143 Kinsley Rd · Pemberton, NJ 08068

$169,900

2 bd · 1.0 ba · 690 sqft · Townhouse public records · 60 Days on market

Built 1952 5,998 sqft lot $246/sqft · 6% above area Est $161k · 6% over

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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 +22.5/30.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• ARV discount +4.9/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +1.6/10.0

Listing remarks MLS

Welcome home to comfort and simplicity in this charming 2-bedroom ranch-style home, located in a growing community in Pemberton Township. This move-in-ready home has been thoughtfully updated with a brand-new kitchen, new flooring, new windows, fresh paint throughout, and a renovated bathroom, making it a true turnkey opportunity. The property features a multi-car driveway, a spacious backyard with a storage shed, and is located in a neighborhood with no HOA fees, low taxes, and USDA loan eligibility (0% down for qualified buyers). It sits on a generous lot, offering endless possibilities for outdoor living, future expansion, or investment. This home is a fantastic option for first-time buyers, downsizers, or investors seeking affordability, space, and long-term potential. Conveniently located near Fort Dix, the area is rapidly developing—where location and value create opportunity. Schedule your showing today!

Key facts

• Renovated bathroom
• Spacious backyard
• Brand new kitchen

Tags

• BRAND NEW KITCHEN
• RENOVATED BATHROOM
• MULTI CAR DRIVEWAY
• SPACIOUS BACKYARD
• STORAGE SHED
• NO HOA FEES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.9% in Pemberton — 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 72/100 on livability (#217 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: cost of living C-, schools D-, amenities F.
• Pemberton Township School District (rural): math 12% / reading 38% proficiency, ranked #382 of 472 in NJ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 44 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 60 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.04% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (median comp): $160,543
• List price: $169,900
• Delta: 5.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Kinsley Rd	0.00mi	2/1.0	690 (0%)	0mo	$169,900	$246	100
133 Lemmon Ave	0.09mi	2/1.0	690 (0%)	0mo	$192,000	$278	95
156 Kinsley Rd	0.06mi	2/1.0	706 (+2%)	1mo	$175,000	$248	93
162 Kinsley Rd	0.10mi	2/1.0	705 (+2%)	2mo	$175,000	$248	90
163 Lemmon Ave	0.09mi	2/1.0	706 (+2%)	8mo	$161,000	$228	85
185 Kinsley Rd	0.22mi	2/1.0	705 (+2%)	2mo	$167,500	$238	84
916 Pembrown Rd	0.06mi	2/1.0	705 (+2%)	12mo	$160,000	$227	83
197 Kinsley Rd	0.28mi	2/1.0	705 (+2%)	4mo	$170,000	$241	80
227 Kinsley Rd	0.39mi	2/1.0	690 (0%)	6mo	$161,000	$233	76
215 Kinsley Rd	0.36mi	2/1.0	705 (+2%)	9mo	$157,500	$223	72
161 Lemmon Ave	0.09mi	3/1.0 (+1)	750 (+9%)	7mo	$175,000	$233	71
828 Pemberton Browns Mill Rd	0.27mi	2/1.0	759 (+10%)	12mo	$150,000	$198	61

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-9,320
• Equity at exit: $25,333

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $15,297
• Equity at exit: $14,690

Cash invested: $47,572 (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 08068

• Home prices YoY: -2.1%
• Active inventory: 44
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$147 /mo · $1,770/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $286

Break-even live

Break-even rent $1,404

Max offer price $169,900

Occupancy floor 79%

Sensitivity live

Price	-10% $382	-5% $334	+0% $286	+5% $238	+10% $190
Rent	-10% $147	-5% $216	+0% $286	+5% $356	+10% $426
Rate	-1.0pp $372	-0.5pp $329	base $286	+0.5pp $242	+1.0pp $197

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Lemmon Ave Pemberton, NJ	2.0	1.0	705	$1,700	$2.41	2d	1	0.20mi
219 Kinsley Rd Pemberton, NJ	2.0	1.0	690	$2,000	$2.90	2d	1	0.35mi
224 Swarthmore Ct Pemberton, NJ	1.0–2.0	1.0	750	$1,300	$1.73	2d	2	1.08mi
198 W Hampton St Pemberton, NJ	2.0	1.0	750	$1,838	$2.45	2d	2	1.22mi

Listing history 6 events

1. 2026-04-22
   price $169,900 930-char remark

   Show marketing remark (930 chars)

   Welcome home to comfort and simplicity in this charming 2-bedroom ranch-style home, located in a growing community in Pemberton Township. This move-in-ready home has been thoughtfully updated with a brand-new kitchen, new flooring, new windows, fresh paint throughout, and a renovated bathroom, making it a true turnkey opportunity. The property features a multi-car driveway, a spacious backyard with a storage shed, and is located in a neighborhood with no HOA fees, low taxes, and USDA loan eligibility (0% down for qualified buyers). It sits on a generous lot, offering endless possibilities for outdoor living, future expansion, or investment. This home is a fantastic option for first-time buyers, downsizers, or investors seeking affordability, space, and long-term potential. Conveniently located near Fort Dix, the area is rapidly developing—where location and value create opportunity. Schedule your showing today!

2. 2026-03-24
   listed $175,000 Active 930-char remark

   Show marketing remark (930 chars)

   Welcome home to comfort and simplicity in this charming 2-bedroom ranch-style home, located in a growing community in Pemberton Township. This move-in-ready home has been thoughtfully updated with a brand-new kitchen, new flooring, new windows, fresh paint throughout, and a renovated bathroom, making it a true turnkey opportunity. The property features a multi-car driveway, a spacious backyard with a storage shed, and is located in a neighborhood with no HOA fees, low taxes, and USDA loan eligibility (0% down for qualified buyers). It sits on a generous lot, offering endless possibilities for outdoor living, future expansion, or investment. This home is a fantastic option for first-time buyers, downsizers, or investors seeking affordability, space, and long-term potential. Conveniently located near Fort Dix, the area is rapidly developing—where location and value create opportunity. Schedule your showing today!

3. 2019-09-04
   soldstatus $522,500
4. 1986-04-15
   soldstatus $22,450
5. 1982-08-01
   soldstatus $20,760
6. 1980-07-01
   soldstatus $15,900

ⓘ 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: $1,770 · $147/mo
• Projected year-2 tax: $3,000 · $250/mo
• Expected delta: +$1,230/yr (+$103/mo · 69.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,195
• − Mortgage interest: −$9,517
• − Property taxes: −$1,770
• − Insurance: −$850
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$4,943
• Taxable income: $725
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $3,259/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: Pemberton Township School District
• NCES district ID: 3412810
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $60,951
• Composite: 23.0/100
• National rank: #7979
• State rank: #382 of 472 in NJ

Livability — Pemberton

• Score: 72/100
• State rank: #217
• US rank: #6053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,811

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 0.66)
• Race & ethnicity: White 51% Black 24% Hispanic / Latino 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 2%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 82% English-only · Spanish 10% Tagalog/Filipino 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: ▼ -6.80%
• Current HPI: 315.5986
• Rent YoY: —
• Metro: —
• 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

+968.6% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $169,900 BRIGHT MLS
• 2026-03-24 Listed $175,000 BRIGHT MLS
• 2019-09-04 Sold (Public Records) $522,500 Public Records
• 1986-04-15 Sold (Public Records) $22,450 Public Records
• 1982-08-01 Sold (Public Records) $20,760 Public Records
• 1980-07-01 Sold (Public Records) $15,900 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,770 · +6.1% YoY. Source: county tax records.