Property: 14 James Cumberley Court, Hamilton (Trenton), NJ 08610
Property Type: 3 Bed | 3.5 Bath Townhouse | Basement | Separate Entrance | Deck
Strategy: Buy Right → Light Renovation → Rent → Long-Term Hold → Equity Growth
Acquisition Overvie
Original List Price
$359,000
Final Purchase Price
$305,000
Renovation Budget
$20,000
Total Project Cost (All-in)
$343,000
Why This Property Sat on the Market
Despite strong fundamentals, the property failed to sell due to purely cosmetic and presentation mistakes:
Poor-quality molding installed incorrectly Bad paint and finishing work Outdated carpet Weak visual appeal that turned buyers away
Key Insight:
Nothing structural. No location issue. No layout issue. Just bad execution — which creates opportunity.
Financing Structure
Loan Type: DSCR Loan Interest Rate: 7.25% Down Payment: 20% (~$65,000) Total Cash Into Deal (with closing costs): ~$323,000 Renovation Cost: $20,000 Total Basis: $343,000
Commission rebate excluded for conservative analysis.
Why This Was NOT a Flip (Smart Decision)
Hard Money Flip Scenario (Rejected)
Hard money rate: ~12% Interest only: ~$2,500/month Short-term profit after commission: ~$20–30k High risk, low reward
Conclusion: Flipping did NOT justify the risk.
Chosen Strategy: Hold & Rent
Avoids high-interest short-term debt Builds equity Generates cash flow Captures appreciation
Rental Performance (Stabilized)
Rental Income
Monthly Rent: $2,900 Annual Rent: $34,800
Monthly Expenses
Mortgage + Interest + Escrow
~$2,120
HOA
$215
Insurance / Misc
~$215
Total Monthly Cost
$2,550
Cash Flow
Monthly Cash Flow: +$350 Annual Cash Flow: +$4,200
2-Year Hold Projection
Cash Flow
$4,200 × 2 years = $8,400
Equity Growth (Conservative)
Renovated Value (Today): $380,000 Mortgage Paydown (2 yrs est.): ~$10,000 Total Equity After 2 Years: ≈ $55,000–65,000
Without selling, refinancing, or market appreciation beyond renovation value.
5-Year Hold Projection (Conservative)
Assumptions
Annual appreciation: 3% Rent remains stable No major unexpected repairs
Property Value After 5 Years
$380,000 × 1.03⁵ ≈ $440,000
Mortgage Balance After 5 Years
Estimated remaining loan: ~$220,000
Equity Position
$440,000 – $220,000 = $220,000 Equity
Total Profit if Sold After 5 Years
Cash Flow Earned
$4,200 × 5 = $21,000
Net Sale Proceeds (After 6% Selling Cost)
Sale Price
$440,000
Selling Costs (~6%)
–$26,400
Net Sale
$413,600
Loan Payoff
–$220,000
Net Cash From Sale
$193,600
Total Profit Summary
Cash Flow (5 yrs)
$21,000
Net Sale Proceeds
$193,600
Total Gain
$214,600
Initial Cash Invested
~$65,000
Return on Cash (5 yrs)
≈ 330%
Final Takeaway
This deal proves a powerful principle:
You don’t make money when you sell real estate.
You make money when you BUY it right.
Bought below market
Fixed perception, not structure
Created instant equity
Positive cash flow from Day 1
Long-term appreciation + principal paydown
This is not speculation.
This is strategic investing.
Warm regards, Anil Aggarwal Broker Manager | Realtor® | Mortgage Loan Officer | Life Producer Pro | 📞 732-877-8585 | AnilSellsNJ.com | VyllaNJ.com | NewYearEvesParty.com (use code earlybird ) https://linktr.ee/anilsellsnj
