living room and a rear deck. Main floor unit has access to the basement with laundry hook ups. Rent one unit and live in the other or rent both to maximize your income potential!! Call today to take a personal tour!!

28. 2021-03-10
    price $167,900 489-char remark

    Show marketing remark (489 chars)

    Great duplex in desirable Woodstown! Top/bottom split, with a one bedroom unit upstairs. Completely renovated, new carpet, new kitchen, and freshly painted. Full walk-up attic for plenty of storage. The main floor unit features two bedrooms, large eat-in kitchen, spacious living room and a rear deck. Main floor unit has access to the basement with laundry hook ups. Rent one unit and live in the other or rent both to maximize your income potential!! Call today to take a personal tour!!

29. 2021-03-10
    status Active 489-char remark

    Show marketing remark (489 chars)

    Great duplex in desirable Woodstown! Top/bottom split, with a one bedroom unit upstairs. Completely renovated, new carpet, new kitchen, and freshly painted. Full walk-up attic for plenty of storage. The main floor unit features two bedrooms, large eat-in kitchen, spacious living room and a rear deck. Main floor unit has access to the basement with laundry hook ups. Rent one unit and live in the other or rent both to maximize your income potential!! Call today to take a personal tour!!

30. 2021-02-25
    status Pending 489-char remark

    Show marketing remark (489 chars)

    Great duplex in desirable Woodstown! Top/bottom split, with a one bedroom unit upstairs. Completely renovated, new carpet, new kitchen, and freshly painted. Full walk-up attic for plenty of storage. The main floor unit features two bedrooms, large eat-in kitchen, spacious living room and a rear deck. Main floor unit has access to the basement with laundry hook ups. Rent one unit and live in the other or rent both to maximize your income potential!! Call today to take a personal tour!!

31. 2021-02-16
    historical Active Under Contract 489-char remark

    Show marketing remark (489 chars)

    Great duplex in desirable Woodstown! Top/bottom split, with a one bedroom unit upstairs. Completely renovated, new carpet, new kitchen, and freshly painted. Full walk-up attic for plenty of storage. The main floor unit features two bedrooms, large eat-in kitchen, spacious living room and a rear deck. Main floor unit has access to the basement with laundry hook ups. Rent one unit and live in the other or rent both to maximize your income potential!! Call today to take a personal tour!!

32. 2021-01-30
    price $159,999 489-char remark

    Show marketing remark (489 chars)

    Great duplex in desirable Woodstown! Top/bottom split, with a one bedroom unit upstairs. Completely renovated, new carpet, new kitchen, and freshly painted. Full walk-up attic for plenty of storage. The main floor unit features two bedrooms, large eat-in kitchen, spacious living room and a rear deck. Main floor unit has access to the basement with laundry hook ups. Rent one unit and live in the other or rent both to maximize your income potential!! Call today to take a personal tour!!

33. 2020-09-05
    listed $169,900 Active 489-char remark

    Show marketing remark (489 chars)

    Great duplex in desirable Woodstown! Top/bottom split, with a one bedroom unit upstairs. Completely renovated, new carpet, new kitchen, and freshly painted. Full walk-up attic for plenty of storage. The main floor unit features two bedrooms, large eat-in kitchen, spacious living room and a rear deck. Main floor unit has access to the basement with laundry hook ups. Rent one unit and live in the other or rent both to maximize your income potential!! Call today to take a personal tour!!

34. 1998-12-08
    soldstatus $75,000

ⓘ 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: $7,255 · $605/mo
• Projected year-2 tax: $7,361 · $613/mo
• Expected delta: +$106/yr (+$9/mo · 1.5%)

ⓘ 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 2/10 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,200
• − Mortgage interest: −$16,799
• − Property taxes: −$7,255
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,456
• − Management: −$3,456
• − Depreciation: −$8,724
• Taxable income: $2,010
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $6,018/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: Woodstown-Pilesgrove Regional School District
• NCES district ID: 3418330
• Math proficiency: 23% ▼ -25.00%
• Reading proficiency: 48% ▼ -18.00%
• Median HH income: $76,323
• Composite: 33.18/100
• National rank: #5539
• State rank: #259 of 472 in NJ

Livability — Woodstown

• Score: 69/100
• State rank: #298
• US rank: #8999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodstown, NJ
• City population: 9,475
• Population (ZIP): 9,475

Population outlook (Salem County) Hauer SSP2

• Today (2025): 59,905 people
• By 2030: 57,351 · -4.3%
• By 2040: 51,837 · -13.5%
• By 2050: 46,356 · -22.6%
• By 2075: 36,452 · -39.2%
• By 2100: 28,907 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 8% Black 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Romanian 4% Iranian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Salem

• 2024 margin: R (+19.2) · D 39.6% · R 58.8% · Other 1.6%
• 2008→2024 swing: -23.1pp toward R · 2008: 3.9pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+12.8 2016: R+15.4 2012: D+0.8 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.27%
• Current HPI: 290.7359
• 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

+299.9% since first listed

21 events — show timeline

• 2026-04-22 Relisted — BRIGHT MLS
• 2026-02-26 Listing Removed — BRIGHT MLS
• 2025-11-12 Price Changed $299,900 BRIGHT MLS
• 2025-09-11 Listed $315,000 BRIGHT MLS
• 2021-09-15 Sold (Public Records) $168,000 Public Records
• 2021-08-31 Sold (MLS) $168,000 BRIGHT MLS
• 2021-08-24 Pending — BRIGHT MLS
• 2021-07-09 Contingent — BRIGHT MLS
• 2021-06-07 Relisted — BRIGHT MLS
• 2021-05-18 Contingent — BRIGHT MLS
• 2021-05-05 Price Changed $159,900 BRIGHT MLS
• 2021-05-01 Relisted — BRIGHT MLS
• 2021-04-30 Listing Removed — BRIGHT MLS
• 2021-03-10 Price Changed $167,500 BRIGHT MLS
• 2021-03-10 Price Changed $167,900 BRIGHT MLS
• 2021-03-10 Relisted — BRIGHT MLS
• 2021-02-25 Pending — BRIGHT MLS
• 2021-02-16 Contingent — BRIGHT MLS
• 2021-01-30 Price Changed $159,999 BRIGHT MLS
• 2020-09-05 Listed $169,900 BRIGHT MLS
• 1998-12-08 Sold (Public Records) $75,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $7,255 · +3.4% YoY. Source: county tax records.