24 W Monroe St · Vincentown, NJ 08060

$230,000

3 bd · 1.0 ba · 1,075 sqft · Townhouse public records · 9 Days on market

Built 1930 2,178 sqft lot Est $213k · 8% 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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.3/10.0
• ARV discount +3.9/15.0
• Schools +3.4/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly rehabbed 3 bedroom 1 bath twin situated in front of the Green Acres Park in downtown Historic Mt Holly. New flooring throughout, new cabinetry in the kitchen, freshly painted, ready to go. Great starter home or investment property. Come take a look.

Key facts

• Large eat-in kitchen
• Fresh paint
• Finished attic

Tags

• NEW FLOORING
• FRESH PAINT
• CEILING FANS
• LARGE EAT-IN KITCHEN
• FINISHED ATTIC
• COVERED REAR PORCH

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water; Natural gas heating
• Home design: Semi-detached; Frame construction; Shingle roof; Fee simple ownership
• Construction: Frame construction; Other foundation; Shingle roof; Above-grade and below-grade structures
• Exterior features: Sidewalks; Level entry to main

Interior

• Kitchen: Stove
• Bedrooms: Three bedrooms on the first upper level
• Flooring: Carpet; Wood floors
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Cooling: Other
• Interior features: Carpet and wood floors; Basement (combination, unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $67 ($799/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 8.9% 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 C — 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: Gertrude C. Folwell Elementary School (math 8% / reading 32%, grade F, #995 of 1,303 statewide, top 78%, 332 students, 60% FRL); F. W. Holbein Middle School (math 11% / reading 35%, grade F, #376 of 431 statewide, top 88%, 449 students, 64% FRL); 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); 137 active listings in the ZIP; 11 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).

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.
• Burlington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $55k; list at $230k implies a 318% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $230,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.13% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $212,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 W Monroe St	0.02mi	3/1.0	1,160 (+8%)	4mo	$225,000	$194	83
17 W Monroe St	0.02mi	3/1.0	1,168 (+9%)	7mo	$215,000	$184	78
122 Brown St	0.44mi	3/1.0	1,080 (+0%)	2mo	$215,000	$199	77
144 Grant St	0.49mi	3/1.0	1,080 (+0%)	3mo	$67,150	$62	74
58 E Monroe St	0.18mi	3/1.0	1,162 (+8%)	7mo	$229,900	$198	72
51 White St	0.08mi	3/1.0	1,198 (+11%)	8mo	$230,000	$192	70
188 Hulme St	0.56mi	3/1.0	1,046 (-3%)	1mo	$280,000	$268	69
43 Church St	0.21mi	2/1.0 (-1)	1,176 (+9%)	8mo	$200,000	$170	63
125 Rancocas Rd	0.39mi	2/2.5 (-1)	1,100 (+2%)	10mo	$249,000	$226	58
112 Rancocas Rd	0.37mi	3/1.0	1,218 (+13%)	5mo	$270,000	$222	57
137 Risdon St	0.70mi	3/1.5	1,088 (+1%)	8mo	$210,000	$193	56
113 Risdon St	0.67mi	2/1.0 (-1)	1,176 (+9%)	8mo	$260,000	$221	41

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-36,811
• Equity at exit: $34,294

10-year hold

• IRR: -11.8%
• Equity multiple: 0.35×
• Total profit: $-41,609
• Equity at exit: $19,886

Cash invested: $64,400 (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: 137
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,598 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$258 /mo · $3,092/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $67

Break-even live

Break-even rent $2,514

Max offer price $230,000

Occupancy floor 92%

Sensitivity live

Price	-10% $197	-5% $132	+0% $67	+5% $2	+10% $-64
Rent	-10% $-139	-5% $-36	+0% $67	+5% $169	+10% $272
Rate	-1.0pp $182	-0.5pp $125	base $67	+0.5pp $7	+1.0pp $-54

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Washington St Unit C Mt Holly, NJ	3.0	1.0	1450	$2,370	$1.63	16d	1	0.33mi
209 Mill St Mount Holly, NJ	3.0	1.5	1274	$2,400	$1.88	3d	1	0.48mi
102 Ridgway St Unit 1 Mt Holly, NJ	3.0	2.5	850	$2,200	$2.59	0d	1	0.66mi
1401 Windmill Way Lumberton, NJ	1.0–2.0	1.0–2.0	947	$2,320	$2.45	0d	29	0.87mi
302 Barrington Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1226	$2,959	$2.41	0d	11	0.91mi
64 Regency Dr Mt Holly, NJ	1.0–3.0	1.0–2.0	1066	$2,800	$2.63	0d	1	0.97mi
533 Garden St Mount Holly, NJ	1.0–2.0	1.0	750	$2,185	$2.91	0d	8	0.99mi
1 Kirby Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1349	$3,125	$2.32	0d	13	1.02mi
5 Mulberry Ct Lumberton, NJ	3.0	1.5	1244	$2,200	$1.77	0d	1	1.05mi
209 Front St Mount Holly, NJ	4.0	2.5	1500	$4,950	$3.30	0d	1	1.10mi
3a Hunter Cir Eastampton Township, NJ	1.0–2.0	1.0–1.5	865	$2,255	$2.61	0d	24	1.34mi

Listing history 7 events

1. 2026-06-21
   days on market $230,000 Active 9 DOM
2. 2026-06-18
   days on market $230,000 Active 6 DOM
3. 2026-06-17
   days on market $230,000 Active 5 DOM
4. 2026-06-16
   days on market $230,000 Active 4 DOM
5. 2026-06-15
   days on market $230,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $230,000 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 NJ · Partial reset (capped growth)

• Current annual tax: $3,092 · $258/mo
• Projected year-2 tax: $4,409 · $367/mo
• Expected delta: +$1,318/yr (+$110/mo · 42.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 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: $31,181
• − Mortgage interest: −$12,884
• − Property taxes: −$3,092
• − Insurance: −$6,268
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − Depreciation: −$6,691
• Taxable loss: −$2,742
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $1,458/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

+1669.2% since first listed

18 events — show timeline

• 2026-06-12 Listed $230,000 BRIGHT MLS
• 2026-03-18 Listing Removed — BRIGHT MLS
• 2026-01-22 Price Changed $159,900 BRIGHT MLS
• 2025-09-29 Relisted — BRIGHT MLS
• 2025-09-25 Pending — BRIGHT MLS
• 2025-08-18 Listed $179,900 BRIGHT MLS
• 2022-02-25 Price Changed $1,650 RENT.
• 2019-07-22 Sold (Public Records) $55,000 Public Records
• 2019-06-28 Sold (MLS) $55,000 BRIGHT MLS
• 2019-06-05 Pending — BRIGHT MLS
• 2019-04-26 Listed $62,500 BRIGHT MLS
• 2011-04-12 Listing Removed — BRIGHT MLS
• 2010-01-20 Listed $101,000 BRIGHT MLS
• 2009-12-31 Listing Removed — BRIGHT MLS
• 2009-07-07 Listed $110,000 BRIGHT MLS
• 1999-12-09 Sold (Public Records) $32,000 Public Records
• 1991-12-13 Sold (Public Records) $21,000 Public Records
• 1982-08-01 Sold (Public Records) $13,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,092 · +6.6% YoY. Source: county tax records.