26 Colonial Ave · Trenton, NJ 08618

$199,000

3 bd · 2.0 ba · 1,496 sqft · Townhouse public records · 22 Days on market

Built 1911 1,742 sqft lot Est $169k · 18% 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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +6.8/10.0
• 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

Welcome to 26 Colonial Ave, Trenton, NJ! This clean, turn-key home features a spacious layout, inviting front porch, and an updated kitchen with modern countertops, subway tile backsplash, and newer flooring throughout. Carpets to be professionally cleaned Conveniently located near major highways, public transportation, shopping, schools, and downtown Trenton, this property offers excellent commuter access and strong long-term potential in an area seeing continued growth and revitalization.

Key facts

• Newer flooring
• Inviting front porch
• Updated kitchen

Tags

• INVITING FRONT PORCH
• UPDATED KITCHEN
• MODERN COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• NEWER FLOORING
• EXCELLENT COMMUTER ACCESS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Fee simple ownership; Above-grade finished living area reported by assessor
• Construction: Brick construction; Other type foundation; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 18.4 x 98.4; No tidal water

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (one on the main level, one on a lower level)
• Heating & cooling: Forced air heating; Natural gas heating fuel; Electric hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 6.3% in Trenton — 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 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: schools F, 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.
• Market conditions: Rents rising (+2.6%/yr); 144 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,343/mo this rent would consume 56% 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 $1k of loan paydown is wiped out by about $6k 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 22 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $50k; list at $199k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $196,015 (1.5% below list)

Questions for the listing agent

1. Built in 1911 — 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: 1.18% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $169,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 N Overbrook Ave	0.22mi	3/2.5	1,549 (+4%)	2mo	$310,000	$200	81
506 Riverside Ave	0.07mi	4/1.0 (+1)	1,402 (-6%)	3mo	$160,000	$114	75
51 Boudinot St	0.15mi	3/1.0	1,382 (-8%)	2mo	$181,000	$131	74
508 Riverside Ave	0.07mi	4/1.0 (+1)	1,384 (-8%)	2mo	$160,000	$116	74
44 Delawareview Ave	0.05mi	4/1.0 (+1)	1,564 (+4%)	8mo	$172,500	$110	74
58 W End Ave	0.26mi	4/1.0 (+1)	1,506 (+1%)	8mo	$80,000	$53	71
33 Oak St	0.70mi	3/1.0	1,428 (-4%)	2mo	$150,000	$105	54
28 Bryn Mawr Ave	0.60mi	4/1.0 (+1)	1,428 (-4%)	4mo	$130,000	$91	52
210 Highland Ave	0.60mi	4/1.0 (+1)	1,422 (-5%)	10mo	$115,000	$81	47
31 Bryn Mawr Ave	0.61mi	4/1.0 (+1)	1,596 (+7%)	7mo	$181,050	$113	45
46 Louise Ln	0.68mi	3/2.5	1,672 (+12%)	2mo	$307,000	$184	45
431 W Hanover St	0.53mi	3/1.0	1,310 (-12%)	9mo	$70,000	$53	43

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-8,886
• Equity at exit: $29,672

10-year hold

• IRR: 5.0%
• Equity multiple: 1.36×
• Total profit: $19,989
• Equity at exit: $17,206

Cash invested: $55,720 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,343 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$345 /mo · $4,135/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $380

Break-even live

Break-even rent $1,862

Max offer price $199,000

Occupancy floor 79%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 N Overbrook Ave Unit B Trenton, NJ	3.0	1.0	1518	$2,300	$1.52	13d	1	0.24mi
600 Artisan St Trenton, NJ	3.0	2.0	1392	$2,650	$1.90	13d	3	0.28mi
600 Artisan St Unit 126 Trenton, NJ	3.0	2.0	1392	$2,650	$1.90	20d	1	0.28mi
311 Spring St Trenton, NJ	3.0	1.0	1200	$2,200	$1.83	14d	1	0.41mi
307 Spring St Unit 1 Trenton, NJ	2.0	1.0	1677	$2,000	$1.19	21d	1	0.41mi
307 Spring St Unit 3 Trenton, NJ	2.0	1.0	1677	$1,800	$1.07	21d	1	0.41mi
307 Spring St Unit 2 Trenton, NJ	2.0	1.0	1677	$1,750	$1.04	21d	1	0.41mi
186 Passaic St Trenton, NJ	3.0	2.0	1064	$2,400	$2.26	4d	1	0.44mi
319 Rutherford Ave Trenton, NJ	4.0	2.0	1100	$2,200	$2.00	21d	1	0.54mi
311 Calhoun St Trenton, NJ	4.0	1.0	1516	$2,400	$1.58	44d	1	0.62mi
27 Passaic St Trenton, NJ	2.0	1.0	900	$1,700	$1.89	21d	1	0.68mi
8 Belvidere St Trenton, NJ	2.0	1.0	1260	$1,900	$1.51	21d	1	0.81mi
21 Bellevue Ave Trenton, NJ	3.0	2.0	1740	$2,400	$1.38	44d	1	0.83mi
34 E Hendrickson Ave Morrisville, PA	3.0	1.0	1360	$2,650	$1.95	44d	1	0.88mi
27 E Palmer St Unit 6 Morrisville, PA	2.0	1.0	1100	$2,100	$1.91	14d	1	1.07mi
24 New Trent St Trenton, NJ	3.0	2.0	1336	$2,350	$1.76	14d	1	1.10mi
129 Clearfield Ave Trenton, NJ	4.0	1.5	1358	$3,000	$2.21	13d	1	1.14mi
130 W Ingham Ave Trenton, NJ	4.0	1.0	1126	$2,000	$1.78	14d	1	1.14mi
117 Park Ave Morrisville, PA	3.0	2.0	1396	$3,200	$2.29	13d	1	1.14mi
1100 Prospect St Unit 1 Ewing Township, NJ	3.0	1.0	1100	$2,000	$1.82	21d	1	1.17mi
603-609 Nolan Ave Morrisville, PA	1.0–2.0	1.0	900	$1,950	$2.17	5d	5	1.22mi
125 Olive St Trenton, NJ	2.0–3.0	1.0–1.5	896	$1,392	$1.55	21d	1	1.23mi
134 Old Rose St Trenton, NJ	4.0	2.0	1212	$2,300	$1.90	21d	1	1.25mi
130 Harper Ave Morrisville, PA	3.0	2.5	1276	$3,500	$2.74	13d	1	1.28mi
216 E State St Trenton, NJ	1.0–2.0	1.0	811	$1,895	$2.34	14d	2	1.29mi
77 Race St Trenton, NJ	2.0	1.0	950	$1,700	$1.79	21d	1	1.46mi

Listing history 23 events

1. 2026-06-09
   status $199,000 Pending 22 DOM
2. 2026-06-07
   statusdays on market $199,000 Active Under Contract 22 DOM
3. 2026-06-03
   days on market $199,000 Active 19 DOM
4. 2026-06-02
   days on market $199,000 Active 18 DOM
5. 2026-06-01
   days on market $199,000 Active 17 DOM
6. 2026-05-31
   days on market $199,000 Active 16 DOM
7. 2026-05-30
   days on market $199,000 Active 15 DOM
8. 2026-05-15
   listed $199,000 Active
9. 2020-09-21
   soldstatus $50,000
10. 2020-03-09
    historical
11. 2020-03-06
    listed $42,900 Active
12. 2019-11-12
    historical
13. 2019-10-29
    status Active
14. 2019-10-29
    price $50,000
15. 2019-06-04
    historical Active Under Contract
16. 2019-05-07
    price $40,000
17. 2019-01-30
    price $45,000
18. 2018-12-29
    price $50,000
19. 2018-11-11
    listed $60,000 Active
20. 2007-07-05
    soldstatus $155,000
21. 2007-05-29
    soldstatus $155,000
22. 2007-04-15
    historical
23. 2006-12-09
    listed $155,000

ⓘ 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: $4,135 · $345/mo
• Projected year-2 tax: $4,545 · $379/mo
• Expected delta: +$410/yr (+$34/mo · 9.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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: $28,118
• − Mortgage interest: −$11,147
• − Property taxes: −$4,135
• − Insurance: −$995
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$5,789
• Taxable income: $1,553
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $4,188/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

+28.4% since first listed

16 events — show timeline

• 2026-05-15 Listed $199,000 BRIGHT MLS
• 2020-09-21 Sold (Public Records) $50,000 Public Records
• 2020-03-09 Listing Removed — BRIGHT MLS
• 2020-03-06 Listed $42,900 BRIGHT MLS
• 2019-11-12 Listing Removed — BRIGHT MLS
• 2019-10-29 Relisted — BRIGHT MLS
• 2019-10-29 Price Changed $50,000 BRIGHT MLS
• 2019-06-04 Contingent — BRIGHT MLS
• 2019-05-07 Price Changed $40,000 BRIGHT MLS
• 2019-01-30 Price Changed $45,000 BRIGHT MLS
• 2018-12-29 Price Changed $50,000 BRIGHT MLS
• 2018-11-11 Listed $60,000 BRIGHT MLS
• 2007-07-05 Sold (Public Records) $155,000 Public Records
• 2007-05-29 Sold (MLS) $155,000 BRIGHT MLS
• 2007-04-15 Listing Removed — BRIGHT MLS
• 2006-12-09 Listed $155,000 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2025): $4,135 · +1.5% YoY. Source: county tax records.