221 Highland Ave · Trenton, NJ 08618

$289,999

4 bd · 1.0 ba · 1,854 sqft · Townhouse public records · 55 Days on market

Built 1907 1,999 sqft lot Est $215k · 35% over

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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 +16.8/30.0
• DSCR +5.2/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-kept 4-bedroom, 1.5-bathroom home that offers the perfect blend of comfort, space, and functionality. Featuring an inviting open floor plan, this home is ideal for both everyday living and entertaining. The spacious living and dining areas flow seamlessly into the kitchen, creating a bright and airy atmosphere throughout. All four bedrooms offer ample space and flexibility, whether you're looking for a home office, guest room, or extra storage. The full bathroom is conveniently located near the bedrooms, while the half-bath adds additional ease for guests and family. Enjoy outdoor living with fully fenced front and back yards . Whether you're hosting a barbecue, relaxing on the porch, or playing in the yard, this home has the outdoor space to match its inviting interior. Don’t miss the chance to own this well-maintained gem. Schedule your private tour today!

Key facts

• Built 1907
• Listed 55 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 100 Amp electrical service; Natural gas available; Electric service available; Cable TV available; Municipal trash service; Natural gas hot water
• Home design: Semi-detached property; Fee simple ownership; Property in very good to excellent condition
• Construction: Brick construction; Asphalt roof; Brick/mortar and concrete perimeter foundation; Full basement
• Exterior features: Not in a federal flood zone; Lot dimensions approximately 20 x 100

Interior

• Kitchen: Gas oven/range
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Flooring: Engineered wood
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Recessed lighting; Drywall walls and ceilings

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $183 ($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 $266k (8.1% below list).
• Recommended offer: $266k (8.1% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Holland Middle School (513 students, 61% FRL); Trenton Central High School - Main Campus (math 2% / reading 10%, grade F, #396 of 399 statewide, top 99%, 2,255 students, 56% FRL) — zoned schools average 58% FRL vs 80% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.6%/yr); 144 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).
• At $2,664/mo this rent would consume 63% of the median local household income ($50k/yr) (locally 2116% 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 $2k of loan paydown is wiped out by about $9k 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 55 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $170k; list at $290k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — 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 $266,407 (8.1% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — 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 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $215,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Bryn Mawr Ave	0.07mi	4/1.0	1,772 (-4%)	6mo	$205,000	$116	84
194 Rosemont Ave	0.15mi	4/1.0	1,742 (-6%)	11mo	$245,000	$141	74
759 Stuyvesant Ave	0.13mi	4/1.0	2,002 (+8%)	14mo	$188,000	$94	69
31 Bryn Mawr Ave	0.05mi	4/1.0	1,596 (-14%)	7mo	$181,050	$113	69
922 Carteret Ave	0.42mi	4/2.0	1,900 (+2%)	6mo	$165,000	$87	68
35 Colonial Ave	0.62mi	3/1.5 (-1)	1,867 (+1%)	2mo	$275,000	$147	61
320 Berwyn Ave	0.50mi	4/2.5	1,871 (+1%)	12mo	$370,000	$198	59
112 Reading Ave	0.33mi	4/2.0	1,660 (-10%)	6mo	$229,000	$138	58
234 Hillcrest Ave	0.37mi	5/1.5 (+1)	1,643 (-11%)	5mo	$205,000	$125	53
12 Jarvis Pl	0.63mi	4/1.0	1,736 (-6%)	10mo	$160,000	$92	52
6 General Greene Ave	0.59mi	3/1.0 (-1)	1,644 (-11%)	14mo	$159,000	$97	37
20 General Greene Ave	0.61mi	3/1.5 (-1)	2,124 (+15%)	12mo	$240,000	$113	30

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-36,401
• Equity at exit: $43,240

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-21,062
• Equity at exit: $25,074

Cash invested: $81,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,664 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$280 /mo · $3,357/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $183

Break-even live

Break-even rent $2,432

Max offer price $289,999

Occupancy floor 88%

Sensitivity live

Price	-10% $347	-5% $265	+0% $183	+5% $101	+10% $19
Rent	-10% $-27	-5% $78	+0% $183	+5% $288	+10% $394
Rate	-1.0pp $329	-0.5pp $257	base $183	+0.5pp $108	+1.0pp $32

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73 Oak Ln #2 Trenton, NJ	4.0	1.0	1886	$2,300	$1.22	14d	1	0.20mi
510 N Hermitage Ave Trenton, NJ	5.0	1.5	1316	$2,500	$1.90	13d	1	0.21mi
600 Artisan St Unit 126 Trenton, NJ	3.0	2.0	1392	$2,650	$1.90	21d	1	0.41mi
600 Artisan St Trenton, NJ	3.0	2.0	1392	$2,650	$1.90	13d	3	0.41mi
936 Carteret Ave Trenton, NJ	4.0	2.0	2382	$2,500	$1.05	13d	1	0.43mi
20 N Overbrook Ave Unit B Trenton, NJ	3.0	1.0	1518	$2,300	$1.52	13d	1	0.45mi
927 Carteret Ave Trenton, NJ	5.0	1.5	2275	$2,500	$1.10	21d	1	0.46mi
649 W State St Trenton, NJ	5.0	2.0	1870	$2,900	$1.55	13d	1	0.53mi
1442 W State St Trenton, NJ	5.0	2.5	1956	$3,000	$1.53	13d	1	0.82mi
311 Calhoun St Trenton, NJ	4.0	1.0	1516	$2,400	$1.58	44d	1	0.90mi
24 New Trent St Trenton, NJ	3.0	2.0	1336	$2,350	$1.76	14d	1	0.91mi
73 Bellevue Ave Trenton, NJ	4.0	2.0	1950	$2,400	$1.23	14d	1	0.96mi
21 Bellevue Ave Trenton, NJ	3.0	2.0	1740	$2,400	$1.38	44d	1	1.04mi
129 Clearfield Ave Trenton, NJ	4.0	1.5	1358	$3,000	$2.21	13d	1	1.05mi
92 Pennwood Dr Ewing, NJ	4.0	3.0	1702	$3,850	$2.26	14d	1	1.07mi
34 E Hendrickson Ave Morrisville, PA	3.0	1.0	1360	$2,650	$1.95	44d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $289,999 Active 55 DOM
2. 2026-06-17
   days on market $289,999 Active 54 DOM
3. 2026-06-16
   days on market $289,999 Active 53 DOM
4. 2026-06-15
   days on market $289,999 Active 52 DOM
5. 2026-06-14
   days on market $289,999 Active 50 DOM
6. 2026-06-10
   days on market $289,999 Active 47 DOM
7. 2026-06-09
   days on market $289,999 Active 46 DOM
8. 2026-06-08
   days on market $289,999 Active 45 DOM
9. 2026-06-07
   days on market $289,999 Active 44 DOM
10. 2026-06-03
    days on market $289,999 Active 40 DOM
11. 2026-06-02
    days on market $289,999 Active 39 DOM
12. 2026-06-01
    days on market $289,999 Active 38 DOM
13. 2026-05-31
    days on market $289,999 Active 37 DOM
14. 2026-05-30
    days on market $289,999 Active 36 DOM
15. 2026-04-24
    listed $289,999 Active
16. 2026-04-23
    historical $289,999
17. 2025-12-30
    soldstatus $170,000
18. 2025-12-05
    soldstatus $170,000 Closed 897-char remark

    Show marketing remark (897 chars)

    Welcome to this well-kept 4-bedroom, 1.5-bathroom home that offers the perfect blend of comfort, space, and functionality. Featuring an inviting open floor plan, this home is ideal for both everyday living and entertaining. The spacious living and dining areas flow seamlessly into the kitchen, creating a bright and airy atmosphere throughout. All four bedrooms offer ample space and flexibility, whether you're looking for a home office, guest room, or extra storage. The full bathroom is conveniently located near the bedrooms, while the half-bath adds additional ease for guests and family. Enjoy outdoor living with fully fenced front and back yards . Whether you're hosting a barbecue, relaxing on the porch, or playing in the yard, this home has the outdoor space to match its inviting interior. Don’t miss the chance to own this well-maintained gem. Schedule your private tour today!

19. 2025-11-04
    historical Active Under Contract 897-char remark

    Show marketing remark (897 chars)

    Welcome to this well-kept 4-bedroom, 1.5-bathroom home that offers the perfect blend of comfort, space, and functionality. Featuring an inviting open floor plan, this home is ideal for both everyday living and entertaining. The spacious living and dining areas flow seamlessly into the kitchen, creating a bright and airy atmosphere throughout. All four bedrooms offer ample space and flexibility, whether you're looking for a home office, guest room, or extra storage. The full bathroom is conveniently located near the bedrooms, while the half-bath adds additional ease for guests and family. Enjoy outdoor living with fully fenced front and back yards . Whether you're hosting a barbecue, relaxing on the porch, or playing in the yard, this home has the outdoor space to match its inviting interior. Don’t miss the chance to own this well-maintained gem. Schedule your private tour today!

20. 2025-10-17
    listed $180,000 Active 897-char remark

    Show marketing remark (897 chars)

    Welcome to this well-kept 4-bedroom, 1.5-bathroom home that offers the perfect blend of comfort, space, and functionality. Featuring an inviting open floor plan, this home is ideal for both everyday living and entertaining. The spacious living and dining areas flow seamlessly into the kitchen, creating a bright and airy atmosphere throughout. All four bedrooms offer ample space and flexibility, whether you're looking for a home office, guest room, or extra storage. The full bathroom is conveniently located near the bedrooms, while the half-bath adds additional ease for guests and family. Enjoy outdoor living with fully fenced front and back yards . Whether you're hosting a barbecue, relaxing on the porch, or playing in the yard, this home has the outdoor space to match its inviting interior. Don’t miss the chance to own this well-maintained gem. Schedule your private tour today!

21. 2025-10-15
    historical $180,000 897-char remark

    Show marketing remark (897 chars)

    Welcome to this well-kept 4-bedroom, 1.5-bathroom home that offers the perfect blend of comfort, space, and functionality. Featuring an inviting open floor plan, this home is ideal for both everyday living and entertaining. The spacious living and dining areas flow seamlessly into the kitchen, creating a bright and airy atmosphere throughout. All four bedrooms offer ample space and flexibility, whether you're looking for a home office, guest room, or extra storage. The full bathroom is conveniently located near the bedrooms, while the half-bath adds additional ease for guests and family. Enjoy outdoor living with fully fenced front and back yards . Whether you're hosting a barbecue, relaxing on the porch, or playing in the yard, this home has the outdoor space to match its inviting interior. Don’t miss the chance to own this well-maintained gem. Schedule your private tour today!

22. 2015-11-20
    soldstatus $80,000
23. 2012-06-06
    historical
24. 2012-01-07
    listed $85,000
25. 2007-08-13
    soldstatus $18,000

ⓘ 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: $3,357 · $280/mo
• Projected year-2 tax: $5,289 · $441/mo
• Expected delta: +$1,932/yr (+$161/mo · 57.5%)

ⓘ 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 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: $31,969
• − Mortgage interest: −$16,244
• − Property taxes: −$3,357
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,558
• − Management: −$2,558
• − Depreciation: −$8,436
• Taxable loss: −$2,634
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $2,831/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

+1511.1% since first listed

11 events — show timeline

• 2026-04-24 Listed $289,999 BRIGHT MLS
• 2026-04-23 Coming Soon $289,999 BRIGHT MLS
• 2025-12-30 Sold (Public Records) $170,000 Public Records
• 2025-12-05 Sold (MLS) $170,000 BRIGHT MLS
• 2025-11-04 Contingent — BRIGHT MLS
• 2025-10-17 Listed $180,000 BRIGHT MLS
• 2025-10-15 Coming Soon $180,000 BRIGHT MLS
• 2015-11-20 Sold (Public Records) $80,000 Public Records
• 2012-06-06 Listing Removed — BRIGHT MLS
• 2012-01-07 Listed $85,000 BRIGHT MLS
• 2007-08-13 Sold (Public Records) $18,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,357 · +1.5% YoY. Source: county tax records.