4 Tyler Ln · Pine Hill, NJ 08009

$249,000

3 bd · 1.5 ba · 1,160 sqft · SingleFamily public records · 18 Days on market

Built 1994 1,738 sqft lot Est $268k · 7% under

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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 +15.3/30.0
• ARV discount +10.7/15.0
• DSCR +4.7/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this meticulously maintained 3-bedroom, 1.5-bath townhome offering the perfect combination of comfort, space, and convenience. The backyard features a generously sized deck, perfect for family gatherings or any occasion. The stunning kitchen offers ample cabinet space, providing storage for everyday essentials. Experience peaceful everyday living in the warm and welcoming atmosphere this home provides. Whether you're a first-time buyer or simply downsizing, this home is a must-see! Schedule your showing today!

Key facts

• Ample cabinet space
• Built 1994
• Listed 18 days

Tags

• GENEROUSLY SIZED DECK
• AMPLE CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $238k (4.4% below list).
• Recommended offer: $238k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.5% in Pine Hill — 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 65/100 on livability (#385 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B, cost of living B; Watch: amenities F, commute F, health & safety D-.
• Pine Hill School District (suburban): math 10% / reading 39% proficiency, ranked #395 of 472 in NJ (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: John H. Glenn School (math 12% / reading 37%, grade F, #878 of 1,303 statewide, top 70%, 355 students, 61% FRL); Pine Hill Middle School (math 10% / reading 44%, grade F, #344 of 431 statewide, top 80%, 381 students, 60% FRL); Overbrook Senior High School (math 14% / reading 42%, grade F, #304 of 399 statewide, top 77%, 792 students, 54% FRL) — zoned schools average 58% FRL vs 43% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 127 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Camden County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $140k; list at $249k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $238,112 (4.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $267,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Skyline Dr	0.38mi	3/1.0	1,175 (+1%)	3mo	$130,000	$111	76
12 Hancock Ln	0.25mi	3/2.0	1,269 (+9%)	4mo	$336,000	$265	67
25 Loft Mountain Dr	0.37mi	2/2.0 (-1)	1,056 (-9%)	0mo	$165,000	$156	61
4 Hamilton Ct	0.27mi	2/1.0 (-1)	1,018 (-12%)	4mo	$311,000	$306	57
90 Estates Rd	0.75mi	3/1.5	1,184 (+2%)	7mo	$260,000	$220	56
1091 Grandview Dr	0.35mi	3/1.0	1,314 (+13%)	6mo	$304,000	$231	54
66 Skyline Dr	0.55mi	2/2.0 (-1)	1,200 (+3%)	10mo	$72,000	$60	54
25 Valley Dr	0.44mi	3/1.0	1,000 (-14%)	1mo	$320,000	$320	54
32 Swift Run Dr	0.64mi	2/2.0 (-1)	1,104 (-5%)	10mo	$149,900	$136	47
147 Country Club Rd	0.44mi	3/2.0	1,320 (+14%)	11mo	$350,000	$265	45
23 Swift Run Dr	0.59mi	2/2.0 (-1)	1,056 (-9%)	10mo	$156,000	$148	42
108 Estates Rd	0.61mi	3/1.0	996 (-14%)	5mo	$300,000	$301	42

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: -13.8%
• Equity multiple: 0.51×
• Total profit: $-34,482
• Equity at exit: $37,127

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-22,254
• Equity at exit: $21,529

Cash invested: $69,720 (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 08009

• Home prices YoY: -23.1%
• Active inventory: 127
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,381 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$381 /mo · $4,568/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $91

Break-even live

Break-even rent $2,266

Max offer price $249,000

Occupancy floor 91%

Sensitivity live

Price	-10% $232	-5% $161	+0% $91	+5% $20	+10% $-50
Rent	-10% $-97	-5% $-3	+0% $91	+5% $185	+10% $279
Rate	-1.0pp $216	-0.5pp $154	base $91	+0.5pp $26	+1.0pp $-39

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Grant Ln Berlin, NJ	3.0	1.5	1360	$2,400	$1.76	0d	1	0.04mi
159 Cross Keys Rd Unit E Berlin, NJ	2.0	1.0	1500	$1,695	$1.13	0d	1	0.98mi
206 Bittlewood Ave Unit SFH Berlin, NJ	3.0	1.0	850	$2,900	$3.41	12d	1	1.00mi

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-07
   historical Active Under Contract
3. 2026-03-20
   listed $249,000 Active
4. 2009-08-31
   historical
5. 2009-07-08
   soldstatus $140,000
6. 2009-03-11
   listed $149,900
7. 1992-10-01
   soldstatus $66,000

ⓘ 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: $4,568 · $381/mo
• Projected year-2 tax: $5,384 · $449/mo
• Expected delta: +$816/yr (+$68/mo · 17.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,573
• − Mortgage interest: −$13,948
• − Property taxes: −$4,568
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − Depreciation: −$7,244
• Taxable loss: −$3,003
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $1,811/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: Pine Hill School District
• NCES district ID: 3412990
• Math proficiency: 10% ▼ -17.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $51,919
• Composite: 21.71/100
• National rank: #8269
• State rank: #395 of 472 in NJ

Livability — Pine Hill

• Score: 65/100
• State rank: #385
• US rank: #13124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Hill, NJ
• Population (ZIP): 14,967

Population outlook (Camden County) Hauer SSP2

• Today (2025): 507,964 people
• By 2030: 502,182 · -1.1%
• By 2040: 485,602 · -4.4%
• By 2050: 465,630 · -8.3%
• By 2075: 419,986 · -17.3%
• By 2100: 369,492 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 13% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Camden

• 2024 margin: Strong D (+27.4) · D 63.0% · R 35.5% · Other 1.5%
• 2008→2024 swing: -8.8pp toward R · 2008: 36.2pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+33.5 2016: D+32.4 2012: D+36.6 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.29%
• Current HPI: 304.7423
• 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

+277.3% since first listed

7 events — show timeline

• 2026-04-22 Pending — BRIGHT MLS
• 2026-04-07 Contingent — BRIGHT MLS
• 2026-03-20 Listed $249,000 BRIGHT MLS
• 2009-08-31 Listing Removed — BRIGHT MLS
• 2009-07-08 Sold (Public Records) $140,000 Public Records
• 2009-03-11 Listed $149,900 BRIGHT MLS
• 1992-10-01 Sold (Public Records) $66,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $4,568 · +3.8% YoY. Source: county tax records.