3-8 Florence Tollgate Pl · Florence, NJ 08518

$90,000

1 bd · 1.0 ba · 774 sqft · Townhouse · 258 Days on market

Built 1974 Est $102k · 12% under $719/mo HOA · 39% of rent

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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 +20.6/30.0
• ARV discount +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +6.5/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * * * Seller will contribute $5,000 towards the Buyer's closing cost at the time of settlement! * * * * * Seller means business and says sell! EASY LIVING MEETS MODERN CONDO COMFORT! Enjoy the best of low-maintenance, streamlined living. .. utilities (gas, heat, water and sewer) are included in the HOA fee! Here you will find comfort, style, and convenience. This home offers a smart layout and fresh upgrades: for the most part, brand new flooring throughout. New countertops, brand new kitchen range, and new bathroom vanities give a stylish new finish. The open-concept area of the living room, kitchen, and dining area flows to the sliders and front patio area. 1/2 bath services the Primary Bedroom. Say goodbye to yard work and home maintenance---this condo is move-in ready and offers the lock-and-leave lifestyle you've been looking for. This condo is tucked away on the edge of the community offering a rare blend of seclusion and convenience. .. set slightly apart from the main residential clusters, it enjoys a peaceful setting with minimal traffic and added privacy. THIS IS THE PLACE TO SIMPLIFY YOUR LIFE IN STYLE!

Key facts

• Outdoor pool
• $719 HOA
• Community pool

Tags

• OUTDOOR POOL
• EASY ACCESS FOR COMMUTING
• PUBLIC TRANSPORTATION

Property features AI

Finance

• Other: Association amenities include an outdoor pool; Washer/dryer hookup available in unit
• HOA & community: Monthly HOA fee (covers water, sewer, trash, snow removal, pool(s), lawn maintenance, management)

Exterior

• Parking: Paved parking in a parking lot
• Utilities: Public water; Public sewer; Electric service for cooling and hot water; Natural gas for heating
• Home design: Condominium unit/flat; Garden-style building (1–4 floors); Unit spans 2 floors; Entry on level 2
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Built (year source: assessor)
• Exterior features: Community pool; Paved parking in a parking lot; Bus stop less than 1 mile away; Commuter rail station less than 1 mile away; Not in a federal flood zone; Property manager on site; Pets allowed (cats and dogs)

Interior

• Kitchen: Electric oven/range; Range hood; Refrigerator
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Electric hot water
• Interior features: Living room; Dining room
• Laundry & utility: Stacked washer/dryer in unit; Washer and dryer located in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.6% in Florence — 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 (#255 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime A-; Watch: amenities F, health & safety F.
• Florence Township School District (suburban): math 19% / reading 45% proficiency, ranked #301 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roebling Elementary School (math 12% / reading 17%, grade F, #1,143 of 1,303 statewide, top 88%, 373 students, 40% FRL); Florence Riverfront School (math 17% / reading 47%, grade F, #285 of 431 statewide, top 67%, 649 students, 34% FRL).
• Market conditions: 40 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 of loan paydown is wiped out by about $3k 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 258 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask is 4400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.06% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $102,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18-2 Florence Tollgate #2	0.12mi	1/1.0	774 (0%)	1mo	$102,000	$132	93
24-6 Florence Tollgate Pl	0.12mi	1/1.0	774 (0%)	4mo	$100,000	$129	91
6-8 Florence Tollgate Pl	0.02mi	1/1.0	774 (0%)	10mo	$95,000	$123	91
27-2 Florence Tollgate Apts Pl #2	0.15mi	1/1.0	774 (0%)	4mo	$95,000	$123	90
27-2 Florence Tollgate Pl Unit 27-2	0.15mi	1/1.0	774 (0%)	4mo	$95,000	$123	90
4-2 Florence Tollgate Pl	0.03mi	1/1.0	774 (0%)	12mo	$129,995	$168	89
38-3 Florence Tollgate Pl	0.20mi	1/1.0	774 (0%)	5mo	$41,000	$53	87
3-4 Florence Tollgate	0.14mi	1/1.0	774 (0%)	9mo	$115,000	$149	86
14--4 Florence Tollgate	0.06mi	1/1.0	774 (0%)	15mo	$110,000	$142	85
18-3 Florence Tollgate Pl	0.12mi	1/1.0	774 (0%)	15mo	$98,000	$127	82
26-5 Florence Tollgate	0.12mi	1/1.0	774 (0%)	16mo	$108,000	$140	81
35--5 Florence Tollgate	0.16mi	1/1.0	774 (0%)	16mo	$120,000	$155	79

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-6,461
• Equity at exit: $13,419

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $6,138
• Equity at exit: $7,782

Cash invested: $25,200 (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 08518

• Home prices YoY: -22.6%
• Active inventory: 40
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$719
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $120

Break-even live

Break-even rent $1,697

Max offer price $90,000

Occupancy floor 88%

Sensitivity live

Price	-10% $182	-5% $151	+0% $120	+5% $89	+10% $58
Rent	-10% $-26	-5% $47	+0% $120	+5% $193	+10% $266
Rate	-1.0pp $165	-0.5pp $143	base $120	+0.5pp $97	+1.0pp $73

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Florence Tollgate Unit 7 Florence, NJ	2.0	1.5	960	$1,950	$2.03	6d	1	0.02mi
20 Florence Tollgate Pl #1 Florence, NJ	1.0	1.0	774	$1,800	$2.33	15d	1	0.07mi
21 Florence Tollgate Pl #4 Florence, NJ	2.0	1.0	960	$1,850	$1.93	15d	1	0.09mi
225 W 2nd St Florence, NJ	1.0	1.0	733	$674	$0.92	44d	1	0.65mi
1370 Hornberger Ave Unit A Roebling, NJ	1.0	1.0	600	$1,250	$2.08	44d	1	1.46mi

HOA detail

• Monthly dues: $719 · $8,628/yr
• Likely covers: watersewergas

Listing history 41 events

1. 2026-06-18
   days on market $90,000 Active 258 DOM
2. 2026-06-17
   days on market $90,000 Active 257 DOM
3. 2026-06-16
   days on market $90,000 Active 256 DOM
4. 2026-06-15
   days on market $90,000 Active 255 DOM
5. 2026-06-13
   days on market $90,000 Active 253 DOM
6. 2026-06-13
   days on market $90,000 Active 252 DOM
7. 2026-06-09
   days on market $90,000 Active 249 DOM
8. 2026-06-08
   days on market $90,000 Active 248 DOM
9. 2026-06-07
   days on market $90,000 Active 247 DOM
10. 2026-06-04
    days on market $90,000 Active 244 DOM
11. 2026-06-03
    days on market $90,000 Active 243 DOM
12. 2026-06-02
    days on market $90,000 Active 242 DOM
13. 2026-06-01
    days on market $90,000 Active 241 DOM
14. 2026-05-31
    days on market $90,000 Active 240 DOM
15. 2026-05-15
    soldstatus $116,000 Closed 1151-char remark

    Show marketing remark (1151 chars)

    * * * * * Seller will contribute $5,000 towards the Buyer's closing cost at the time of settlement! * * * * * Seller means business and says sell! EASY LIVING MEETS MODERN CONDO COMFORT! Enjoy the best of low-maintenance, streamlined living. .. utilities (gas, heat, water and sewer) are included in the HOA fee! Here you will find comfort, style, and convenience. This home offers a smart layout and fresh upgrades: for the most part, brand new flooring throughout. New countertops, brand new kitchen range, and new bathroom vanities give a stylish new finish. The open-concept area of the living room, kitchen, and dining area flows to the sliders and front patio area. 1/2 bath services the Primary Bedroom. Say goodbye to yard work and home maintenance---this condo is move-in ready and offers the lock-and-leave lifestyle you've been looking for. This condo is tucked away on the edge of the community offering a rare blend of seclusion and convenience. .. set slightly apart from the main residential clusters, it enjoys a peaceful setting with minimal traffic and added privacy. THIS IS THE PLACE TO SIMPLIFY YOUR LIFE IN STYLE!

16. 2026-05-01
    historical Active Under Contract 1151-char remark

    Show marketing remark (1151 chars)

    * * * * * Seller will contribute $5,000 towards the Buyer's closing cost at the time of settlement! * * * * * Seller means business and says sell! EASY LIVING MEETS MODERN CONDO COMFORT! Enjoy the best of low-maintenance, streamlined living. .. utilities (gas, heat, water and sewer) are included in the HOA fee! Here you will find comfort, style, and convenience. This home offers a smart layout and fresh upgrades: for the most part, brand new flooring throughout. New countertops, brand new kitchen range, and new bathroom vanities give a stylish new finish. The open-concept area of the living room, kitchen, and dining area flows to the sliders and front patio area. 1/2 bath services the Primary Bedroom. Say goodbye to yard work and home maintenance---this condo is move-in ready and offers the lock-and-leave lifestyle you've been looking for. This condo is tucked away on the edge of the community offering a rare blend of seclusion and convenience. .. set slightly apart from the main residential clusters, it enjoys a peaceful setting with minimal traffic and added privacy. THIS IS THE PLACE TO SIMPLIFY YOUR LIFE IN STYLE!

17. 2026-04-16
    price $90,000
18. 2026-03-12
    price $115,900 1151-char remark

    Show marketing remark (1151 chars)

    * * * * * Seller will contribute $5,000 towards the Buyer's closing cost at the time of settlement! * * * * * Seller means business and says sell! EASY LIVING MEETS MODERN CONDO COMFORT! Enjoy the best of low-maintenance, streamlined living. .. utilities (gas, heat, water and sewer) are included in the HOA fee! Here you will find comfort, style, and convenience. This home offers a smart layout and fresh upgrades: for the most part, brand new flooring throughout. New countertops, brand new kitchen range, and new bathroom vanities give a stylish new finish. The open-concept area of the living room, kitchen, and dining area flows to the sliders and front patio area. 1/2 bath services the Primary Bedroom. Say goodbye to yard work and home maintenance---this condo is move-in ready and offers the lock-and-leave lifestyle you've been looking for. This condo is tucked away on the edge of the community offering a rare blend of seclusion and convenience. .. set slightly apart from the main residential clusters, it enjoys a peaceful setting with minimal traffic and added privacy. THIS IS THE PLACE TO SIMPLIFY YOUR LIFE IN STYLE!

19. 2026-03-02
    price $105,000
20. 2026-02-17
    listed $2,000
21. 2026-02-17
    historical $1,700
22. 2026-02-13
    listed $1,700
23. 2026-02-11
    price $117,900 1151-char remark

    Show marketing remark (1151 chars)

    * * * * * Seller will contribute $5,000 towards the Buyer's closing cost at the time of settlement! * * * * * Seller means business and says sell! EASY LIVING MEETS MODERN CONDO COMFORT! Enjoy the best of low-maintenance, streamlined living. .. utilities (gas, heat, water and sewer) are included in the HOA fee! Here you will find comfort, style, and convenience. This home offers a smart layout and fresh upgrades: for the most part, brand new flooring throughout. New countertops, brand new kitchen range, and new bathroom vanities give a stylish new finish. The open-concept area of the living room, kitchen, and dining area flows to the sliders and front patio area. 1/2 bath services the Primary Bedroom. Say goodbye to yard work and home maintenance---this condo is move-in ready and offers the lock-and-leave lifestyle you've been looking for. This condo is tucked away on the edge of the community offering a rare blend of seclusion and convenience. .. set slightly apart from the main residential clusters, it enjoys a peaceful setting with minimal traffic and added privacy. THIS IS THE PLACE TO SIMPLIFY YOUR LIFE IN STYLE!

24. 2026-02-09
    historical $2,000
25. 2026-02-02
    price $119,900 1151-char remark

    Show marketing remark (1151 chars)

    * * * * * Seller will contribute $5,000 towards the Buyer's closing cost at the time of settlement! * * * * * Seller means business and says sell! EASY LIVING MEETS MODERN CONDO COMFORT! Enjoy the best of low-maintenance, streamlined living. .. utilities (gas, heat, water and sewer) are included in the HOA fee! Here you will find comfort, style, and convenience. This home offers a smart layout and fresh upgrades: for the most part, brand new flooring throughout. New countertops, brand new kitchen range, and new bathroom vanities give a stylish new finish. The open-concept area of the living room, kitchen, and dining area flows to the sliders and front patio area. 1/2 bath services the Primary Bedroom. Say goodbye to yard work and home maintenance---this condo is move-in ready and offers the lock-and-leave lifestyle you've been looking for. This condo is tucked away on the edge of the community offering a rare blend of seclusion and convenience. .. set slightly apart from the main residential clusters, it enjoys a peaceful setting with minimal traffic and added privacy. THIS IS THE PLACE TO SIMPLIFY YOUR LIFE IN STYLE!

26. 2026-01-14
    price $129,900 1151-char remark

    Show marketing remark (1151 chars)

    * * * * * Seller will contribute $5,000 towards the Buyer's closing cost at the time of settlement! * * * * * Seller means business and says sell! EASY LIVING MEETS MODERN CONDO COMFORT! Enjoy the best of low-maintenance, streamlined living. .. utilities (gas, heat, water and sewer) are included in the HOA fee! Here you will find comfort, style, and convenience. This home offers a smart layout and fresh upgrades: for the most part, brand new flooring throughout. New countertops, brand new kitchen range, and new bathroom vanities give a stylish new finish. The open-concept area of the living room, kitchen, and dining area flows to the sliders and front patio area. 1/2 bath services the Primary Bedroom. Say goodbye to yard work and home maintenance---this condo is move-in ready and offers the lock-and-leave lifestyle you've been looking for. This condo is tucked away on the edge of the community offering a rare blend of seclusion and convenience. .. set slightly apart from the main residential clusters, it enjoys a peaceful setting with minimal traffic and added privacy. THIS IS THE PLACE TO SIMPLIFY YOUR LIFE IN STYLE!

27. 2026-01-08
    price $111,000
28. 2026-01-04
    status Active 1151-char remark

    Show marketing remark (1151 chars)

    * * * * * Seller will contribute $5,000 towards the Buyer's closing cost at the time of settlement! * * * * * Seller means business and says sell! EASY LIVING MEETS MODERN CONDO COMFORT! Enjoy the best of low-maintenance, streamlined living. .. utilities (gas, heat, water and sewer) are included in the HOA fee! Here you will find comfort, style, and convenience. This home offers a smart layout and fresh upgrades: for the most part, brand new flooring throughout. New countertops, brand new kitchen range, and new bathroom vanities give a stylish new finish. The open-concept area of the living room, kitchen, and dining area flows to the sliders and front patio area. 1/2 bath services the Primary Bedroom. Say goodbye to yard work and home maintenance---this condo is move-in ready and offers the lock-and-leave lifestyle you've been looking for. This condo is tucked away on the edge of the community offering a rare blend of seclusion and convenience. .. set slightly apart from the main residential clusters, it enjoys a peaceful setting with minimal traffic and added privacy. THIS IS THE PLACE TO SIMPLIFY YOUR LIFE IN STYLE!

29. 2025-12-20
    price $2,000
30. 2025-12-04
    listed $1,950
31. 2025-12-03
    historical $1,800
32. 2025-12-02
    listed $1,800
33. 2025-11-07
    historical 1151-char remark

    Show marketing remark (1151 chars)

    * * * * * Seller will contribute $5,000 towards the Buyer's closing cost at the time of settlement! * * * * * Seller means business and says sell! EASY LIVING MEETS MODERN CONDO COMFORT! Enjoy the best of low-maintenance, streamlined living. .. utilities (gas, heat, water and sewer) are included in the HOA fee! Here you will find comfort, style, and convenience. This home offers a smart layout and fresh upgrades: for the most part, brand new flooring throughout. New countertops, brand new kitchen range, and new bathroom vanities give a stylish new finish. The open-concept area of the living room, kitchen, and dining area flows to the sliders and front patio area. 1/2 bath services the Primary Bedroom. Say goodbye to yard work and home maintenance---this condo is move-in ready and offers the lock-and-leave lifestyle you've been looking for. This condo is tucked away on the edge of the community offering a rare blend of seclusion and convenience. .. set slightly apart from the main residential clusters, it enjoys a peaceful setting with minimal traffic and added privacy. THIS IS THE PLACE TO SIMPLIFY YOUR LIFE IN STYLE!

34. 2025-11-07
    listed $139,900 Active 1151-char remark

    Show marketing remark (1151 chars)

    * * * * * Seller will contribute $5,000 towards the Buyer's closing cost at the time of settlement! * * * * * Seller means business and says sell! EASY LIVING MEETS MODERN CONDO COMFORT! Enjoy the best of low-maintenance, streamlined living. .. utilities (gas, heat, water and sewer) are included in the HOA fee! Here you will find comfort, style, and convenience. This home offers a smart layout and fresh upgrades: for the most part, brand new flooring throughout. New countertops, brand new kitchen range, and new bathroom vanities give a stylish new finish. The open-concept area of the living room, kitchen, and dining area flows to the sliders and front patio area. 1/2 bath services the Primary Bedroom. Say goodbye to yard work and home maintenance---this condo is move-in ready and offers the lock-and-leave lifestyle you've been looking for. This condo is tucked away on the edge of the community offering a rare blend of seclusion and convenience. .. set slightly apart from the main residential clusters, it enjoys a peaceful setting with minimal traffic and added privacy. THIS IS THE PLACE TO SIMPLIFY YOUR LIFE IN STYLE!

35. 2025-10-21
    historical $139,900 1151-char remark

    Show marketing remark (1151 chars)

    * * * * * Seller will contribute $5,000 towards the Buyer's closing cost at the time of settlement! * * * * * Seller means business and says sell! EASY LIVING MEETS MODERN CONDO COMFORT! Enjoy the best of low-maintenance, streamlined living. .. utilities (gas, heat, water and sewer) are included in the HOA fee! Here you will find comfort, style, and convenience. This home offers a smart layout and fresh upgrades: for the most part, brand new flooring throughout. New countertops, brand new kitchen range, and new bathroom vanities give a stylish new finish. The open-concept area of the living room, kitchen, and dining area flows to the sliders and front patio area. 1/2 bath services the Primary Bedroom. Say goodbye to yard work and home maintenance---this condo is move-in ready and offers the lock-and-leave lifestyle you've been looking for. This condo is tucked away on the edge of the community offering a rare blend of seclusion and convenience. .. set slightly apart from the main residential clusters, it enjoys a peaceful setting with minimal traffic and added privacy. THIS IS THE PLACE TO SIMPLIFY YOUR LIFE IN STYLE!

36. 2025-10-03
    listed $125,000 Active
37. 2018-06-01
    historical 358-char remark

    Show marketing remark (358 chars)

    This 1st floor 2 bedroom, 1.5 bath unit has a slider door to the patio. Situated near the parking lot for easy access for carrying in groceries. Located near all major highways including the turnpike. Buyer pays transfer tax. This property is one of the FNMA 1st look properties. We can only entertain owner occupant offers for the 1st 21 days on the market.

38. 2018-05-31
    soldstatus $47,000 Closed 358-char remark

    Show marketing remark (358 chars)

    This 1st floor 2 bedroom, 1.5 bath unit has a slider door to the patio. Situated near the parking lot for easy access for carrying in groceries. Located near all major highways including the turnpike. Buyer pays transfer tax. This property is one of the FNMA 1st look properties. We can only entertain owner occupant offers for the 1st 21 days on the market.

39. 2018-05-21
    status Pending 358-char remark

    Show marketing remark (358 chars)

    This 1st floor 2 bedroom, 1.5 bath unit has a slider door to the patio. Situated near the parking lot for easy access for carrying in groceries. Located near all major highways including the turnpike. Buyer pays transfer tax. This property is one of the FNMA 1st look properties. We can only entertain owner occupant offers for the 1st 21 days on the market.

40. 2018-04-26
    price $49,900 358-char remark

    Show marketing remark (358 chars)

    This 1st floor 2 bedroom, 1.5 bath unit has a slider door to the patio. Situated near the parking lot for easy access for carrying in groceries. Located near all major highways including the turnpike. Buyer pays transfer tax. This property is one of the FNMA 1st look properties. We can only entertain owner occupant offers for the 1st 21 days on the market.

41. 2018-03-28
    listed $54,900 Active 358-char remark

    Show marketing remark (358 chars)

    This 1st floor 2 bedroom, 1.5 bath unit has a slider door to the patio. Situated near the parking lot for easy access for carrying in groceries. Located near all major highways including the turnpike. Buyer pays transfer tax. This property is one of the FNMA 1st look properties. We can only entertain owner occupant offers for the 1st 21 days on the market.

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

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 ≥102°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: $22,194
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$8,628
• − Depreciation: −$2,618
• Taxable income: $556
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $1,309/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: Florence Township School District
• NCES district ID: 3405220
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $77,044
• Composite: 30.34/100
• National rank: #6266
• State rank: #301 of 472 in NJ

Livability — Florence

• Score: 71/100
• State rank: #255
• US rank: #7317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, NJ
• City population: 5,830
• Population (ZIP): 5,830

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 White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Two or more races 9% Asian 8% Black 7%
• Hispanic origin (detail): Puerto Rican 7% Cuban 4%
• Common ancestry: Romanian 10% Italian 5% Slovene 3%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 4% Other Asian/Pacific 4%

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: ▼ -93.00%
• Current HPI: 319.1503
• 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

+111.3% since first listed

27 events — show timeline

• 2026-05-15 Sold (MLS) $116,000 BRIGHT MLS
• 2026-05-01 Contingent — BRIGHT MLS
• 2026-04-16 Price Changed $90,000 BRIGHT MLS
• 2026-03-12 Price Changed $115,900 BRIGHT MLS
• 2026-03-02 Price Changed $105,000 BRIGHT MLS
• 2026-02-17 Listed for Rent $2,000 BRIGHTMLS
• 2026-02-17 Rental Removed $1,700 BRIGHTMLS
• 2026-02-13 Listed for Rent $1,700 BRIGHTMLS
• 2026-02-11 Price Changed $117,900 BRIGHT MLS
• 2026-02-09 Rental Removed $2,000 BRIGHTMLS
• 2026-02-02 Price Changed $119,900 BRIGHT MLS
• 2026-01-14 Price Changed $129,900 BRIGHT MLS
• 2026-01-08 Price Changed $111,000 BRIGHT MLS
• 2026-01-04 Relisted — BRIGHT MLS
• 2025-12-20 Price Changed $2,000 BRIGHTMLS
• 2025-12-04 Listed for Rent $1,950 BRIGHTMLS
• 2025-12-03 Rental Removed $1,800 BRIGHTMLS
• 2025-12-02 Listed for Rent $1,800 BRIGHTMLS
• 2025-11-07 Listing Removed — BRIGHT MLS
• 2025-11-07 Listed $139,900 BRIGHT MLS
• 2025-10-21 Coming Soon $139,900 BRIGHT MLS
• 2025-10-03 Listed $125,000 BRIGHT MLS
• 2018-06-01 Listing Removed — BRIGHT MLS
• 2018-05-31 Sold (MLS) $47,000 BRIGHT MLS
• 2018-05-21 Pending — BRIGHT MLS
• 2018-04-26 Price Changed $49,900 BRIGHT MLS
• 2018-03-28 Listed $54,900 BRIGHT MLS