2088 Burlington Cir · Williamstown, NJ 08094

$315,000

3 bd · 2.0 ba · 1,640 sqft · SingleFamily · 75 Days on market

Built 2016 Good condition 4,784 sqft lot Est $279k · 13% over

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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 +13.8/30.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Summerfields West features an active adult community. Welcome to this beautifully upgraded 3-bedroom, 2 full bathroom home located in a 55+ community offering resort-style amenities including a pool, gym, and clubhouse. Step inside to discover a thoughtfully designed interior featuring waterproof oak plank vinyl flooring, elegant feature walls, and 4” baseboards throughout. The spacious living room is the perfect place to relax or entertain, complete with a custom built-in entertainment center and electric fireplace, along with stylish floating shelves. The heart of the home is the stunning kitchen, showcasing a large island with quartz countertops, ideal for cooking, gathe

Key facts

• Quartz countertops
• Large island
• Electric fireplace

Tags

• ACTIVE ADULT COMMUNITY
• RESORT STYLE AMENITIES
• ELECTRIC FIREPLACE
• FLOATING SHELVES
• LARGE ISLAND
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Not in a federal flood zone
• Financial info: Monthly land lease: $945; Land lease years remaining: 127
• HOA & community: Senior community (55+); Community pool (in-ground); Property manager present; Pets allowed with no restrictions

Exterior

• Parking: Attached carport (2 spaces); Total of 2 garage/parking spaces
• Utilities: Community water; Community septic tank; Natural gas heating and cooling; Electric service; 60+ gallon hot water tank
• Home design: Manufactured home; Single-story (entry-level bedrooms); Located in a 55+ senior community; Land lease ownership
• Construction: Aluminum siding construction; Above-grade structure
• Exterior features: Aluminum siding; Awnings; Street lights; Deck(s); Patio(s); Adjoins open space; Backs to open common area

Interior

• Kitchen: Dishwasher; Stainless steel appliances; Gas/standard stove; Oven with self-cleaning; Built-in microwave; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Wood floors
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: 90% forced air heating (natural gas); Central air conditioning (natural gas); 60+ gallon hot water tank; Electric fireplace (one)
• Interior features: Built-ins; Ceiling fans; Open floor plan; Kitchen island; Wood floors; Entry-level bedroom; Estimated living area
• Laundry & utility: Washer and dryer present

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $27 ($321/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 $279k (11.4% below list).
• Recommended offer: $279k (11.4% 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: Whitehall Elementary School (math 27% / reading 42%, grade F, #582 of 1,303 statewide, top 49%, 357 students, 31% 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) — zoned schools at 29% FRL track the district average.
• Market conditions: 270 active listings in the ZIP; solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 35% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 75 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Recommended offer $278,942 (11.4% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $278,800
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2025 Burlington Cir	0.11mi	3/2.0	1,606 (-2%)	7mo	$215,000	$134	86
2012 Ocean Ln	0.09mi	3/2.0	1,680 (+2%)	9mo	$315,000	$188	84
2043 Salem Ln	0.08mi	3/2.0	1,766 (+8%)	12mo	$320,000	$181	74
1079 Bergen Ave	0.16mi	2/2.0 (-1)	1,512 (-8%)	9mo	$220,000	$146	67
2038 Burlington Cir	0.08mi	2/2.0 (-1)	1,531 (-7%)	18mo	$227,000	$148	65
2228 Gloucester Ln	0.14mi	3/2.0	1,766 (+8%)	22mo	$300,000	$170	62

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-49,298
• Equity at exit: $46,968

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-40,563
• Equity at exit: $27,235

Cash invested: $88,200 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,789 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $27

Break-even live

Break-even rent $2,756

Max offer price $315,000

Occupancy floor 94%

Sensitivity live

Price	-10% $244	-5% $136	+0% $27	+5% $-82	+10% $-191
Rent	-10% $-194	-5% $-83	+0% $27	+5% $137	+10% $247
Rate	-1.0pp $185	-0.5pp $107	base $27	+0.5pp $-55	+1.0pp $-138

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $315,000 Active 75 DOM
2. 2026-06-18
   days on market $315,000 Active 72 DOM
3. 2026-06-17
   days on market $315,000 Active 71 DOM
4. 2026-06-16
   days on market $315,000 Active 70 DOM
5. 2026-06-15
   days on market $315,000 Active 69 DOM
6. 2026-06-13
   days on market $315,000 Active 67 DOM
7. 2026-06-09
   days on market $315,000 Active 63 DOM
8. 2026-06-08
   days on market $315,000 Active 62 DOM
9. 2026-06-07
   days on market $315,000 Active 61 DOM
10. 2026-06-04
    days on market $315,000 Active 58 DOM
11. 2026-06-03
    days on market $315,000 Active 57 DOM
12. 2026-06-02
    days on market $315,000 Active 56 DOM
13. 2026-06-01
    days on market $315,000 Active 55 DOM
14. 2026-05-31
    days on market $315,000 Active 54 DOM
15. 2026-04-07
    listed $315,000 Active

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

Taxation est. · year 1

• Rental income: $33,473
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,678
• − Management: −$2,678
• − Depreciation: −$9,164
• Taxable loss: −$4,991
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $1,519/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 · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor maintenance. The highest-ROI updates would be painting the exterior and interior walls, replacing the kitchen appliances and flooring, and replacing the ceiling fan.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Resale Replace ceiling fan — Improves air circulation and aesthetics
• Both Replace kitchen appliances — Modernizes kitchen and improves functionality
• Both Replace flooring — Enhances overall aesthetic and value
• Both Paint interior walls — Freshens up the interior and improves value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Resale Replace ceiling fan — Improves air circulation and aesthetics ↑
• Both Replace kitchen appliances — Modernizes kitchen and improves functionality ↑
• Both Replace flooring — Enhances overall aesthetic and value ↑
• Both Paint interior walls — Freshens up the interior and improves 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: 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

1 event — show timeline

• 2026-04-07 Listed $315,000 BRIGHT MLS