3575 Route · Port Elizabeth, NJ 08348

$84,900

3 bd · 1.0 ba · 996 sqft · SingleFamily · 66 Days on market

Built 1975 Poor condition 3,485 sqft lot Est $80k · 7% over ↓ 14% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• ARV discount +4.6/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Ranch style home with a great floor plan in the heart of town. Take advantage of this "value add" opportunity suitable for a handy owner-occupant, first-time investor, small businesses owner looking for an "affordable" place to house workers, or experienced investor expanding their portfolio. Current home has a great floor plan including a spacious living space with tons of natural light, large kitchen, and tons of attic storage space. Property sold as is condition with no warranties expressed or implied. One of sellers is a licensed real estate agent in the state of NJ.

Key facts

• Large kitchen
• Great floor plan
• 3,485 sq ft lot

Tags

• GREAT FLOOR PLAN
• SPACIOUS LIVING SPACE
• TONS OF NATURAL LIGHT
• LARGE KITCHEN
• TONS OF ATTIC STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Maurice River Township School District (rural): math 14% / reading 37% proficiency, ranked #376 of 472 in NJ (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.0% local appreciation)).
• Cumberland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.58% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.86%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $79,680
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3575 Route	0.00mi	3/1.0	996 (0%)	1mo	$80,000	$80	99
3575 Route 47	0.01mi	3/1.0	996 (0%)	1mo	$80,000	$80	99

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: 30.0%
• Equity multiple: 2.70×
• Total profit: $40,347
• Equity at exit: $38,175

10-year hold

• IRR: 30.4%
• Equity multiple: 5.27×
• Total profit: $101,489
• Equity at exit: $58,832

Cash invested: $23,772 (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 08348

• Active inventory: 3
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $473

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 60%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-25
   price $84,900 597-char remark

   Show marketing remark (597 chars)

   Ranch style home with a great floor plan in the heart of town. Take advantage of this "value add" opportunity suitable for a handy owner-occupant, first-time investor, small businesses owner looking for an "affordable" place to house workers, or experienced investor expanding their portfolio. Current home has a great floor plan including a spacious living space with tons of natural light, large kitchen, and tons of attic storage space. Property sold as is condition with no warranties expressed or implied. One of sellers is a licensed real estate agent in the state of NJ.

2. 2026-04-09
   price $89,000 597-char remark

   Show marketing remark (597 chars)

   Ranch style home with a great floor plan in the heart of town. Take advantage of this "value add" opportunity suitable for a handy owner-occupant, first-time investor, small businesses owner looking for an "affordable" place to house workers, or experienced investor expanding their portfolio. Current home has a great floor plan including a spacious living space with tons of natural light, large kitchen, and tons of attic storage space. Property sold as is condition with no warranties expressed or implied. One of sellers is a licensed real estate agent in the state of NJ.

3. 2026-03-21
   listed $99,000 Active 597-char remark

   Show marketing remark (597 chars)

   Ranch style home with a great floor plan in the heart of town. Take advantage of this "value add" opportunity suitable for a handy owner-occupant, first-time investor, small businesses owner looking for an "affordable" place to house workers, or experienced investor expanding their portfolio. Current home has a great floor plan including a spacious living space with tons of natural light, large kitchen, and tons of attic storage space. Property sold as is condition with no warranties expressed or implied. One of sellers is a licensed real estate agent in the state of NJ.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,091
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,470
• Taxable income: $4,593
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $4,569/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

The home requires extensive repairs and updates to its roof, exterior, interior, windows, HVAC, and landscaping, significantly impacting its current poor condition and value.

Repairs flagged

• Major roof — No photos of the roof
• Major exterior siding — No photos of the exterior siding
• Major interior walls/paint — No photos of the interior walls/paint
• Major windows — No photos of the windows
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals
• Major landscaping/curb appeal — No photos of the landscaping/curb appeal

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and value
• Both exterior siding repair — Repairing the siding would improve the home's curb appeal and value
• Both paint interior and exterior — Fresh paint would make the home look more appealing and increase its value
• Both window replacement — New windows would improve energy efficiency and the home's curb appeal
• Both HVAC system upgrade — An updated HVAC system would improve comfort and energy efficiency
• Both landscaping and curb appeal — A well-maintained yard and landscaping would enhance the home's curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No photos of the roof	Major	$15,000–50,000
exterior siding · No photos of the exterior siding	Major	$15,000–50,000
interior walls/paint · No photos of the interior walls/paint	Major	$15,000–50,000
windows · No photos of the windows	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals	Major	$15,000–50,000
landscaping/curb appeal · No photos of the landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and value ↑
• Both exterior siding repair — Repairing the siding would improve the home's curb appeal and value ↑
• Both paint interior and exterior — Fresh paint would make the home look more appealing and increase its value ↑
• Both window replacement — New windows would improve energy efficiency and the home's curb appeal ↑
• Both HVAC system upgrade — An updated HVAC system would improve comfort and energy efficiency ↑
• Both landscaping and curb appeal — A well-maintained yard and landscaping would enhance the home's curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Maurice River Township School District
• NCES district ID: 3409780
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 37% ▼ -3.00%
• Median HH income: $64,846
• Composite: 23.8/100
• National rank: #7810
• State rank: #376 of 472 in NJ

Livability — Port Elizabeth

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port Elizabeth, NJ
• City population: 191
• Population (ZIP): 191

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Foreign-born: 5%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-14.2% since first listed

3 events — show timeline

• 2026-04-25 Price Changed $84,900 BRIGHT MLS
• 2026-04-09 Price Changed $89,000 BRIGHT MLS
• 2026-03-21 Listed $99,000 BRIGHT MLS