113 Lafayette Rd · Croydon, PA 08010

$300,000

4 bd · 1.5 ba · 1,610 sqft · SingleFamily public records · 3 Days on market

Built 1970 9,375 sqft lot Est $412k · 27% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• 1% rule +4.7/10.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss the opportunity to own this potentially wonderful 4 Bedroom, 1.5 Bathroom Spilt Level home in the much desired Williamsburg neighborhood in Edgewater Park Twp, NJ. Enter into the Foyer and head up to the Living Room with Carpeting. The Living Room opens to the Dining Room that also comes with Carpeting and opens to the Eat-In Kitchen, which is Great for Entertaining. The Eat-In Kitchen features Tile Flooring, Granite Countertops, a Tile Backsplash, a Ceiling Fan/Light Fixture, and a Chair-Rail. Next, head up to the Top Floor and into your Primary Bedroom. Your Bedroom has Carpeting, a Ceiling Fan/Light Fixture, and a Big Closet. The 2nd & 3rd Bedrooms both have Carpeting an

Key facts

• Eat-in kitchen
• Tile flooring
• Granite countertops

Tags

• WILLIAMSBURG NEIGHBORHOOD
• EAT-IN KITCHEN
• TILE FLOORING
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• CEILING FAN LIGHT FIXTURE

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone; Lot dimensions approximately 75 x 125

Exterior

• Parking: Attached garage with front entry and inside access; Additional garage storage area; One garage space plus two driveway spaces (total 3 parking spaces); Concrete driveway; On-street parking available
• Security: No specific security systems listed
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Pitched shingle roof; Replacement windows; Lot is level with front, rear and side yards
• Construction: Frame, brick and vinyl siding construction; Block and slab foundation; Shed on property; Built year per assessor
• Exterior features: Porch (enclosed); Exterior lighting; Sidewalks; Street lights; Chain link fencing (full)

Interior

• Kitchen: Built-in microwave; Built-in range; Oven (self-cleaning, single); Gas oven/range; Dishwasher; Refrigerator
• Bedrooms: Four bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom on a lower level; Grab bars and other bath modifications for accessibility
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; 100 Amp service with circuit breakers
• Interior features: Open floor plan; Attic access; Stall shower; Ceiling fans; Eat-in kitchen / table space; Upgraded countertops; Window treatments; Dry wall walls and ceilings
• Laundry & utility: Washer; Dryer; Laundry on lower floor

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $61 ($733/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 $290k (3.4% below list).
• Recommended offer: $290k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.9% in Croydon — 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 71/100 on livability (#695 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, amenities F, health & safety F.
• Edgewater Park Township School District (suburban): math 9% / reading 32% proficiency, ranked #418 of 472 in NJ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 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 40% of the median local income ($88k/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.
• Burlington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $289,852 (3.4% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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?
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: 0.97% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $412,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Cardinal Rd	0.04mi	5/1.5 (+1)	1,584 (-2%)	2mo	$430,000	$271	89
204 N Harrison Ave	0.28mi	4/1.5	1,662 (+3%)	8mo	$365,000	$220	75
206 Colonial Rd	0.18mi	3/1.5 (-1)	1,520 (-6%)	5mo	$390,000	$257	73
9 Frazier St	0.44mi	3/1.5 (-1)	1,636 (+2%)	4mo	$325,000	$199	68
202 Buchanan Ave	0.29mi	4/2.5	1,734 (+8%)	7mo	$430,100	$248	64
22 Rose Ln	0.57mi	3/1.5 (-1)	1,556 (-3%)	1mo	$405,000	$260	62
441 Summer Ave	0.40mi	3/2.0 (-1)	1,476 (-8%)	6mo	$369,900	$251	56
214 Hendrickson Ave	0.65mi	3/1.5 (-1)	1,528 (-5%)	2mo	$410,000	$268	55
204 N Garden	0.56mi	3/1.5 (-1)	1,500 (-7%)	7mo	$384,000	$256	52
20 Summer Ave	0.59mi	4/1.5	1,805 (+12%)	2mo	$450,000	$249	50
321 N Arthur Drive Dr	0.37mi	4/2.0	1,846 (+15%)	8mo	$370,000	$200	50
5 Linden Rd	0.70mi	4/3.0	1,494 (-7%)	7mo	$550,000	$368	43

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-44,581
• Equity at exit: $44,731

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-33,242
• Equity at exit: $25,939

Cash invested: $84,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 08010

• Home prices YoY: -14.9%
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,899 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$530 /mo · $6,366/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $61

Break-even live

Break-even rent $2,821

Max offer price $300,000

Occupancy floor 93%

Sensitivity live

Price	-10% $231	-5% $146	+0% $61	+5% $-24	+10% $-109
Rent	-10% $-168	-5% $-53	+0% $61	+5% $176	+10% $290
Rate	-1.0pp $212	-0.5pp $137	base $61	+0.5pp $-17	+1.0pp $-96

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Creekside Way Burlington, NJ	3.0	3.5	1764	$3,100	$1.76	0d	1	0.26mi
49 Creekside Way Burlington, NJ	3.0	2.5	2144	$3,100	$1.45	16d	1	0.31mi
6 Sherwood Ln Willingboro, NJ	4.0	2.0	1372	$3,200	$2.33	0d	1	0.94mi
17 Snowdon Ln Willingboro, NJ	3.0	2.0	1200	$2,700	$2.25	0d	1	1.02mi
612 Spruce St Beverly, NJ	4.0	2.0	1982	$2,650	$1.34	2d	1	1.19mi
1137 Second Ave Croydon, PA	3.0	2.0	2240	$2,900	$1.29	2d	1	1.37mi
48 Sandstone Ln Willingboro, NJ	4.0	2.0	1372	$2,700	$1.97	0d	1	1.39mi
4236 Route 130 Willingboro, NJ	1.0–3.0	1.0–2.5	1278	$2,710	$2.12	0d	1	1.47mi

Listing history 5 events

1. 2026-06-21
   status $300,000 Pending 3 DOM
2. 2026-06-18
   days on market $300,000 Active 3 DOM
3. 2026-06-17
   days on market $300,000 Active 2 DOM
4. 2026-06-15
   remarks 695-char remark
5. 2026-06-15
   listed $300,000 Active 1 DOM

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $6,366 · $530/mo
• Projected year-2 tax: $6,366 · $530/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,782
• − Mortgage interest: −$16,805
• − Property taxes: −$6,366
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,783
• − Management: −$2,783
• − Depreciation: −$8,727
• Taxable loss: −$4,181
• Est. tax savings @ 24.0%: +$1,003
• After-tax cash flow: $1,737/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: Edgewater Park Township School District
• NCES district ID: 3404470
• Math proficiency: 9% ▼ -26.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $59,779
• Composite: 19.17/100
• National rank: #8818
• State rank: #418 of 472 in NJ

Livability — Croydon

• Score: 71/100
• State rank: #695
• US rank: #6818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Burlington County
• City population: 9,638
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 11,861
• Household income: $88,037
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 287.0

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 0.63)
• Race & ethnicity: White 53% Black 27% Hispanic / Latino 13% Two or more races 9% Native American 2%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 3% Slovak 1% Estonian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 7% Other Asian/Pacific 6% Other Indo-European 2%

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: ▼ -59.96%
• Current HPI: 341.9702
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

1 event — show timeline

• 2026-06-15 Listed $300,000 BRIGHT MLS

Property tax history

+2.5%/yr

Latest (2025): $6,366 · -1.1% YoY. Source: county tax records.