347 Mountain View Rd · Blawenburg, NJ 08558

$925,000

4 bd · 2.5 ba · 2,528 sqft · SingleFamily public records · 10 Days on market

Built 1960 1.47 ac lot $366/sqft · 15% below area Est $1083k · 15% under

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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).

• ARV discount +14.1/15.0
• Cash flow +7.4/30.0
• Schools +6.5/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

**BEST AND HIGHEST 5/19 5PM** Scenic surroundings and sophisticated design meet in this exceptional home with sunsets that never get old. Overlooking a pastoral farm, this expanded and thoughtfully redesigned home features timeless style and outstanding craftsmanship. Spaces are curated with custom finishes, refined materials, and remarkable attention to detail. The designer kitchen boasts soapstone countertops, Christiana solid maple cabinetry, a Thermador dual fuel range, a Sub-Zero refrigerator, a Bosch second oven, a tile backsplash by Katherine Hackl, and a custom breakfast bar by Spyglass Design. This space opens seamlessly to a spectacular great room addition, filled with natural light. Glass doors lead to two patios and a backyard that extends beyond the fence line, a fantastic setting for play, relaxation, and hosting. An organized mudroom includes more custom Christiana cabinetry, a Miele washer/dryer, and access to the two-car garage. A private home office and formal rooms provide spaces for both work and celebrations. Four generous bedrooms include a renovated primary suite featuring a marble and maple bathroom by Spyglass and a large walk-in closet. A whole-house gas generator and a gardening shed complete this remarkable property. **BEST AND HIGHEST 5/19 5PM**

Key facts

• 1.47 acre lot
• 2 garage spots
• Built 1960

Property features AI

Exterior

• Parking: Attached side-entry garage with inside access and garage door opener (2 garage spaces); Asphalt driveway with space for 4 vehicles; Total of 6 garage and parking spaces
• Utilities: Well water; On-site septic; No municipal trash service
• Home design: Detached home; West-facing main entrance; Effective major renovation in 2006
• Construction: Frame construction; Block foundation; Full basement
• Exterior features: Extensive hardscape; Play area; Outbuilding(s); Patio(s); Front yard; Rear yard; Landscaping; Side yards; Cleared

Interior

• Kitchen: Built-in range; Dishwasher; Stainless steel appliances; Range hood; Self-cleaning oven; Double oven; Refrigerator
• Bedrooms: Four bedrooms on the upper level; Master bedroom
• Flooring: Hardwood; Tile/brick; Carpet
• Bathrooms: Two full bathrooms (upper levels); One half bathroom on main level
• Heating & cooling: Forced air heating; Heat pump(s); Natural gas heating fuel; Natural gas hot water; Central air conditioning (electric)
• Interior features: Tub/shower; Built-ins; Breakfast area; Attic; Ceiling fans; Family room off kitchen; Formal dining room; Master bath; Upgraded countertops; Water treatment system; Wood floors; Kitchen island; Eat-in kitchen; Table space in kitchen; Recessed lighting; Crown moldings; Dining area; Walk-in closets; Cathedral ceilings; One fireplace (interior)
• Laundry & utility: Washer and dryer included; Main-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $925k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $718k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $700k (24.3% below list).
• Recommended offer: $700k (24.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#485 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B; Watch: amenities F, commute F, cost of living F.
• Montgomery Township School District (rural): math 59% / reading 71% proficiency, ranked #15 of 472 in NJ (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Orchard Hill Elementary School (813 students, 6% FRL); Montgomery High School (math 52% / reading 75%, grade B-, #47 of 399 statewide, top 12%, 1,603 students, 4% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: 44 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 678 units permitted in Somerset County in 2024 (296 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $28k of value loss. Plan a longer hold.
• Somerset County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $320k; list at $925k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $700,000 (24.3% 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 1960 — 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. 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?
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: 0.76% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.43%
• DSCR: 0.76
• GRM: 11.0

CMA / ARV

• ARV (median comp): $1,083,054
• List price: $925,000
• Delta: -14.59%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Lake View Dr	0.10mi	4/3.5	2,824 (+12%)	23mo	$999,999	$354	53
45 Burnt Hill Rd	0.61mi	4/2.5	2,510 (-1%)	23mo	$769,000	$306	52

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: -25.5%
• Equity multiple: 0.13×
• Total profit: $-224,267
• Equity at exit: $137,921

10-year hold

• IRR: -21.7%
• Equity multiple: -0.12×
• Total profit: $-290,238
• Equity at exit: $79,977

Cash invested: $259,000 (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 08558

• Home prices YoY: -29.2%
• Active inventory: 44
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $7,000 medium
• Mortgage (P&I): −$4,851
• Tax from tax record: −$1,466 /mo · $17,595/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,470
• Net cashflow: $-1,172

Break-even live

Break-even rent $8,484

Max offer price $717,884

Occupancy floor —

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Prairie Dunes Ct Skillman, NJ	5.0	4.5	3357	$7,000	$2.09	13d	1	0.93mi

Listing history 6 events

1. 2026-05-13
   listed $925,000 Active 1295-char remark

   Show marketing remark (1295 chars)

   **BEST AND HIGHEST 5/19 5PM** Scenic surroundings and sophisticated design meet in this exceptional home with sunsets that never get old. Overlooking a pastoral farm, this expanded and thoughtfully redesigned home features timeless style and outstanding craftsmanship. Spaces are curated with custom finishes, refined materials, and remarkable attention to detail. The designer kitchen boasts soapstone countertops, Christiana solid maple cabinetry, a Thermador dual fuel range, a Sub-Zero refrigerator, a Bosch second oven, a tile backsplash by Katherine Hackl, and a custom breakfast bar by Spyglass Design. This space opens seamlessly to a spectacular great room addition, filled with natural light. Glass doors lead to two patios and a backyard that extends beyond the fence line, a fantastic setting for play, relaxation, and hosting. An organized mudroom includes more custom Christiana cabinetry, a Miele washer/dryer, and access to the two-car garage. A private home office and formal rooms provide spaces for both work and celebrations. Four generous bedrooms include a renovated primary suite featuring a marble and maple bathroom by Spyglass and a large walk-in closet. A whole-house gas generator and a gardening shed complete this remarkable property. **BEST AND HIGHEST 5/19 5PM**

2. 2026-05-13
   listed $925,000 Active 1619-char remark

   Show marketing remark (1295 chars)

   **BEST AND HIGHEST 5/19 5PM** Scenic surroundings and sophisticated design meet in this exceptional home with sunsets that never get old. Overlooking a pastoral farm, this expanded and thoughtfully redesigned home features timeless style and outstanding craftsmanship. Spaces are curated with custom finishes, refined materials, and remarkable attention to detail. The designer kitchen boasts soapstone countertops, Christiana solid maple cabinetry, a Thermador dual fuel range, a Sub-Zero refrigerator, a Bosch second oven, a tile backsplash by Katherine Hackl, and a custom breakfast bar by Spyglass Design. This space opens seamlessly to a spectacular great room addition, filled with natural light. Glass doors lead to two patios and a backyard that extends beyond the fence line, a fantastic setting for play, relaxation, and hosting. An organized mudroom includes more custom Christiana cabinetry, a Miele washer/dryer, and access to the two-car garage. A private home office and formal rooms provide spaces for both work and celebrations. Four generous bedrooms include a renovated primary suite featuring a marble and maple bathroom by Spyglass and a large walk-in closet. A whole-house gas generator and a gardening shed complete this remarkable property. **BEST AND HIGHEST 5/19 5PM**

3. 2026-05-11
   historical $925,000 1295-char remark

   Show marketing remark (1295 chars)

   **BEST AND HIGHEST 5/19 5PM** Scenic surroundings and sophisticated design meet in this exceptional home with sunsets that never get old. Overlooking a pastoral farm, this expanded and thoughtfully redesigned home features timeless style and outstanding craftsmanship. Spaces are curated with custom finishes, refined materials, and remarkable attention to detail. The designer kitchen boasts soapstone countertops, Christiana solid maple cabinetry, a Thermador dual fuel range, a Sub-Zero refrigerator, a Bosch second oven, a tile backsplash by Katherine Hackl, and a custom breakfast bar by Spyglass Design. This space opens seamlessly to a spectacular great room addition, filled with natural light. Glass doors lead to two patios and a backyard that extends beyond the fence line, a fantastic setting for play, relaxation, and hosting. An organized mudroom includes more custom Christiana cabinetry, a Miele washer/dryer, and access to the two-car garage. A private home office and formal rooms provide spaces for both work and celebrations. Four generous bedrooms include a renovated primary suite featuring a marble and maple bathroom by Spyglass and a large walk-in closet. A whole-house gas generator and a gardening shed complete this remarkable property. **BEST AND HIGHEST 5/19 5PM**

4. 2026-05-11
   historical $925,000 1619-char remark

   Show marketing remark (1295 chars)

   **BEST AND HIGHEST 5/19 5PM** Scenic surroundings and sophisticated design meet in this exceptional home with sunsets that never get old. Overlooking a pastoral farm, this expanded and thoughtfully redesigned home features timeless style and outstanding craftsmanship. Spaces are curated with custom finishes, refined materials, and remarkable attention to detail. The designer kitchen boasts soapstone countertops, Christiana solid maple cabinetry, a Thermador dual fuel range, a Sub-Zero refrigerator, a Bosch second oven, a tile backsplash by Katherine Hackl, and a custom breakfast bar by Spyglass Design. This space opens seamlessly to a spectacular great room addition, filled with natural light. Glass doors lead to two patios and a backyard that extends beyond the fence line, a fantastic setting for play, relaxation, and hosting. An organized mudroom includes more custom Christiana cabinetry, a Miele washer/dryer, and access to the two-car garage. A private home office and formal rooms provide spaces for both work and celebrations. Four generous bedrooms include a renovated primary suite featuring a marble and maple bathroom by Spyglass and a large walk-in closet. A whole-house gas generator and a gardening shed complete this remarkable property. **BEST AND HIGHEST 5/19 5PM**

5. 1998-07-16
   soldstatus $320,000
6. 1995-09-19
   soldstatus $318,000

ⓘ 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: $17,595 · $1,466/mo
• Projected year-2 tax: $20,314 · $1,693/mo
• Expected delta: +$2,719/yr (+$227/mo · 15.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,000
• − Mortgage interest: −$51,814
• − Property taxes: −$17,595
• − Insurance: −$4,625
• − Repairs & maintenance: −$6,720
• − Management: −$6,720
• − Depreciation: −$26,909
• Taxable loss: −$30,383
• Est. tax savings @ 24.0%: +$7,292
• After-tax cash flow: $-6,777/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: Montgomery Township School District
• NCES district ID: 3410590
• Math proficiency: 59% ▼ -17.00%
• Reading proficiency: 71% ▼ -7.00%
• Median HH income: $152,313
• Composite: 64.96/100
• National rank: #506
• State rank: #15 of 472 in NJ

Livability — Blawenburg

• Score: 60/100
• State rank: #485
• US rank: #19232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,236

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 356,675 people
• By 2030: 367,194 · +2.9%
• By 2040: 386,571 · +8.4%
• By 2050: 401,708 · +12.6%
• By 2075: 438,898 · +23.1%
• By 2100: 448,170 · +25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Asian 26% Black 7% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Cuban 2% Dominican 2%
• Common ancestry: Romanian 6% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 26% · China, Canada, South Korea
• Languages at home: 71% English-only · Chinese 10% Other Indo-European 8% Other Asian/Pacific 5%

Political lean MEDSL · Somerset

• 2024 margin: D (+13.9) · D 55.7% · R 41.8% · Other 2.5%
• 2008→2024 swing: +7.8pp toward D · 2008: 6.1pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+21.0 2016: D+12.4 2012: D+5.2 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.27%
• Current HPI: 237.858
• 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

+190.9% since first listed

9 events — show timeline

• 2026-05-23 Pending — GSMLS
• 2026-05-23 Pending — BRIGHT MLS
• 2026-05-22 Contingent — BRIGHT MLS
• 2026-05-13 Listed $925,000 GSMLS
• 2026-05-13 Listed $925,000 BRIGHT MLS
• 2026-05-11 Coming Soon $925,000 GSMLS
• 2026-05-11 Coming Soon $925,000 BRIGHT MLS
• 1998-07-16 Sold (Public Records) $320,000 Public Records
• 1995-09-19 Sold (Public Records) $318,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $17,595 · +1.8% YoY. Source: county tax records.