104 Levis Dr · Vincentown, NJ 08060

$435,000

3 bd · 2.5 ba · 2,232 sqft · Townhouse public records · 27 Days on market

Built 2022 2,613 sqft lot Est $440k · at est. $103/mo HOA · 3% of rent

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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 +13.3/30.0
• ARV discount +8.0/15.0
• DSCR +4.0/10.0
• Schools +3.4/10.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

H. U. D. Owned Reo Being Sold "As-Is" With No Warranty As Top Condition Fha Case #351-321337 Submit All Bids Via Internet At Www. Firstpreston. Com Poss:Closing

Key facts

• Wooded backdrop
• Rear yard area
• 3 story townhome

Tags

• 3 STORY TOWNHOME
• WOODED BACKDROP
• FLEXIBLE FINISHED LIVING AREA
• RECESSED LIGHTING
• SLIDING GLASS DOORS
• REAR YARD AREA

Property features AI

Finance

• Other: Lease not considered
• HOA & community: Monthly HOA fee of $103; HOA covers all ground fee, common area maintenance, lawn maintenance, snow removal and trash; Association amenities include common grounds

Exterior

• Parking: Attached front-entry garage with 2 spaces; Concrete driveway; Two total garage/parking spaces
• Utilities: Public water; Public sewer; 100 amp electric service; Natural gas available; Electric available; Cable TV available; Phone available; Hot water: natural gas; Internet: cable
• Home design: Interior townhouse/rowhouse; Three floors in unit; Entry level is floor 1; Very good condition; Fee simple ownership
• Construction: Frame construction; Shingle and flat roof; Slab foundation; Replacement windows; Year built estimated
• Exterior features: Deck(s); Above-grade outdoor living structure

Interior

• Kitchen: Built-in range; Built-in microwave; Dishwasher; Refrigerator; Kitchen island
• Bedrooms: Three bedrooms on the first upper level; Rooms include: Master bedroom, Bedroom 2, Bedroom 3
• Flooring: Carpet; Luxury vinyl plank; Tile/brick flooring
• Bathrooms: Two full bathrooms on upper level; One half bathroom on main level; Two full bathrooms total, one half bathroom total
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Breakfast area; Combination kitchen/dining; Combination kitchen/living; Kitchen island; Master bath(s); Walk-in shower in bathroom; Tub/shower; Recessed lighting; Ceiling fans; Upgraded countertops; 9' or higher ceilings; Drywall walls/ceilings; Sliding glass door
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $435k.

Deal economics

• At list price, monthly cash flow is $-66 ($-787/yr) — negative.
• To cash-flow at today's rent, offer at most $423k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $335k (23.1% below list).
• Recommended offer: $335k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.5% in Vincentown — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Rancocas Valley Regional High School District (suburban): math 29% / reading 49% proficiency, ranked #236 of 472 in NJ (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rancocas Valley Regional High School (math 29% / reading 49%, grade F, #197 of 399 statewide, top 51%, 1,981 students, 25% FRL).
• Market conditions: Rents rising (+1.4%/yr); 134 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 37% of the median local income ($109k/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 $3k of loan paydown is wiped out by about $13k 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 27 days — a 2% lower offer ($428k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 54% 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 $334,723 (23.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $439,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Levis Dr	0.01mi	3/2.5	2,232 (0%)	2mo	$440,000	$197	98
108 Levis Dr	0.01mi	3/2.5	2,232 (0%)	5mo	$450,000	$202	95
16 Foundry Blvd	0.19mi	3/2.5	2,232 (0%)	12mo	$462,200	$207	82
32 Foundry Blvd	0.19mi	3/2.5	2,232 (0%)	19mo	$470,000	$211	76
1 Wallace Rd	0.40mi	3/2.5	2,350 (+5%)	11mo	$439,900	$187	64
7 Bishop Ln	0.42mi	3/2.5	2,200 (-1%)	21mo	$395,000	$180	61
8 Parkers Mill Blvd	0.30mi	3/2.5	2,021 (-10%)	14mo	$435,000	$215	58
50 Madison Ave	0.52mi	4/1.5 (+1)	2,166 (-3%)	13mo	$357,500	$165	51
73 Madison Ave	0.59mi	3/1.5	1,954 (-12%)	1mo	$327,500	$168	47
119 Buttonwood St	0.71mi	4/2.5 (+1)	2,197 (-2%)	16mo	$290,000	$132	46
12 Wallace Rd	0.38mi	3/2.5	1,900 (-15%)	14mo	$425,000	$224	46
48 Buttonwood St	0.73mi	4/1.5 (+1)	2,022 (-9%)	8mo	$272,000	$135	35

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-80,035
• Equity at exit: $64,860

10-year hold

• IRR: -14.8%
• Equity multiple: 0.21×
• Total profit: $-96,430
• Equity at exit: $37,611

Cash invested: $121,800 (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 08060

• Home prices YoY: -34.5%
• Rents YoY: 1.4%
• Active inventory: 134
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $3,347 high
• Mortgage (P&I): −$2,281
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$181
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$103
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $-66

Break-even live

Break-even rent $3,430

Max offer price $423,418

Occupancy floor 97%

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Barrington Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1226	$2,959	$2.41	1d	9	0.22mi
10 Stanton Rd Mount Holly, NJ	3.0	2.5	2208	$3,300	$1.49	1d	1	0.22mi
1 Kirby Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1349	$3,125	$2.32	1d	12	0.38mi
610 Ogden Dr Westampton, NJ	4.0	2.0	2370	$4,200	$1.77	22d	1	0.42mi
144 Washington St Unit C Mt Holly, NJ	3.0	1.0	1450	$2,370	$1.63	15d	1	0.44mi
64 Regency Dr Mt Holly, NJ	1.0–3.0	1.0–2.0	1066	$2,800	$2.63	1d	1	0.47mi
502 Bloomfield Dr Westampton, NJ	4.0	3.0	1666	$4,950	$2.97	1d	1	0.65mi
501 Bloomfield Dr Westampton, NJ	4.0	2.0	1975	$4,950	$2.51	1d	1	0.66mi
37 Church St Mount Holly, NJ	3.0	1.5	1900	$2,370	$1.25	10d	1	0.74mi
209 Front St Mount Holly, NJ	4.0	2.5	1500	$4,950	$3.30	1d	1	0.98mi
151 Rambling Rd Lumberton, NJ	4.0	2.5	3000	$5,495	$1.83	16d	1	1.41mi

HOA detail

• Monthly dues: $103 · $1,236/yr
• Likely covers: internet

Listing history 20 events

1. 2026-06-18
   days on market $435,000 Active 27 DOM
2. 2026-06-17
   days on market $435,000 Active 26 DOM
3. 2026-06-16
   days on market $435,000 Active 25 DOM
4. 2026-06-15
   days on market $435,000 Active 24 DOM
5. 2026-06-13
   days on market $435,000 Active 22 DOM
6. 2026-06-13
   days on market $435,000 Active 21 DOM
7. 2026-06-09
   days on market $435,000 Active 18 DOM
8. 2026-06-08
   pricedays on market $435,000 Active 17 DOM
9. 2026-06-07
   days on market $440,000 Active 16 DOM
10. 2026-06-04
    days on market $440,000 Active 13 DOM
11. 2026-06-03
    days on market $440,000 Active 12 DOM
12. 2026-06-02
    days on market $440,000 Active 11 DOM
13. 2026-06-01
    days on market $440,000 Active 10 DOM
14. 2026-05-31
    days on market $440,000 Active 9 DOM
15. 2026-05-22
    listed $440,000 Active
16. 2022-01-14
    soldstatus $600,000
17. 2021-06-14
    soldstatus $518,000
18. 2021-06-14
    soldstatus $2,000,000
19. 2000-06-09
    soldstatus $11,000 170-char remark

    Show marketing remark (170 chars)

    H. U. D. Owned Reo Being Sold "As-Is" With No Warranty As Top Condition Fha Case #351-321337 Submit All Bids Via Internet At Www. Firstpreston. Com Poss:Closing

20. 1999-11-25
    listed $11,000 170-char remark

    Show marketing remark (170 chars)

    H. U. D. Owned Reo Being Sold "As-Is" With No Warranty As Top Condition Fha Case #351-321337 Submit All Bids Via Internet At Www. Firstpreston. Com Poss:Closing

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $5,884 · $490/mo
• Expected delta: +$4,948/yr (+$412/mo · 528.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $40,167
• − Mortgage interest: −$24,367
• − Property taxes: −$936
• − Insurance: −$2,972
• − Repairs & maintenance: −$3,213
• − Management: −$3,213
• − HOA: −$1,236
• − Depreciation: −$12,655
• Taxable loss: −$8,425
• Est. tax savings @ 24.0%: +$2,022
• After-tax cash flow: $1,235/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: Rancocas Valley Regional High School District
• NCES district ID: 3413620
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $58,992
• Composite: 34.45/100
• National rank: #5195
• State rank: #236 of 472 in NJ

Livability — Vincentown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Burlington County · 323,710 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 25,835
• Household income: $109,292
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 562.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 49% Black 25% Two or more races 15% Hispanic / Latino 13% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 1%
• Foreign-born: 11% · Canada, Dominican Republic, China
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -156.50%
• Current HPI: 296.564
• Rent YoY: ▲ 1.42%
• 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

+3900.0% since first listed

6 events — show timeline

• 2026-05-22 Listed $440,000 BRIGHT MLS
• 2022-01-14 Sold (Public Records) $600,000 Public Records
• 2021-06-14 Sold (Public Records) $2,000,000 Public Records
• 2021-06-14 Sold (Public Records) $518,000 Public Records
• 2000-06-09 Sold (MLS) $11,000 BRIGHT MLS
• 1999-11-25 Listed $11,000 BRIGHT MLS

Property tax history

+4.9%/yr

Latest (2025): $936 · +6.6% YoY. Source: county tax records.