136 Vanderbilt Ave · Woodbury Heights, NJ 08097

$299,900

4 bd · 1.5 ba · 2,077 sqft · SingleFamily public records · 476 Days on market

Built 1965 $144/sqft · 27% below area Est $413k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ENTER AT YOUR OWN RISK!!!!!! Seller and Selling agent are to be held harmless for any and all injury that may incur while showing the property. This is a terrific home in a very desirable community! Needs some tender loving care, but lots of possibilities. 4 bedrooms and 1.5 bathrooms , one car garage, vinyl siding and brick exterior windows, fully capped, gas, heat, and hot water, central air, fenced in yard with concrete patio. Great schools and convenient locations! Don’t miss this opportunity, make your appointment now.

Key facts

• Garage
• Built 1965
• Listed 475 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $76 ($918/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.6% in Woodbury Heights — 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 74/100 on livability (#183 in NJ, #4,954 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Woodbury Heights Public School District (suburban): math 50% / reading 55% proficiency, ranked #308 of 612 in NJ (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 476 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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 $42k; list at $300k implies a 606% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 52% 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 $263,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 476 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 8.1

CMA / ARV

• ARV (median comp): $413,305
• List price: $299,900
• Delta: -27.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Moore St	0.07mi	4/1.5	2,068 (-0%)	2mo	$301,000	$146	94
446 Dickinson Rd	0.24mi	4/2.0	2,040 (-2%)	2mo	$377,500	$185	82
428 Temple Ct	0.12mi	4/1.5	1,915 (-8%)	0mo	$430,000	$225	81
105 Central Ave	0.28mi	4/1.5	2,172 (+5%)	2mo	$320,000	$147	78
250 Amherst Ave	0.39mi	4/2.0	1,836 (-12%)	2mo	$401,000	$218	59
465 Bucknell Ave	0.36mi	3/1.0 (-1)	1,848 (-11%)	4mo	$325,000	$176	55
432 Grove Ct	0.51mi	3/3.0 (-1)	1,920 (-8%)	1mo	$435,000	$227	52
566 Muhlenberg Ave	0.54mi	4/1.0	1,800 (-13%)	0mo	$335,000	$186	50
11 Cherry Ln	0.59mi	3/2.5 (-1)	1,874 (-10%)	1mo	$411,000	$219	46
6 Cypress Cir	0.68mi	4/1.5	1,792 (-14%)	2mo	$417,000	$233	44
410 Princeton Blvd	0.51mi	5/2.0 (+1)	1,773 (-15%)	4mo	$400,000	$226	41
11 Pleasant Valley Dr	0.64mi	3/1.0 (-1)	1,775 (-14%)	1mo	$275,108	$155	38

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-43,495
• Equity at exit: $44,716

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-30,665
• Equity at exit: $25,930

Cash invested: $83,972 (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 08097

• Home prices YoY: -20.0%
• Active inventory: 20
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,100 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$675 /mo · $8,098/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $76

Break-even live

Break-even rent $3,003

Max offer price $299,900

Occupancy floor 93%

Sensitivity live

Price	-10% $246	-5% $161	+0% $76	+5% $-8	+10% $-93
Rent	-10% $-168	-5% $-46	+0% $76	+5% $199	+10% $321
Rate	-1.0pp $227	-0.5pp $153	base $76	+0.5pp $-1	+1.0pp $-80

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Ogden Station Rd Wenonah, NJ	4.0	2.0	1617	$3,100	$1.92	0d	1	0.70mi

Listing history 8 events

1. 2026-02-05
   status Active 535-char remark

   Show marketing remark (535 chars)

   ENTER AT YOUR OWN RISK!!!!!! Seller and Selling agent are to be held harmless for any and all injury that may incur while showing the property. This is a terrific home in a very desirable community! Needs some tender loving care, but lots of possibilities. 4 bedrooms and 1.5 bathrooms , one car garage, vinyl siding and brick exterior windows, fully capped, gas, heat, and hot water, central air, fenced in yard with concrete patio. Great schools and convenient locations! Don’t miss this opportunity, make your appointment now.

2. 2026-01-30
   historical 535-char remark

   Show marketing remark (535 chars)

   ENTER AT YOUR OWN RISK!!!!!! Seller and Selling agent are to be held harmless for any and all injury that may incur while showing the property. This is a terrific home in a very desirable community! Needs some tender loving care, but lots of possibilities. 4 bedrooms and 1.5 bathrooms , one car garage, vinyl siding and brick exterior windows, fully capped, gas, heat, and hot water, central air, fenced in yard with concrete patio. Great schools and convenient locations! Don’t miss this opportunity, make your appointment now.

3. 2025-06-26
   status Active 535-char remark

   Show marketing remark (535 chars)

   ENTER AT YOUR OWN RISK!!!!!! Seller and Selling agent are to be held harmless for any and all injury that may incur while showing the property. This is a terrific home in a very desirable community! Needs some tender loving care, but lots of possibilities. 4 bedrooms and 1.5 bathrooms , one car garage, vinyl siding and brick exterior windows, fully capped, gas, heat, and hot water, central air, fenced in yard with concrete patio. Great schools and convenient locations! Don’t miss this opportunity, make your appointment now.

4. 2025-06-25
   historical 535-char remark

   Show marketing remark (535 chars)

   ENTER AT YOUR OWN RISK!!!!!! Seller and Selling agent are to be held harmless for any and all injury that may incur while showing the property. This is a terrific home in a very desirable community! Needs some tender loving care, but lots of possibilities. 4 bedrooms and 1.5 bathrooms , one car garage, vinyl siding and brick exterior windows, fully capped, gas, heat, and hot water, central air, fenced in yard with concrete patio. Great schools and convenient locations! Don’t miss this opportunity, make your appointment now.

5. 2025-01-27
   listed $299,900 Active 535-char remark

   Show marketing remark (535 chars)

   ENTER AT YOUR OWN RISK!!!!!! Seller and Selling agent are to be held harmless for any and all injury that may incur while showing the property. This is a terrific home in a very desirable community! Needs some tender loving care, but lots of possibilities. 4 bedrooms and 1.5 bathrooms , one car garage, vinyl siding and brick exterior windows, fully capped, gas, heat, and hot water, central air, fenced in yard with concrete patio. Great schools and convenient locations! Don’t miss this opportunity, make your appointment now.

6. 2000-03-31
   historical
7. 1999-09-24
   listed $124,900
8. 1977-09-01
   soldstatus $42,500

ⓘ 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: $8,098 · $675/mo
• Projected year-2 tax: $8,098 · $675/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $37,200
• − Mortgage interest: −$16,799
• − Property taxes: −$8,098
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,976
• − Management: −$2,976
• − Depreciation: −$8,724
• Taxable loss: −$3,873
• Est. tax savings @ 24.0%: +$930
• After-tax cash flow: $1,847/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: Woodbury Heights Public School District
• NCES district ID: 3418180
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $81,432
• Composite: 49.76/100
• National rank: #4221
• State rank: #308 of 612 in NJ

Livability — Woodbury Heights

• Score: 74/100
• State rank: #183
• US rank: #4954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbury Heights, NJ
• City population: 3,207
• Population (ZIP): 3,207

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: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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: ▼ -85.24%
• Current HPI: 340.3502
• 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

+605.6% since first listed

8 events — show timeline

• 2026-02-05 Relisted — BRIGHT MLS
• 2026-01-30 Listing Removed — BRIGHT MLS
• 2025-06-26 Relisted — BRIGHT MLS
• 2025-06-25 Listing Removed — BRIGHT MLS
• 2025-01-27 Listed $299,900 BRIGHT MLS
• 2000-03-31 Listing Removed — BRIGHT MLS
• 1999-09-24 Listed $124,900 BRIGHT MLS
• 1977-09-01 Sold (Public Records) $42,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $8,098 · +1.3% YoY. Source: county tax records.