37 Brierdale Ln · Beverly, NJ 08046

$250,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 29 Days on market

Built 1959 Est $314k · 20% 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).

• Cash flow +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * HIGHEST & BEST DUE SATURDAY- MAY 2ND BY 7:00 * * * Endless Potential! Opportunity knocks with this 3-bedroom, 2 full bath home offering approximately 1,200 square feet of living space. This property is perfect for investors, rehabbers, or flippers - This is an opportunity to bring your vision to life. Just in time for the summer rush. The home is in need of repairs and updates but offers a solid layout and great upside potential. With the right renovations, this property could be transformed into a highly desirable residence or profitable resale. Conveniently located and priced to reflect its condition, this is your chance to add value and maximize returns. Bring your cont

Key facts

• Spacious island
• Charming gazebo
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• SPACIOUS ISLAND
• BUILT-INS
• CHARMING GAZEBO
• OUTDOOR SPACE

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Other parking type
• Utilities: Public water; Public sewer; Natural gas for cooling fuel; Other heating fuel; Other hot water source; Internet service available (other)
• Home design: Frame construction
• Construction: Frame construction; Estimated year built
• Exterior features: Gazebo; Loafing shed; Not in a federal flood zone; Accessibility features noted

Interior

• Kitchen: Dishwasher; Stainless steel appliances; Built-in microwave
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Interior features: Kitchen island; Soaking tub; Built-in shelving; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.0% in Beverly — 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 76/100 on livability (#130 in NJ, #3,487 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A; Watch: schools C-, amenities F.
• Willingboro Public School District (suburban): math 5% / reading 30% proficiency, ranked #433 of 472 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 155 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).
• This rent runs 34% of the median local income ($98k/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 $8k of value loss. Plan a longer hold.
• Burlington 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 29 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $200k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $246,250 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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. 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: 1.12% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $314,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Beechfern Ln	0.10mi	3/2.0	1,200 (0%)	2mo	$350,000	$292	94
39 Babbitt Ln	0.13mi	3/2.0	1,273 (+6%)	5mo	$357,000	$280	79
30 Beechfern Ln	0.02mi	4/2.0 (+1)	1,372 (+14%)	1mo	$360,000	$262	69
11 Birdseye Ln	0.21mi	4/2.0 (+1)	1,372 (+14%)	1mo	$400,000	$292	61
14 Buttercup Ln	0.16mi	4/2.0 (+1)	1,372 (+14%)	5mo	$315,000	$230	59
26 Buttercup Ln	0.15mi	4/2.0 (+1)	1,372 (+14%)	6mo	$370,000	$270	59
25 Blackwell Ln	0.27mi	4/2.0 (+1)	1,372 (+14%)	1mo	$340,000	$248	58
11 Buxmont Ln	0.26mi	4/2.0 (+1)	1,372 (+14%)	3mo	$340,000	$248	57
21 Berkshire Ln	0.39mi	3/2.0	1,372 (+14%)	3mo	$388,000	$283	55
60 Sheffield Dr	0.40mi	4/2.0 (+1)	1,372 (+14%)	1mo	$350,000	$255	51
30 Babcock Ln	0.44mi	4/2.0 (+1)	1,372 (+14%)	5mo	$345,000	$251	46
9 Bonnie Ln	0.43mi	4/2.0 (+1)	1,372 (+14%)	6mo	$200,000	$146	46

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-17,053
• Equity at exit: $37,276

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $15,691
• Equity at exit: $21,615

Cash invested: $70,000 (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 08046

• Active inventory: 155
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,812 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$440 /mo · $5,277/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $366

Break-even live

Break-even rent $2,348

Max offer price $250,000

Occupancy floor 82%

Sensitivity live

Price	-10% $508	-5% $437	+0% $366	+5% $296	+10% $225
Rent	-10% $144	-5% $255	+0% $366	+5% $477	+10% $589
Rate	-1.0pp $492	-0.5pp $430	base $366	+0.5pp $302	+1.0pp $236

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Sandstone Ln Willingboro, NJ	4.0	2.0	1372	$2,700	$1.97	0d	1	0.31mi
6 Sherwood Ln Willingboro, NJ	4.0	2.0	1372	$3,200	$2.33	0d	1	0.43mi
20 Sussex Dr Unit Sfh Willingboro, NJ	4.0	2.0	1000	$2,850	$2.85	0d	1	0.45mi
17 Snowdon Ln Willingboro, NJ	3.0	2.0	1200	$2,700	$2.25	0d	1	0.57mi
1000 Ivorie Ct Burlington, NJ	1.0–2.0	1.0	1025	$2,075	$2.02	25d	1	0.85mi
28 Palmer Sq Beverly, NJ	2.0	1.5	1096	$2,450	$2.24	0d	1	0.85mi
20 Mosshill Ln Unit 4BR Willingboro, NJ	4.0	1.5	1000	$2,900	$2.90	25d	1	0.85mi
1020 Jardin Ct Burlington, NJ	2.0	1.0	1024	$1,800	$1.76	6d	1	0.88mi
1020 Woodlane Rd Beverly, NJ	2.0	1.0–1.5	1515	$2,054	$1.36	0d	14	0.93mi
4236 Route 130 Willingboro, NJ	1.0–3.0	1.0–2.5	1278	$2,710	$2.12	0d	1	0.99mi
23 Raleigh Pl Willingboro, NJ	3.0	2.0	1430	$2,600	$1.82	45d	1	1.05mi
61 Pennant Ln Willingboro, NJ	3.0	2.0	1384	$2,800	$2.02	2d	1	1.05mi
51 Peacock Ln Willingboro, NJ	4.0	2.0	1372	$2,550	$1.86	0d	1	1.15mi
200 Delanco Rd Beverly, NJ	1.0–2.0	1.0–2.0	1054	$2,235	$2.12	0d	7	1.18mi
40 Rittenhouse Dr Willingboro, NJ	3.0	1.5	1430	$2,600	$1.82	0d	1	1.19mi
128 Rockland Dr Willingboro, NJ	3.0	1.5	1430	$2,500	$1.75	0d	1	1.21mi
16 Radnor Ct Willingboro, NJ	2.0	1.5	1270	$2,100	$1.65	14d	1	1.29mi
1701 Salem Rd Burlington, NJ	1.0–2.0	1.0	730	$1,841	$2.52	0d	2	1.30mi
120 Elm St Beverly, NJ	1.0–2.0	1.0–1.5	967	$1,995	$2.06	0d	5	1.31mi
2 Radnor Ct Willingboro, NJ	3.0	1.5	1462	$2,750	$1.88	0d	1	1.32mi
129 Green St Beverly, NJ	3.0	1.0	1008	$2,800	$2.78	45d	1	1.37mi
48 Marboro Ln Willingboro, NJ	4.0	2.0	1497	$3,995	$2.67	4d	1	1.45mi

Listing history 5 events

1. 2026-05-22
   status Pending
2. 2026-04-23
   listed $250,000 Active
3. 2006-10-25
   soldstatus $200,000
4. 2006-10-17
   historical
5. 2006-04-17
   listed $207,000

ⓘ 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: $5,277 · $440/mo
• Projected year-2 tax: $5,751 · $479/mo
• Expected delta: +$474/yr (+$39/mo · 9.0%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,742
• − Mortgage interest: −$14,004
• − Property taxes: −$5,277
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − Depreciation: −$7,273
• Taxable income: $540
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $4,267/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: Willingboro Public School District
• NCES district ID: 3418000
• Math proficiency: 5% ▼ -11.00%
• Reading proficiency: 30% ▼ -1.00%
• Median HH income: $67,064
• Composite: 17.37/100
• National rank: #9074
• State rank: #433 of 472 in NJ

Livability — Beverly

• Score: 76/100
• State rank: #130
• US rank: #3487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Burlington County · 323,710 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 31,981
• Household income: $98,178
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 342.0

Population outlook (Burlington County) Hauer SSP2

• Today (2025): 453,425 people
• By 2030: 452,359 · -0.2%
• By 2040: 445,033 · -1.9%
• By 2050: 431,760 · -4.8%
• By 2075: 406,277 · -10.4%
• By 2100: 364,732 · -19.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (66%)
• Race & ethnicity: Black 66% Hispanic / Latino 15% Two or more races 14% White 10%
• Hispanic origin (detail): Puerto Rican 9% Dominican 2%
• Common ancestry: Swiss 4% Romanian 2% Hispanic 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 10% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Burlington

• 2024 margin: D (+16.6) · D 57.6% · R 41.0% · Other 1.3%
• 2008→2024 swing: -2.0pp toward R · 2008: 18.6pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+19.5 2016: D+14.8 2012: D+18.7 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -273.52%
• Current HPI: 348.3441
• 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

+20.8% since first listed

5 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2026-04-23 Listed $250,000 BRIGHT MLS
• 2006-10-25 Sold (Public Records) $200,000 Public Records
• 2006-10-17 Listing Removed — BRIGHT MLS
• 2006-04-17 Listed $207,000 BRIGHT MLS

Property tax history

+0.4%/yr

Latest (2025): $5,277 · +2.0% YoY. Source: county tax records.