82 Castle Heights Ave · Pennsville, NJ 08070

$136,250

2 bd · 1.0 ba · 874 sqft · SingleFamily public records · 30 Days on market

Built 1930 8,499 sqft lot Est $219k · 38% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• 1% rule +9.4/10.0
• DSCR +9.1/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this charming 2 bedroom, 1 bath home offering 874 square feet of living space. Situated on a generously sized lot, the property features a large yard, perfect for outdoor entertaining, gardening, or future expansion. Inside, the home offers a functional layout with great potential to customize and make it your own. Whether you're an investor, first time buyer, or someone looking for a renovation project, this property is a fantastic canvas to bring your vision to life. Conveniently located near local amenities, shopping, and major commuting routes, this home combines location, value, and opportunity. With a little TLC, this could be the perfect place to call home or a smart addition to your investment portfolio

Key facts

• Generously sized lot
• Large yard
• Functional layout

Tags

• LARGE YARD
• GENEROUSLY SIZED LOT
• FUNCTIONAL LAYOUT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Ground rent payment frequency: annually

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; Electric service available; Cable TV available; Phone service available; 60+ gallon hot water tank
• Home design: Detached structure; Shingle roof; Frame construction; Slab foundation; Building winterized; Fee simple ownership; Average condition; Built year source: Assessor
• Construction: Frame construction; Slab foundation; Shingle roof; Detached
• Exterior features: Lot approximately 85 x 100; Above-grade and below-grade structures listed

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile/brick; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (electric); Ceiling fans; Window air conditioning units
• Interior features: Breakfast area; Combination kitchen/dining; Drywall walls and ceilings; No basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $-65 ($-777/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (8.4% below list).
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $125k (8.4% below list) — sets the bar for cash-flow.
• Cap rate 9.5% vs local median 3.6% in Pennsville — 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 72/100 on livability (#225 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: amenities F, commute F.
• Pennsville Public School District (suburban): math 12% / reading 45% proficiency, ranked #356 of 472 in NJ (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Penn Beach Elementary (math 10% / reading 48%, grade F, #766 of 1,303 statewide, top 59%, 316 students, 43% FRL); Pennsville Memorial High School (math 17% / reading 42%, grade F, #290 of 399 statewide, top 74%, 462 students, 29% FRL).
• Market conditions: 84 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $942 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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: property tax is 3.6% of price; flood insurance adds $427/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $124,811 (8.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.44% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $219,374
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Oak St	0.31mi	2/1.0	884 (+1%)	3mo	$210,000	$238	81
13 Park Ave	0.20mi	2/1.0	864 (-1%)	15mo	$209,000	$242	76
105 Castle Heights Ave	0.10mi	3/1.0 (+1)	836 (-4%)	9mo	$210,000	$251	75
19 Miramar Dr	0.20mi	3/1.0 (+1)	895 (+2%)	11mo	$225,000	$251	72
25 Elizabeth Dr	0.34mi	2/1.0	837 (-4%)	8mo	$245,000	$293	71
112 Highland Ave	0.11mi	3/1.0 (+1)	970 (+11%)	2mo	$250,000	$258	70
9 University Dr	0.34mi	2/1.0	934 (+7%)	13mo	$210,000	$225	62
103 Dunn Ln	0.19mi	2/1.0	749 (-14%)	12mo	$200,000	$267	57
10 Morningside Dr	0.57mi	3/1.0 (+1)	960 (+10%)	11mo	$250,000	$260	43
123 Illinois Rd	0.63mi	2/2.0	832 (-5%)	22mo	$250,000	$300	40
62 Cornell Rd	0.68mi	1/1.0 (-1)	752 (-14%)	22mo	$149,777	$199	22
71 Morningside Dr	0.71mi	3/1.0 (+1)	1,000 (+14%)	21mo	$220,000	$220	20

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: -19.2%
• Equity multiple: 0.32×
• Total profit: $-25,762
• Equity at exit: $20,315

10-year hold

• IRR: -11.1%
• Equity multiple: 0.32×
• Total profit: $-25,956
• Equity at exit: $11,780

Cash invested: $38,150 (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 08070

• Home prices YoY: -23.7%
• Active inventory: 84
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,956 medium
• Mortgage (P&I): −$715
• Tax from tax record: −$412 /mo · $4,944/yr
• Insurance: −$57
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-65

Break-even live

Break-even rent $2,038

Max offer price $124,811

Occupancy floor 98%

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: $34,062
• Closing costs: $4,088
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Jefferson Rd Pennsville, NJ	2.0	1.0	816	$2,200	$2.70	1d	1	1.15mi
10 Jefferson Rd Pennsville, NJ	2.0	1.0	816	$2,200	$2.70	10d	1	1.15mi
20 Fort Sumpter Rd Pennsville, NJ	1.0	1.0	720	$1,235	$1.72	1d	2	1.50mi

Listing history 21 events

1. 2026-05-21
   status Under Contract 746-char remark

   Show marketing remark (746 chars)

   Opportunity awaits with this charming 2 bedroom, 1 bath home offering 874 square feet of living space. Situated on a generously sized lot, the property features a large yard, perfect for outdoor entertaining, gardening, or future expansion. Inside, the home offers a functional layout with great potential to customize and make it your own. Whether you're an investor, first time buyer, or someone looking for a renovation project, this property is a fantastic canvas to bring your vision to life. Conveniently located near local amenities, shopping, and major commuting routes, this home combines location, value, and opportunity. With a little TLC, this could be the perfect place to call home or a smart addition to your investment portfolio

2. 2026-05-20
   status Pending
3. 2026-04-20
   listed $136,250 Active 746-char remark

   Show marketing remark (746 chars)

   Opportunity awaits with this charming 2 bedroom, 1 bath home offering 874 square feet of living space. Situated on a generously sized lot, the property features a large yard, perfect for outdoor entertaining, gardening, or future expansion. Inside, the home offers a functional layout with great potential to customize and make it your own. Whether you're an investor, first time buyer, or someone looking for a renovation project, this property is a fantastic canvas to bring your vision to life. Conveniently located near local amenities, shopping, and major commuting routes, this home combines location, value, and opportunity. With a little TLC, this could be the perfect place to call home or a smart addition to your investment portfolio

4. 2026-04-20
   listed $136,250 Active

   Show marketing remark (746 chars)

   Opportunity awaits with this charming 2 bedroom, 1 bath home offering 874 square feet of living space. Situated on a generously sized lot, the property features a large yard, perfect for outdoor entertaining, gardening, or future expansion. Inside, the home offers a functional layout with great potential to customize and make it your own. Whether you're an investor, first time buyer, or someone looking for a renovation project, this property is a fantastic canvas to bring your vision to life. Conveniently located near local amenities, shopping, and major commuting routes, this home combines location, value, and opportunity. With a little TLC, this could be the perfect place to call home or a smart addition to your investment portfolio

5. 2024-08-23
   soldstatus $195,000
6. 2024-04-20
   historical
7. 2024-04-08
   price $159,000
8. 2024-03-25
   listed $165,000 Active
9. 2018-04-30
   soldstatus $33,325 Sold
10. 2018-04-30
    soldstatus $33,325 Closed
11. 2018-04-28
    status Pending
12. 2018-04-28
    status Under Contract
13. 2018-01-07
    price $40,000
14. 2017-11-12
    status Active
15. 2017-11-07
    historical
16. 2017-08-30
    price $50,000
17. 2017-07-10
    price $55,000
18. 2017-06-07
    listed $75,000 Active
19. 2017-06-04
    listed $40,000 Active
20. 1993-06-24
    soldstatus $67,000
21. 1990-10-26
    soldstatus $55,000

ⓘ 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: $4,944 · $412/mo
• Projected year-2 tax: $4,944 · $412/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,470
• − Mortgage interest: −$7,632
• − Property taxes: −$4,944
• − Insurance: −$5,800
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$3,964
• Taxable loss: −$2,625
• Est. tax savings @ 24.0%: +$630
• After-tax cash flow: $-147/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: Pennsville Public School District
• NCES district ID: 3409120
• Math proficiency: 12% ▼ -26.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $58,237
• Composite: 25.61/100
• National rank: #7411
• State rank: #356 of 472 in NJ

Livability — Pennsville

• Score: 72/100
• State rank: #225
• US rank: #6134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pennsville, NJ
• City population: 12,766
• Population (ZIP): 12,477

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Other Indo-European 4% Spanish 2%

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: ▼ -85.34%
• Current HPI: 275.2185
• 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

+147.7% since first listed

21 events — show timeline

• 2026-05-21 Pending — GSMLS
• 2026-05-20 Pending — BRIGHT MLS
• 2026-04-20 Listed $136,250 BRIGHT MLS
• 2026-04-20 Listed $136,250 GSMLS
• 2024-08-23 Sold (Public Records) $195,000 Public Records
• 2024-04-20 Listing Removed — BRIGHT MLS
• 2024-04-08 Price Changed $159,000 BRIGHT MLS
• 2024-03-25 Listed $165,000 BRIGHT MLS
• 2018-04-30 Sold (MLS) $33,325 BRIGHT MLS
• 2018-04-30 Sold (MLS) $33,325 TREND
• 2018-04-28 Pending — BRIGHT MLS
• 2018-04-28 Pending — TREND
• 2018-01-07 Price Changed $40,000 TREND
• 2017-11-12 Relisted — TREND
• 2017-11-07 Delisted — TREND
• 2017-08-30 Price Changed $50,000 TREND
• 2017-07-10 Price Changed $55,000 TREND
• 2017-06-07 Listed $75,000 TREND
• 2017-06-04 Listed $40,000 BRIGHT MLS
• 1993-06-24 Sold (Public Records) $67,000 Public Records
• 1990-10-26 Sold (Public Records) $55,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,944 · +2.0% YoY. Source: county tax records.