19 Stretton Cir · Beverly, NJ 08046

$200,000

4 bd · 2.0 ba · 1,552 sqft · SingleFamily public records

Built 1958 6,500 sqft lot Est $368k · 46% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in the Somerset neighborhood of Willingboro! This 4-bedroom, 2 full bath Cape Cod offers great potential for investors or buyers looking to renovate and build equity. The home is in need of significant updates and is being sold strictly as-is. Conveniently located near major highways, shopping, and local amenities. Bring your vision and make this home your own!

Key facts

• 6,500 sq ft lot
• Built 1958

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 12.3% vs local median 4.9% in Beverly — 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 76/100 on livability (#130 in NJ, #3,487 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A; Watch: schools C-, amenities F.
• Willingboro Public School District (suburban): math 5% / reading 30% proficiency, ranked #433 of 472 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 151 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 ($98k/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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; list at $200k implies a 463% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $200,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.66% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.63%
• DSCR: 1.96
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $367,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Stretton Cir	0.00mi	4/2.0	1,552 (0%)	0mo	$200,000	$129	100
21 Stafford Ln	0.42mi	4/2.0	1,572 (+1%)	2mo	$369,000	$235	76
23 Spiralwood Ln	0.28mi	4/2.0	1,684 (+8%)	2mo	$125,000	$74	71
65 Sandstone Ln	0.38mi	3/2.0 (-1)	1,452 (-6%)	4mo	$240,000	$165	64
218 Somerset Dr	0.53mi	5/2.0 (+1)	1,624 (+5%)	4mo	$330,000	$203	59
214 Hendrickson Ave	0.71mi	3/1.5 (-1)	1,528 (-2%)	2mo	$410,000	$268	56
3 Fairmount Dr	0.41mi	3/3.0 (-1)	1,685 (+9%)	5mo	$400,000	$237	53
30 Beechfern Ln	0.63mi	4/2.0	1,372 (-12%)	1mo	$360,000	$262	50
60 Sheffield Dr	0.71mi	4/2.0	1,372 (-12%)	1mo	$350,000	$255	46
55 Shawmont Ln	0.69mi	5/2.0 (+1)	1,700 (+10%)	1mo	$340,000	$200	46
1108 Laurel Rd	0.61mi	4/2.0	1,328 (-14%)	2mo	$380,000	$286	46
42 Bucknell Ln	0.71mi	3/2.0 (-1)	1,384 (-11%)	2mo	$365,000	$264	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: 14.3%
• Equity multiple: 1.57×
• Total profit: $32,066
• Equity at exit: $29,821

10-year hold

• IRR: 23.1%
• Equity multiple: 2.99×
• Total profit: $111,464
• Equity at exit: $17,292

Cash invested: $56,000 (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 08046

• Active inventory: 151
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,310 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$474 /mo · $5,682/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $1,009

Break-even live

Break-even rent $2,033

Max offer price $200,000

Occupancy floor 65%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4236 Route 130 Willingboro, NJ	1.0–3.0	1.0–2.0	1278	$2,710	$2.12	1d	1	0.42mi
48 Sandstone Ln Willingboro, NJ	4.0	2.0	1372	$2,700	$1.97	1d	1	0.44mi
124 Pennypacker Dr Willingboro, NJ	5.0	2.0	1624	$4,450	$2.74	1d	1	0.51mi
6 Sherwood Ln Willingboro, NJ	4.0	2.0	1372	$3,200	$2.33	1d	1	0.60mi
23 Raleigh Pl Willingboro, NJ	3.0	2.0	1430	$2,600	$1.82	43d	1	0.67mi
74 Plumtree Ln Willingboro, NJ	4.0	2.0	1624	$3,000	$1.85	1d	1	0.73mi
46 Beaverdale Ln Willingboro, NJ	5.0	2.0	1650	$3,450	$2.09	15d	1	0.73mi
40 Rittenhouse Dr Willingboro, NJ	3.0	1.5	1430	$2,600	$1.82	1d	1	0.79mi
17 Bonnie Ln Willingboro, NJ	4.0	2.5	1797	$2,890	$1.61	24d	1	0.87mi
128 Rockland Dr Willingboro, NJ	3.0	1.5	1430	$2,500	$1.75	1d	1	0.90mi
17 Snowdon Ln Willingboro, NJ	3.0	2.0	1200	$2,700	$2.25	1d	1	0.95mi
2 Radnor Ct Willingboro, NJ	3.0	1.5	1462	$2,750	$1.88	1d	1	1.00mi
61 Pennant Ln Willingboro, NJ	3.0	2.0	1384	$2,800	$2.02	1d	1	1.10mi
51 Peacock Ln Willingboro, NJ	4.0	2.0	1372	$2,550	$1.86	1d	1	1.11mi
1 Mystic Way Willingboro, NJ	4.0	2.5	1952	$3,000	$1.54	5d	1	1.21mi
5 Burgess Ln Willingboro, NJ	5.0	2.0	1864	$4,500	$2.41	1d	1	1.22mi
1639 Perkins Ln Beverly, NJ	4.0	2.5	1911	$3,300	$1.73	1d	1	1.29mi
52 Creekside Way Burlington, NJ	3.0	3.5	1764	$3,100	$1.76	1d	1	1.31mi
10 Melville Ln Willingboro, NJ	4.0	2.5	1797	$3,000	$1.67	15d	1	1.31mi
612 Spruce St Beverly, NJ	4.0	2.0	1982	$2,650	$1.34	1d	1	1.41mi
29 Hinsdale Ln Willingboro, NJ	4.0	2.0	1570	$3,750	$2.39	1d	1	1.42mi
49 Creekside Way Burlington, NJ	3.0	2.5	2144	$3,100	$1.45	15d	1	1.44mi
34 Hopkins Ln Willingboro, NJ	3.0	2.0	1696	$3,200	$1.89	1d	1	1.44mi

Listing history 3 events

1. 2026-05-03
   listed $200,000
2. 2026-05-03
   historical
3. 1979-03-01
   soldstatus $35,500

ⓘ 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: $5,682 · $474/mo
• Projected year-2 tax: $5,682 · $474/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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,723
• − Mortgage interest: −$11,203
• − Property taxes: −$5,682
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,178
• − Management: −$3,178
• − Depreciation: −$5,818
• Taxable income: $9,663
• Est. tax owed @ 24.0%: −$2,319
• After-tax cash flow: $9,793/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: Willingboro Public School District
• NCES district ID: 3418000
• Math proficiency: 5% ▼ -11.00%
• Reading proficiency: 30% ▼ -1.00%
• Median HH income: $67,064
• Composite: 17.37/100
• National rank: #9074
• State rank: #433 of 472 in NJ

Livability — Beverly

• Score: 76/100
• State rank: #130
• US rank: #3487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Burlington County · 323,710 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 31,981
• Household income: $98,178
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 342.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% Hispanic / Latino 15% Two or more races 14% White 10%
• Hispanic origin (detail): Puerto Rican 9% Dominican 2%
• Common ancestry: Swiss 4% Romanian 2% Hispanic 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 10% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -273.52%
• Current HPI: 348.3441
• Rent YoY: —
• 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

+463.4% since first listed

3 events — show timeline

• 2026-05-03 Listing Removed — BRIGHT MLS
• 2026-05-03 Listed $200,000 BRIGHT MLS
• 1979-03-01 Sold (Public Records) $35,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $5,682 · +2.0% YoY. Source: county tax records.