14 Seventh St · Salem, NJ 08079

$125,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 1 Days on market

Built 1925 3,058 sqft lot Est $167k · 25% 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Nestled in a charming neighborhood, this exquisite Colonial twin home, built in 1925, seamlessly blends timeless elegance with modern comfort. With 1,176 square feet of thoughtfully designed living space, this residence invites you to experience a lifestyle of warmth and sophistication. As you step inside, you are greeted by a cozy ambiance that radiates throughout the home. The spacious living area, adorned with classic architectural details, offers the perfect setting for both intimate gatherings and lively entertaining. Natural light pours in through the windows, creating a bright and inviting atmosphere that makes every moment spent here feel special. The heart of the home features a we

Key facts

• Low-maintenance yard
• On-street parking
• Quaint outdoor space

Tags

• CLASSIC ARCHITECTURAL DETAILS
• WELL-APPOINTED KITCHEN
• QUAINT OUTDOOR SPACE
• LOW-MAINTENANCE YARD
• ON-STREET PARKING

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached home; Above-grade finished area about 1,176 (per assessor); Living area source: Assessor; Ownership: Fee simple
• Construction: Frame construction; Brick/mortar foundation; Above grade and below grade structures
• Exterior features: Lot dimensions approximately 20 x 153

Interior

• Bedrooms: 3 bedrooms on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Central heating; Natural gas heating; Electric cooling; Natural gas hot water
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.7% vs local median 8.4% in Salem — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#462 in NJ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: schools D, amenities F, commute F.
• Salem City School District (town): math 6% / reading 24% proficiency, ranked #464 of 472 in NJ (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 100 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 95 units permitted in Salem County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $389 of equity ($864 loan paydown + $-475 appreciation (-0.4% local appreciation)).
• Salem County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 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 $70k; list at $125k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $125,000

Questions for the listing agent

1. Built in 1925 — 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 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?
4. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.57%
• DSCR: 1.69
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $166,992
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 9th St	0.44mi	3/1.0	1,149 (-2%)	1mo	$224,000	$195	75
28 Chestnut St	0.62mi	3/1.0	1,152 (-2%)	9mo	$118,000	$102	60
29 Ward St	0.37mi	3/2.0	1,112 (-5%)	16mo	$165,000	$148	56
318 Fenwick Ave	0.48mi	3/1.0	1,344 (+14%)	3mo	$191,250	$142	52
200 Smith St	0.73mi	3/1.5	1,212 (+3%)	10mo	$140,000	$116	50
304 New Market St	0.70mi	3/1.0	1,310 (+11%)	4mo	$186,000	$142	45
308 Keasbey St	0.74mi	2/2.5 (-1)	1,274 (+8%)	20mo	$179,900	$141	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.66×
• Total profit: $23,099
• Equity at exit: $33,938

10-year hold

• IRR: 19.2%
• Equity multiple: 3.04×
• Total profit: $71,497
• Equity at exit: $38,958

Cash invested: $35,000 (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 08079

• Home prices YoY: -0.1%
• Active inventory: 100
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$656
• Tax from tax record: −$196 /mo · $2,347/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $454

Break-even live

Break-even rent $1,143

Max offer price $125,000

Occupancy floor 69%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 7th St Unit B Salem, NJ	3.0	1.0	1000	$1,450	$1.45	3d	1	0.02mi
37 Eighth St Salem, NJ	3.0	1.0	1092	$1,850	$1.69	1d	1	0.05mi
242 Grant St Unit 1ST FLOOR Salem, NJ	2.0	1.0	925	$1,675	$1.81	1d	1	0.24mi
1 9th St Salem, NJ	2.0	1.0	900	$1,450	$1.61	1d	1	0.44mi
26 Walnut St Unit A Salem, NJ	2.0	1.0	1000	$1,225	$1.23	1d	1	0.54mi
218 Sinnickson St Salem, NJ	2.0	1.0	1008	$1,500	$1.49	1d	1	0.64mi
56 Olive St Salem, NJ	2.0	1.0	700	$1,200	$1.71	1d	1	0.76mi
380 E Broadway Salem, NJ	2.0	1.0	1300	$1,350	$1.04	1d	1	0.77mi
124 Yorke St Unit 37 Salem, NJ	2.0	1.0	1220	$1,350	$1.11	2d	1	1.27mi
124 Yorke St Unit 2BR Salem, NJ	2.0	1.0	750	$1,400	$1.87	10d	1	1.27mi

Listing history 24 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   pricedays on marketlisting id $125,000 Active 1 DOM
3. 2026-06-15
   days on market $127,000 Active 42 DOM
4. 2026-06-13
   days on market $127,000 Active 40 DOM
5. 2026-06-13
   days on market $127,000 Active 39 DOM
6. 2026-06-09
   days on market $127,000 Active 36 DOM
7. 2026-06-08
   days on market $127,000 Active 35 DOM
8. 2026-06-07
   days on market $127,000 Active 34 DOM
9. 2026-06-04
   pricedays on market $127,000 Active 31 DOM
10. 2026-06-03
    days on market $127,500 Active 30 DOM
11. 2026-06-02
    days on market $127,500 Active 29 DOM
12. 2026-06-01
    days on market $127,500 Active 28 DOM
13. 2026-05-31
    days on market $127,500 Active 27 DOM
14. 2026-05-22
    price $1,525
15. 2026-05-20
    price $128,000
16. 2026-05-12
    price $129,000
17. 2026-05-08
    price $1,575
18. 2026-05-05
    listed $130,000 Active
19. 2026-04-30
    historical $130,000
20. 2026-04-10
    price $1,625
21. 2026-03-23
    listed $1,850
22. 2025-09-08
    soldstatus $70,000
23. 2023-09-11
    soldstatus $45,000
24. 2015-07-01
    soldstatus $195,000

ⓘ 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: $2,347 · $196/mo
• Projected year-2 tax: $2,730 · $227/mo
• Expected delta: +$383/yr (+$32/mo · 16.3%)

ⓘ 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 (shaded) · 55% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,617
• − Mortgage interest: −$7,002
• − Property taxes: −$2,347
• − Insurance: −$625
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$3,636
• Taxable income: $3,708
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $4,559/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: Salem City School District
• NCES district ID: 3414550
• Math proficiency: 6% ▼ -1.00%
• Reading proficiency: 24% ▲ 2.00%
• Median HH income: $27,118
• Composite: 11.51/100
• National rank: #9702
• State rank: #464 of 472 in NJ

Livability — Salem

• Score: 61/100
• State rank: #462
• US rank: #17533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, NJ
• County: Salem County · 24,175 people
• City population: 10,762
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 10,762
• Household income: $54,641
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 663.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 59% Black 31% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

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: ▼ -0.38%
• Current HPI: 258.0047
• Rent YoY: —
• 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

-99.2% since first listed

11 events — show timeline

• 2026-05-22 Price Changed $1,525 APPFOLIO
• 2026-05-20 Price Changed $128,000 BRIGHT MLS
• 2026-05-12 Price Changed $129,000 BRIGHT MLS
• 2026-05-08 Price Changed $1,575 APPFOLIO
• 2026-05-05 Listed $130,000 BRIGHT MLS
• 2026-04-30 Coming Soon $130,000 BRIGHT MLS
• 2026-04-10 Price Changed $1,625 APPFOLIO
• 2026-03-23 Listed for Rent $1,850 APPFOLIO
• 2025-09-08 Sold (Public Records) $70,000 Public Records
• 2023-09-11 Sold (Public Records) $45,000 Public Records
• 2015-07-01 Sold (Public Records) $195,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $2,347 · +4.9% YoY. Source: county tax records.