195 New York Ave · New Brunswick, NJ 08901

$4,300

3 bd · 2.0 ba · 3,308 sqft · SingleFamily public records · 1 Days on market

Built 1947 0.32 ac lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

True gem! Multi-level, Lots of Renovations and upgrade! Main has 4 bedrooms, a study, and 2 and bath. The rooms are large, with high ceilings, oak floors, dramatic architectural cutouts, built-in-bookcases; elaborate tile work in the bathrooms, many closets and a working marble fireplace in the elegant, oversized living room ready for the winter. Enjoy a beautiful kitchen with large bay window, new flooring and custom designed eat- in-kitchen space. Spacious laundry and storage room. Large formal dining room with built-in wood china closets. Beautiful sunroom with built-in grill (not in use) and spacious . It also has a 2 car garage with a brand new garage door, full clean, dry basement, and large spacious attic. It also has a fully renovated studio apartment with a brand new Kitchen and Bath, Washer and Dryer, new plumbing, electrical, receding lights; can be converted to a one bedroom apartment instantly. Home Warranty included! Check out our virtual open house video!

Key facts

• Spacious dining room
• Spacious living room
• 0.32 acre lot

Tags

• CLOSE TO COLLEGE CAMPUS
• CLOSE TO ST.PETER'S HOSPITAL
• CLOSE TO RUTGERS COLLEGE AVE
• SPACIOUS LIVING ROOM
• SPACIOUS DINING ROOM
• SPACIOUS LAUNDRY ROOM

Property features AI

Exterior

• Parking: Attached garage with 2-car width; Garage door opener; Driveway; Open parking available; Two covered parking spaces
• Security: Fire alarm
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Detached property; Two stories
• Construction: Asphalt roof; Full daylight basement with storage space; Basement utility room; Building with two levels
• Exterior features: Patio; Lot near shopping; Lot near train

Interior

• Kitchen: Eat-in kitchen; Separate dining area; Self-cleaning oven; Dishwasher; Gas range/oven; Microwave; Refrigerator; Range
• Bedrooms: Master bedroom with full bath
• Flooring: Ceramic tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Radiant heating; Central heating; Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Fire alarm; Library / office; Living room; Formal dining room; Attic; Full bath; Main bath; Three bedrooms; Seven total rooms
• Laundry & utility: Washer; Dryer; Utility room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $4k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $4k).
• Cap rate 839.4% vs local median 3.8% in New Brunswick — 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 75/100 on livability (#154 in NJ, #3,986 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, schools F, crime F.
• New Brunswick School District (urban): math 4% / reading 23% proficiency, ranked #463 of 472 in NJ (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 49 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,971 units permitted in Middlesex County in 2024 (1,193 in 5+ unit buildings).
• At $3,816/mo this rent would consume 70% of the median local household income ($66k/yr) (locally 4329% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $30 of loan paydown is wiped out by about $129 of value loss. Plan a longer hold.
• Middlesex County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $4,300

Questions for the listing agent

1. Built in 1947 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 88.75% ✓
• Cap rate: 839.36%
• Cash-on-cash: 2975.23%
• DSCR: 133.38
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.87% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 161.18×
• Total profit: $192,856
• Equity at exit: $641

10-year hold

• IRR: —
• Equity multiple: 355.70×
• Total profit: $427,060
• Equity at exit: $372

Cash invested: $1,204 (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 08901

• Home prices YoY: -33.2%
• Rents YoY: 3.9%
• Active inventory: 49
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,816 medium
• Mortgage (P&I): −$23
• Tax est. 1.5%: −$5 /mo · $64/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$801
• Net cashflow: $2,985

Break-even live

Break-even rent $38

Max offer price $4,300

Occupancy floor 17%

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: $1,075
• Closing costs: $129
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
195 New York Ave New Brunswick, NJ	4.0	2.5	2892	$4,300	$1.49	1d	1	0.04mi
115 Remsen Ave New Brunswick, NJ	3.0	1.0	2736	$2,800	$1.02	24d	1	1.44mi

Listing history 2 events

1. 2026-06-02
   remarks 699-char remark
2. 2026-06-02
   listed $4,300 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,795
• − Mortgage interest: −$241
• − Property taxes: −$64
• − Insurance: −$22
• − Repairs & maintenance: −$3,664
• − Management: −$3,664
• − Depreciation: −$125
• Taxable income: $38,016
• Est. tax owed @ 24.0%: −$9,124
• After-tax cash flow: $26,698/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: New Brunswick School District
• NCES district ID: 3411220
• Math proficiency: 4% ▼ -15.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $40,376
• Composite: 11.53/100
• National rank: #9700
• State rank: #463 of 472 in NJ

Livability — New Brunswick

• Score: 75/100
• State rank: #154
• US rank: #3986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Brunswick, NJ
• County: Middlesex County · 714,427 people
• City population: 57,263
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 57,263
• Household income: $65,810
• Rent vs Own: 78.6% rent · 21.4% own
• Severe rent burden: 4329.0

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 901,713 people
• By 2030: 930,661 · +3.2%
• By 2040: 986,276 · +9.4%
• By 2050: 1,038,920 · +15.2%
• By 2075: 1,159,418 · +28.6%
• By 2100: 1,221,973 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 50% White 26% Black 12% Two or more races 10% Asian 9% Native American 7%
• Hispanic origin (detail): Mexican 21% Puerto Rican 4% Dominican 10%
• Common ancestry: Romanian 1%
• Foreign-born: 36% · Canada, China, Jamaica
• Languages at home: 44% English-only · Spanish 46% Chinese 3% Other Indo-European 2%

Political lean MEDSL · Middlesex

• 2024 margin: Lean D (+8.0) · D 52.5% · R 44.5% · Other 3.0%
• 2008→2024 swing: -13.8pp toward R · 2008: 21.8pp · 2024: 8.0pp
• All cycles: 2024: D+8.0 2020: D+22.0 2016: D+19.8 2012: D+27.0 2008: D+21.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -147.76%
• Current HPI: 297.8885
• Rent YoY: ▲ 3.87%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

-96.2% since first listed

10 events — show timeline

• 2026-06-01 Listed $4,300 CJMLS
• 2023-07-11 Rental Removed — CJMLS
• 2021-03-18 Sold (MLS) $645,000 CJMLS
• 2021-03-17 Sold (Public Records) $645,000 Public Records
• 2021-03-11 Sold (MLS) $645,000 CJMLS
• 2021-01-23 Delisted — CJMLS
• 2021-01-23 Delisted — CJMLS
• 2020-12-21 Listed $650,000 CJMLS
• 2020-12-21 Listed $650,000 CJMLS
• 1979-12-01 Sold (Public Records) $112,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $15,781 · +2.6% YoY. Source: county tax records.