610 New St · Williamstown, NJ 08094

$395,000

4 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 18 Days on market

Built 1993 1.95 ac lot Est $412k · at est.

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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 +13.9/30.0
• ARV discount +9.4/15.0
• 1% rule +4.4/10.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One-owner home being sold in as-is condition. In need of updates throughout. Nothing structural in need, just dated finishes and general wear consistent with long-term ownership. Solid opportunity for a buyer looking to put in some work and make it their own.

Key facts

• 1.95 acre lot
• Built 1993
• Listed 18 days

Property features AI

Finance

• Other: Above-grade finished area reported as 1,792 (assessor)

Exterior

• Parking: Driveway
• Utilities: Electric service: 100 Amp; Hot water: Other; Sewer: Septic; Water: Well
• Home design: Detached property; Ownership: Fee simple
• Construction: Stick-built construction; Permanent foundation; Year built source: Assessor
• Exterior features: Detached structure; Above grade and below grade structures noted; No tidal water

Interior

• Bedrooms: Two bedrooms on the main level; Two bedrooms on the first upper level
• Bathrooms: One full bathroom on the main level; One full bathroom on the first upper level; Two full bathrooms total
• Heating & cooling: Central heating; Central air conditioning; Heating fuel: Natural gas
• Interior features: Full basement; Living area determined by assessor
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $42 ($509/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $370k (6.2% below list).
• Recommended offer: $370k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.9% in Williamstown — 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 69/100 on livability (#289 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Holly Glen Elementary School (math 22% / reading 37%, grade F, #731 of 1,303 statewide, top 59%, 505 students, 43% FRL); Williamstown Middle School (math 18% / reading 43%, grade F, #303 of 431 statewide, top 72%, 1,819 students, 30% FRL); Williamstown High School (math 21% / reading 50%, grade F, #234 of 399 statewide, top 59%, 1,782 students, 26% FRL).
• Market conditions: 270 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• At $3,704/mo this rent would consume 46% of the median local household income ($97k/yr) (locally 721% 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 $3k of loan paydown is wiped out by about $12k 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 18 days — a 2% lower offer ($389k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $112k; list at $395k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% 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 $370,430 (6.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $412,160
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
644 New St	0.09mi	3/2.0 (-1)	1,798 (+0%)	21mo	$460,000	$256	73
408 Aberdeen Rd	0.58mi	3/— (-1)	1,828 (+2%)	3mo	$420,000	$230	62
425 Glasgow Rd	0.54mi	3/2.5 (-1)	1,828 (+2%)	8mo	$492,000	$269	58
505 Kirkwall Dr	0.58mi	3/2.5 (-1)	1,828 (+2%)	8mo	$420,000	$230	56
412 Aberdeen Rd	0.57mi	3/2.5 (-1)	1,728 (-4%)	7mo	$415,000	$240	55
433 Inverness Rd	0.62mi	3/2.5 (-1)	1,828 (+2%)	19mo	$412,000	$225	45
313 Glasgow Rd	0.66mi	4/3.0	1,740 (-3%)	24mo	$366,000	$210	41
420 Inverness Rd	0.65mi	3/1.5 (-1)	1,926 (+8%)	20mo	$400,000	$208	34

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-61,153
• Equity at exit: $58,896

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-49,159
• Equity at exit: $34,152

Cash invested: $110,600 (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 08094

• Active inventory: 270
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,704 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$648 /mo · $7,775/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$778
• Net cashflow: $42

Break-even live

Break-even rent $3,651

Max offer price $395,000

Occupancy floor 94%

Sensitivity live

Price	-10% $266	-5% $154	+0% $42	+5% $-69	+10% $-181
Rent	-10% $-250	-5% $-104	+0% $42	+5% $189	+10% $335
Rate	-1.0pp $241	-0.5pp $143	base $42	+0.5pp $-60	+1.0pp $-164

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1286 Glassboro Rd Williamstown, NJ	4.0	1.0	1890	$2,600	$1.38	18d	1	0.50mi
62 Spyglass Hill Dr Williamstown, NJ	3.0	2.5	1980	$3,400	$1.72	0d	1	1.06mi

Listing history 11 events

1. 2026-06-21
   days on market $395,000 Active 18 DOM
2. 2026-06-18
   days on market $395,000 Active 15 DOM
3. 2026-06-17
   days on market $395,000 Active 14 DOM
4. 2026-06-16
   days on market $395,000 Active 13 DOM
5. 2026-06-15
   days on market $395,000 Active 12 DOM
6. 2026-06-13
   days on market $395,000 Active 10 DOM
7. 2026-06-09
   days on market $395,000 Active 6 DOM
8. 2026-06-08
   days on market $395,000 Active 5 DOM
9. 2026-06-07
   days on market $395,000 Active 4 DOM
10. 2026-06-04
    remarks 259-char remark
11. 2026-06-04
    listed $395,000 Active 1 DOM

ⓘ 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: $7,775 · $648/mo
• Projected year-2 tax: $8,805 · $734/mo
• Expected delta: +$1,030/yr (+$86/mo · 13.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,452
• − Mortgage interest: −$22,126
• − Property taxes: −$7,775
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,556
• − Management: −$3,556
• − Depreciation: −$11,491
• Taxable loss: −$6,028
• Est. tax savings @ 24.0%: +$1,447
• After-tax cash flow: $1,956/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Williamstown

• Score: 69/100
• State rank: #289
• US rank: #8603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 41,595
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 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: ▼ -213.12%
• Current HPI: 278.3849
• 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

+2035.1% since first listed

3 events — show timeline

• 2026-06-03 Listed $395,000 BRIGHT MLS
• 1993-08-16 Sold (Public Records) $111,550 Public Records
• 1993-02-08 Sold (Public Records) $18,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $7,775 · +2.9% YoY. Source: county tax records.