151 Peace Ln · Glassboro, NJ 08028

$199,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 39 Days on market

Built 1962 7,449 sqft lot Est $197k · at est.

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Why this score? — see what drove the C+ 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +8.0/10.0
• ARV discount +6.9/15.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Three bedroom one bath ranch available. Included is two deeded lots that may be subdividable. This home needs a total rehab.

Key facts

• Subdividable
• Deeded lots
• 7,449 sq ft lot

Tags

• DEEDED LOTS
• SUBDIVIDABLE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.5% in Glassboro — 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 81/100 on livability (#57 in NJ, #1,498 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D+, cost of living D-.
• Glassboro School District (suburban): math 10% / reading 33% proficiency, ranked #412 of 472 in NJ (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.6%/yr); 75 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 35% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $155k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% 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 $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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 D-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. 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: 1.30% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $196,560
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Peace Ln	0.15mi	3/2.0	960 (-11%)	12mo	$307,450	$320	61
301 Martin Luther King Dr	0.32mi	3/1.0	1,143 (+6%)	18mo	$160,000	$140	60
529 Fern Rd	0.46mi	3/1.0	1,216 (+13%)	7mo	$190,000	$156	52
215 Deptford Rd	0.70mi	2/1.0 (-1)	1,152 (+7%)	2mo	$210,000	$182	49
313 Cornell Rd	0.66mi	3/1.5	1,200 (+11%)	14mo	$352,500	$294	37

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 · 4.64% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $8,062
• Equity at exit: $29,672

10-year hold

• IRR: 14.8%
• Equity multiple: 2.29×
• Total profit: $72,081
• 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 08028

• Home prices YoY: -21.2%
• Rents YoY: 4.6%
• Active inventory: 75
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,594 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$360 /mo · $4,321/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $563

Break-even live

Break-even rent $1,882

Max offer price $199,000

Occupancy floor 73%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Beau Rivage Dr Glassboro, NJ	3.0	1.5	1152	$1,725	$1.50	10d	1	1.21mi
310 Ellis St Glassboro, NJ	4.0	2.0	1424	$2,550	$1.79	2d	1	1.27mi
303 Ellis St Glassboro, NJ	4.0	2.0	1440	$2,500	$1.74	18d	1	1.28mi
128-130 Wilmer St Glassboro, NJ	3.0	1.0	1140	$2,100	$1.84	18d	1	1.39mi
200 High St W Glassboro, NJ	2.0	1.0	750	$2,000	$2.67	24d	1	1.50mi

Listing history 11 events

1. 2026-04-28
   status Pending
2. 2026-03-20
   listed $199,000 Active
3. 2026-02-12
   soldstatus $155,000
4. 2020-02-17
   historical
5. 2019-09-18
   price $120,000
6. 2019-07-05
   listed $145,000 Active
7. 2018-08-01
   historical
8. 2018-04-12
   price $90,000
9. 2018-02-06
   listed $99,999 Active
10. 2017-02-15
    historical
11. 2015-08-15
    listed $120,000

ⓘ 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: $4,321 · $360/mo
• Projected year-2 tax: $4,638 · $386/mo
• Expected delta: +$317/yr (+$26/mo · 7.3%)

ⓘ 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 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,131
• − Mortgage interest: −$11,147
• − Property taxes: −$4,321
• − Insurance: −$995
• − Repairs & maintenance: −$2,490
• − Management: −$2,490
• − Depreciation: −$5,789
• Taxable income: $3,898
• Est. tax owed @ 24.0%: −$935
• After-tax cash flow: $5,819/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: Glassboro School District
• NCES district ID: 3405880
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $61,819
• Composite: 20.19/100
• National rank: #8631
• State rank: #412 of 472 in NJ

Livability — Glassboro

• Score: 81/100
• State rank: #57
• US rank: #1498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glassboro, NJ
• County: Gloucester County · 160,422 people
• City population: 25,098
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 25,098
• Household income: $89,130
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 775.0

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 18% Hispanic / Latino 10% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 3% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.06%
• Current HPI: 293.7251
• Rent YoY: ▲ 4.64%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+65.8% since first listed

11 events — show timeline

• 2026-04-28 Pending — BRIGHT MLS
• 2026-03-20 Listed $199,000 BRIGHT MLS
• 2026-02-12 Sold (Public Records) $155,000 Public Records
• 2020-02-17 Listing Removed — BRIGHT MLS
• 2019-09-18 Price Changed $120,000 BRIGHT MLS
• 2019-07-05 Listed $145,000 BRIGHT MLS
• 2018-08-01 Listing Removed — BRIGHT MLS
• 2018-04-12 Price Changed $90,000 BRIGHT MLS
• 2018-02-06 Listed $99,999 BRIGHT MLS
• 2017-02-15 Listing Removed — BRIGHT MLS
• 2015-08-15 Listed $120,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2025): $4,321 · +3.3% YoY. Source: county tax records.