36 Amboy Ave · Roebling, NJ 08554

$205,000

3 bd · 1.0 ba · 990 sqft · SingleFamily public records · 43 Days on market

Built 1917 1,358 sqft lot $207/sqft · 12% below area Est $234k · 12% under

---

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 +16.7/30.0
• ARV discount +13.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**Attention Investors** This 3 Bed/1 Bath interior row home in historic Roebling is now for sale with a long term tenant in place. Tenant pays utilities. Great opportunity for the right investor. Contact today for your private showing.

Key facts

• Built 1917
• Listed 42 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Slab foundation; Above grade and below grade structures
• Exterior features: Lot dimensions approximately 14 x 97

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Unfinished basement; Living room; Dining room; Basement; Laundry
• Laundry & utility: Laundry area (location not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (2.4% below list).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.7% in Roebling — 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 78/100 on livability (#91 in NJ, #2,404 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, health & safety F.
• Florence Township School District (suburban): math 19% / reading 45% proficiency, ranked #301 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,161 units permitted in Burlington County in 2024 (988 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.
• Burlington 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 43 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 26y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $142k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — 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 $198,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.98% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

• ARV (median comp): $233,510
• List price: $205,000
• Delta: -12.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Sixth St	0.48mi	2/1.5 (-1)	940 (-5%)	21mo	$206,000	$219	45
2111-2130 Rt 130 HWY	0.67mi	3/2.0	1,120 (+13%)	24mo	$255,000	$228	23

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-25,036
• Equity at exit: $30,566

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-11,120
• Equity at exit: $17,725

Cash invested: $57,400 (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 08554

• Home prices YoY: -15.5%
• Active inventory: 22
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$292 /mo · $3,503/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $128

Break-even live

Break-even rent $1,838

Max offer price $205,000

Occupancy floor 89%

Sensitivity live

Price	-10% $244	-5% $186	+0% $128	+5% $70	+10% $12
Rent	-10% $-30	-5% $49	+0% $128	+5% $207	+10% $286
Rate	-1.0pp $231	-0.5pp $180	base $128	+0.5pp $75	+1.0pp $20

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Amboy Ave Roebling, NJ	3.0	1.0	990	$2,000	$2.02	15d	1	0.02mi

Listing history 50 events

1. 2026-06-18
   days on market $205,000 Active 43 DOM
2. 2026-06-17
   days on market $205,000 Active 42 DOM
3. 2026-06-16
   days on market $205,000 Active 41 DOM
4. 2026-06-15
   days on market $205,000 Active 40 DOM
5. 2026-06-13
   days on market $205,000 Active 38 DOM
6. 2026-06-13
   days on market $205,000 Active 37 DOM
7. 2026-06-10
   price $205,000 Active 34 DOM
8. 2026-06-09
   days on market $212,500 Active 34 DOM
9. 2026-06-08
   days on market $212,500 Active 33 DOM

   Show marketing remark (235 chars)

   **Attention Investors** This 3 Bed/1 Bath interior row home in historic Roebling is now for sale with a long term tenant in place. Tenant pays utilities. Great opportunity for the right investor. Contact today for your private showing.

10. 2026-06-07
    days on market $212,500 Active 32 DOM
11. 2026-06-04
    days on market $212,500 Active 29 DOM
12. 2026-06-03
    days on market $212,500 Active 28 DOM
13. 2026-06-02
    days on market $212,500 Active 27 DOM
14. 2026-06-01
    days on market $212,500 Active 26 DOM
15. 2026-05-31
    days on market $212,500 Active 25 DOM
16. 2026-05-08
    listed $225,000 Active 235-char remark

    Show marketing remark (235 chars)

    **Attention Investors** This 3 Bed/1 Bath interior row home in historic Roebling is now for sale with a long term tenant in place. Tenant pays utilities. Great opportunity for the right investor. Contact today for your private showing.

17. 2026-05-07
    listed $225,000 Active 315-char remark
18. 2026-05-02
    historical $225,000 235-char remark

    Show marketing remark (235 chars)

    **Attention Investors** This 3 Bed/1 Bath interior row home in historic Roebling is now for sale with a long term tenant in place. Tenant pays utilities. Great opportunity for the right investor. Contact today for your private showing.

19. 2026-05-02
    historical $225,000 315-char remark

    Show marketing remark (235 chars)

    **Attention Investors** This 3 Bed/1 Bath interior row home in historic Roebling is now for sale with a long term tenant in place. Tenant pays utilities. Great opportunity for the right investor. Contact today for your private showing.

20. 2024-10-03
    historical
21. 2024-10-02
    price $180,000
22. 2024-08-29
    listed $185,000 Active
23. 2022-07-19
    soldstatus $142,500
24. 2022-06-20
    soldstatus $142,500 Closed
25. 2022-05-26
    status Pending
26. 2022-05-23
    historical Active Under Contract
27. 2022-05-09
    listed $149,900 Active
28. 2015-10-26
    soldstatus $95,000
29. 2015-08-11
    historical
30. 2015-05-22
    listed $99,900
31. 2015-04-15
    soldstatus $46,100
32. 2015-04-15
    soldstatus $46,100 Sold
33. 2015-03-17
    status Under Contract
34. 2015-03-17
    historical
35. 2015-03-02
    price $49,500
36. 2015-03-02
    price $49,900
37. 2015-03-02
    price $49,900
38. 2015-02-18
    price $62,900
39. 2015-01-06
    price $74,900
40. 2014-11-25
    listed $81,600 Active
41. 2014-11-24
    listed $49,900
42. 2014-10-17
    historical
43. 2014-05-28
    listed $84,900
44. 2010-08-31
    historical
45. 2009-10-28
    listed $102,500
46. 2007-12-29
    historical
47. 2007-06-29
    listed $134,000
48. 2005-01-06
    soldstatus $92,560
49. 2004-12-10
    soldstatus $92,560
50. 2004-11-08
    historical

ⓘ 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: $3,503 · $292/mo
• Projected year-2 tax: $4,304 · $359/mo
• Expected delta: +$801/yr (+$67/mo · 22.9%)

ⓘ 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 ≥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: $24,000
• − Mortgage interest: −$11,483
• − Property taxes: −$3,503
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$5,964
• Taxable loss: −$1,814
• Est. tax savings @ 24.0%: +$435
• After-tax cash flow: $1,967/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: Florence Township School District
• NCES district ID: 3405220
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $77,044
• Composite: 30.34/100
• National rank: #6266
• State rank: #301 of 472 in NJ

Livability — Roebling

• Score: 78/100
• State rank: #91
• US rank: #2404

Category grades

Amenities F Commute A+ 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: Roebling, NJ
• City population: 3,661
• Population (ZIP): 3,661

Population outlook (Burlington County) Hauer SSP2

• Today (2025): 453,425 people
• By 2030: 452,359 · -0.2%
• By 2040: 445,033 · -1.9%
• By 2050: 431,760 · -4.8%
• By 2075: 406,277 · -10.4%
• By 2100: 364,732 · -19.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Asian 12% Black 10% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 14% Slovak 2% Lithuanian 1%
• Foreign-born: 8%
• Languages at home: 86% English-only · Other Indo-European 11% Spanish 2%

Political lean MEDSL · Burlington

• 2024 margin: D (+16.6) · D 57.6% · R 41.0% · Other 1.3%
• 2008→2024 swing: -2.0pp toward R · 2008: 18.6pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+19.5 2016: D+14.8 2012: D+18.7 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.28%
• Current HPI: 302.318
• 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

+355.6% since first listed

48 events — show timeline

• 2026-06-09 Price Changed $205,000 BRIGHT MLS
• 2026-06-08 Price Changed $205,000 MOMLS
• 2026-05-26 Price Changed $212,500 BRIGHT MLS
• 2026-05-26 Price Changed $212,500 MOMLS
• 2026-05-08 Listed $225,000 MOMLS
• 2026-05-07 Listed $225,000 BRIGHT MLS
• 2026-05-02 Coming Soon $225,000 MOMLS
• 2026-05-02 Coming Soon $225,000 BRIGHT MLS
• 2024-10-03 Listing Removed — BRIGHT MLS
• 2024-10-02 Price Changed $180,000 BRIGHT MLS
• 2024-08-29 Listed $185,000 BRIGHT MLS
• 2022-07-19 Sold (Public Records) $142,500 Public Records
• 2022-06-20 Sold (MLS) $142,500 BRIGHT MLS
• 2022-05-26 Pending — BRIGHT MLS
• 2022-05-23 Contingent — BRIGHT MLS
• 2022-05-09 Listed $149,900 BRIGHT MLS
• 2015-10-26 Sold (Public Records) $95,000 Public Records
• 2015-08-11 Listing Removed — BRIGHT MLS
• 2015-05-22 Listed $99,900 BRIGHT MLS
• 2015-04-15 Sold (MLS) $46,100 TREND
• 2015-04-15 Sold (MLS) $46,100 BRIGHT MLS
• 2015-03-17 Pending — TREND
• 2015-03-17 Listing Removed — BRIGHT MLS
• 2015-03-02 Price Changed $49,500 TREND
• 2015-03-02 Price Changed $49,900 TREND
• 2015-03-02 Price Changed $49,900 TREND
• 2015-02-18 Price Changed $62,900 TREND
• 2015-01-06 Price Changed $74,900 TREND
• 2014-11-25 Listed $81,600 TREND
• 2014-11-24 Listed $49,900 BRIGHT MLS
• 2014-10-17 Listing Removed — BRIGHT MLS
• 2014-05-28 Listed $84,900 BRIGHT MLS
• 2010-08-31 Listing Removed — BRIGHT MLS
• 2009-10-28 Listed $102,500 BRIGHT MLS
• 2007-12-29 Listing Removed — BRIGHT MLS
• 2007-06-29 Listed $134,000 BRIGHT MLS
• 2005-01-06 Sold (Public Records) $92,560 Public Records
• 2004-12-10 Sold (MLS) $92,560 BRIGHT MLS
• 2004-11-08 Listing Removed — BRIGHT MLS
• 2004-10-25 Listed $92,560 BRIGHT MLS
• 2004-09-10 Listing Removed — BRIGHT MLS
• 2004-08-26 Listed $78,900 BRIGHT MLS
• 2000-07-03 Sold (Public Records) $68,000 Public Records
• 2000-05-10 Sold (MLS) $38,300 BRIGHT MLS
• 2000-05-03 Listing Removed — BRIGHT MLS
• 2000-03-30 Listed $38,300 BRIGHT MLS
• 1998-05-11 Sold (Public Records) $54,000 Public Records
• 1986-02-14 Sold (Public Records) $45,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,503 · +10.7% YoY. Source: county tax records.