7 Belhurst Ln · Beverly, NJ 08046

$369,900

4 bd · 2.0 ba · 1,767 sqft · SingleFamily public records · 13 Days on market

Built 1959 6,500 sqft lot Est $355k · at est.

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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 +14.5/30.0
• ARV discount +5.6/15.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• 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 MLS

This is a great Investment property or even a First Time Homeowner. Property offer a over size yard for all your entertaining activity, fenced in yard that you can make into a half basketball court. You will find plenty of space for all your families needs. Upon entering the home you will find a tile and carpet as well as wood flooring. What a great deal, Stop by TODAY, you won't be sorry! Subject to Short Sale Approval. ..

Key facts

• Brand-new bathrooms
• Renovated kitchen
• Ceramic tile

Tags

• RENOVATED KITCHEN
• LUXURY VINYL PLANK FLOORING
• CERAMIC TILE
• PLUSH CARPETING
• BRAND-NEW BATHROOMS
• NEW HVAC SYSTEM

Property features AI

Finance

• Financial info: Owned as fee simple

Exterior

• Parking: Driveway parking; Driveway fits four vehicles; Total of four garage/parking spaces
• Utilities: Public water; Private sewer; Electric cooling; Natural gas heating and hot water
• Home design: Detached single-family home; Frame construction; Slab foundation
• Construction: Frame construction; Slab foundation
• Exterior features: Vinyl fencing; Shed

Interior

• Kitchen: Kitchen
• Bedrooms: Two bedrooms on the main level; Two bedrooms on the first upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level); Additional half bath
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Living room; Den; Mud room; Half bath
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $83 ($997/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 $342k (7.5% below list).
• Recommended offer: $342k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 22 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 42% 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 $3k of loan paydown is wiped out by about $11k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $65k; list at $370k implies a 469% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $342,296 (7.5% below list)

Questions for the listing agent

1. Built in 1959 — 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. 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: 0.93% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $355,167
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Stafford Ln	0.17mi	4/2.0	1,572 (-11%)	2mo	$369,000	$235	72
33 Belmont Ln	0.52mi	4/2.5	1,797 (+2%)	2mo	$335,000	$186	69
55 Babcock Ln	0.56mi	4/2.5	1,797 (+2%)	3mo	$440,000	$245	67
2 Sylvan Ln	0.58mi	4/2.5	1,797 (+2%)	3mo	$430,000	$239	66
60 Pinafore Ln	0.63mi	4/2.5	1,797 (+2%)	2mo	$362,000	$201	64
44 Pastoral Ln	0.67mi	4/—	1,824 (+3%)	2mo	$311,000	$171	62
23 Spiralwood Ln	0.62mi	4/2.0	1,684 (-5%)	2mo	$125,000	$74	61
29 Plumtree Ln	0.72mi	4/2.5	1,797 (+2%)	1mo	$425,000	$237	61
61 Babbitt Ln	0.28mi	3/2.5 (-1)	1,970 (+12%)	1mo	$425,000	$216	60
55 Shawmont Ln	0.66mi	5/2.0 (+1)	1,700 (-4%)	1mo	$340,000	$200	56
19 Stretton Cir	0.59mi	4/2.0	1,552 (-12%)	0mo	$200,000	$129	52
34 Bolton Ln	0.53mi	3/2.5 (-1)	2,000 (+13%)	2mo	$380,000	$190	44

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-54,556
• Equity at exit: $55,153

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-40,321
• Equity at exit: $31,982

Cash invested: $103,572 (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: 9.0×

Monthly cashflow live

• Estimated rent: $3,423 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$527 /mo · $6,326/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $83

Break-even live

Break-even rent $3,318

Max offer price $369,900

Occupancy floor 93%

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Sandstone Ln Willingboro, NJ	4.0	2.0	1372	$2,700	$1.97	1d	1	0.15mi
46 Beaverdale Ln Willingboro, NJ	5.0	2.0	1650	$3,450	$2.09	14d	1	0.16mi
17 Bonnie Ln Willingboro, NJ	4.0	2.5	1797	$2,890	$1.61	24d	1	0.34mi
124 Pennypacker Dr Willingboro, NJ	5.0	2.0	1624	$4,450	$2.74	1d	1	0.45mi
6 Sherwood Ln Willingboro, NJ	4.0	2.0	1372	$3,200	$2.33	1d	1	0.56mi
5 Burgess Ln Willingboro, NJ	5.0	2.0	1864	$4,500	$2.41	1d	1	0.64mi
74 Plumtree Ln Willingboro, NJ	4.0	2.0	1624	$3,000	$1.85	1d	1	0.70mi
1 Mystic Way Willingboro, NJ	4.0	2.5	1952	$3,000	$1.54	5d	1	0.78mi
10 Melville Ln Willingboro, NJ	4.0	2.5	1797	$3,000	$1.67	14d	1	0.80mi
4236 Route 130 Willingboro, NJ	1.0–3.0	1.0–2.0	1278	$2,710	$2.12	1d	1	0.84mi
61 Pennant Ln Willingboro, NJ	3.0	2.0	1384	$2,800	$2.02	1d	1	0.85mi
23 Raleigh Pl Willingboro, NJ	3.0	2.0	1430	$2,600	$1.82	43d	1	0.86mi
34 Hopkins Ln Willingboro, NJ	3.0	2.0	1696	$3,200	$1.89	1d	1	0.91mi
29 Hinsdale Ln Willingboro, NJ	4.0	2.0	1570	$3,750	$2.39	1d	1	0.93mi
51 Peacock Ln Willingboro, NJ	4.0	2.0	1372	$2,550	$1.86	1d	1	0.94mi
40 Rittenhouse Dr Willingboro, NJ	3.0	1.5	1430	$2,600	$1.82	1d	1	1.00mi
128 Rockland Dr Willingboro, NJ	3.0	1.5	1430	$2,500	$1.75	1d	1	1.00mi
89 Hampshire Ln Willingboro, NJ	4.0	2.0	1562	$3,400	$2.18	10d	1	1.08mi
12 Holbrook Ln Willingboro, NJ	5.0	2.0	2100	$3,750	$1.79	14d	1	1.09mi
2 Radnor Ct Willingboro, NJ	3.0	1.5	1462	$2,750	$1.88	1d	1	1.12mi
41 Messenger Ln Willingboro, NJ	5.0	2.0	1497	$3,500	$2.34	5d	1	1.17mi
48 Marboro Ln Willingboro, NJ	4.0	2.0	1497	$3,995	$2.67	3d	1	1.31mi

Listing history 16 events

1. 2026-06-07
   status $369,900 Pending 13 DOM
2. 2026-05-18
   historical Active Under Contract
3. 2026-05-05
   listed $369,900 Active
4. 2012-12-18
   soldstatus $65,000
5. 2012-11-01
   soldstatus $65,000 429-char remark

   Show marketing remark (432 chars)

   This is a great Investment property or even a First Time Homeowner. Property offer a over size yard for all your entertaining activity, fenced in yard that you can make into a half basketball court. You will find plenty of space for all your families needs. Upon entering the home you will find a tile and carpet as well as wood flooring. What a great deal, Stop by TODAY, you won't be sorry! Subject to Short Sale Approval...

6. 2012-11-01
   soldstatus $65,000 Sold 432-char remark

   Show marketing remark (432 chars)

   This is a great Investment property or even a First Time Homeowner. Property offer a over size yard for all your entertaining activity, fenced in yard that you can make into a half basketball court. You will find plenty of space for all your families needs. Upon entering the home you will find a tile and carpet as well as wood flooring. What a great deal, Stop by TODAY, you won't be sorry! Subject to Short Sale Approval...

7. 2012-08-14
   status Under Contract 432-char remark

   Show marketing remark (432 chars)

   This is a great Investment property or even a First Time Homeowner. Property offer a over size yard for all your entertaining activity, fenced in yard that you can make into a half basketball court. You will find plenty of space for all your families needs. Upon entering the home you will find a tile and carpet as well as wood flooring. What a great deal, Stop by TODAY, you won't be sorry! Subject to Short Sale Approval...

8. 2012-08-09
   historical 429-char remark

   Show marketing remark (429 chars)

   This is a great Investment property or even a First Time Homeowner. Property offer a over size yard for all your entertaining activity, fenced in yard that you can make into a half basketball court. You will find plenty of space for all your families needs. Upon entering the home you will find a tile and carpet as well as wood flooring. What a great deal, Stop by TODAY, you won't be sorry! Subject to Short Sale Approval. ..

9. 2012-06-27
   price $65,000 432-char remark

   Show marketing remark (432 chars)

   This is a great Investment property or even a First Time Homeowner. Property offer a over size yard for all your entertaining activity, fenced in yard that you can make into a half basketball court. You will find plenty of space for all your families needs. Upon entering the home you will find a tile and carpet as well as wood flooring. What a great deal, Stop by TODAY, you won't be sorry! Subject to Short Sale Approval...

10. 2012-01-16
    listed $65,000 429-char remark

    Show marketing remark (432 chars)

    This is a great Investment property or even a First Time Homeowner. Property offer a over size yard for all your entertaining activity, fenced in yard that you can make into a half basketball court. You will find plenty of space for all your families needs. Upon entering the home you will find a tile and carpet as well as wood flooring. What a great deal, Stop by TODAY, you won't be sorry! Subject to Short Sale Approval...

11. 2012-01-16
    listed $60,000 Active 432-char remark

    Show marketing remark (432 chars)

    This is a great Investment property or even a First Time Homeowner. Property offer a over size yard for all your entertaining activity, fenced in yard that you can make into a half basketball court. You will find plenty of space for all your families needs. Upon entering the home you will find a tile and carpet as well as wood flooring. What a great deal, Stop by TODAY, you won't be sorry! Subject to Short Sale Approval...

12. 2005-09-23
    soldstatus $155,000
13. 2005-07-29
    soldstatus $165,000
14. 2005-06-29
    historical
15. 2004-12-17
    listed $165,000
16. 1979-08-01
    soldstatus $31,500

ⓘ 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: $6,326 · $527/mo
• Projected year-2 tax: $7,768 · $647/mo
• Expected delta: +$1,442/yr (+$120/mo · 22.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥103°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: $41,076
• − Mortgage interest: −$20,720
• − Property taxes: −$6,326
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,286
• − Management: −$3,286
• − Depreciation: −$10,761
• Taxable loss: −$5,153
• Est. tax savings @ 24.0%: +$1,237
• After-tax cash flow: $2,234/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

+1074.3% since first listed

15 events — show timeline

• 2026-05-18 Contingent — BRIGHT MLS
• 2026-05-05 Listed $369,900 BRIGHT MLS
• 2012-12-18 Sold (Public Records) $65,000 Public Records
• 2012-11-01 Sold (MLS) $65,000 TREND
• 2012-11-01 Sold (MLS) $65,000 BRIGHT MLS
• 2012-08-14 Pending — TREND
• 2012-08-09 Listing Removed — BRIGHT MLS
• 2012-06-27 Price Changed $65,000 TREND
• 2012-01-16 Listed $60,000 TREND
• 2012-01-16 Listed $65,000 BRIGHT MLS
• 2005-09-23 Sold (Public Records) $155,000 Public Records
• 2005-07-29 Sold (MLS) $165,000 BRIGHT MLS
• 2005-06-29 Listing Removed — BRIGHT MLS
• 2004-12-17 Listed $165,000 BRIGHT MLS
• 1979-08-01 Sold (Public Records) $31,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $6,326 · +2.0% YoY. Source: county tax records.