21 Whitlow Dr · Burlington, NJ 08060

$475,000

4 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 28 Days on market

Built 1977 10,050 sqft lot Est $450k · 5% over

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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 +14.6/30.0
• ARV discount +5.1/15.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this stunning, top-to-bottom renovation in the heart of the desirable Tarnsfield community. From the BRAND NEW ROOF AND REPLACEMENT WINDOWS to the sophisticated neutral palette, this 4-bedroom, 2-bathroom home offers true "turn-key" living with high-end finishes and an ideal layout for both relaxation and entertaining. The main floor features an expansive open floor plan anchored by luxury vinyl plank flooring that flows seamlessly through the living and dining areas. Experience a dream workspace in the kitchen with a large center island, crisp white 42-inch cabinets, quartz countertops, and a full suite of stainless steel appliances. Upgraded modern lighting and a neut

Key facts

• Quartz countertops
• Large center island
• Large private deck

Tags

• TOP TO BOTTOM RENOVATION
• LARGE CENTER ISLAND
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE PRIVATE DECK
• FULLY FINISHED LOWER LEVEL

Property features AI

Exterior

• Parking: Attached front-entry garage (1 car); Driveway parking (1 space); On-street parking; Total of 2 parking spaces
• Utilities: Public water; Public sewer; Electric available; Natural gas available; Natural gas hot water
• Home design: Detached property; Excellent condition; Vinyl siding
• Construction: Vinyl siding construction; Slab foundation; Above-grade and below-grade structures noted; Year built reported by assessor
• Exterior features: Sidewalks; Street lights; Front yard; Rear yard; Side yards; Level lot; Community pool

Interior

• Kitchen: Dishwasher; Microwave; Kitchen island; Upgraded countertops
• Bedrooms: Three bedrooms on the main level; One bedroom on the lower level
• Bathrooms: Two full bathrooms (one on main level, one on lower level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Kitchen island; Upgraded countertops
• Laundry & utility: Dual-flush toilets

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/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 $426k (10.3% below list).
• Recommended offer: $426k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.9% in Burlington — 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 78/100 on livability (#89 in NJ, #2,359 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: amenities F.
• Westampton Township Public School District (suburban): math 17% / reading 44% proficiency, ranked #288 of 472 in NJ (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Holly Hills Elementary School (math 17% / reading 42%, grade F, #731 of 1,303 statewide, top 59%, 394 students, 19% FRL); Westampton Township Middle School (math 17% / reading 45%, grade F, #299 of 431 statewide, top 70%, 529 students, 22% 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).
• At $4,260/mo this rent would consume 47% of the median local household income ($109k/yr) (locally 562% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 28 days — a 2% lower offer ($468k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $178k; list at $475k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% 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 $426,039 (10.3% below list)

Questions for the listing agent

1. Built in 1977 — 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: 0.90% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $450,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Whitlow Dr	0.00mi	4/2.0	1,700 (0%)	1mo	$475,000	$279	99
901 Russo Dr	0.08mi	3/1.5 (-1)	1,666 (-2%)	6mo	$350,000	$210	81
916 Russo Dr	0.19mi	3/1.5 (-1)	1,666 (-2%)	1mo	$310,000	$186	80
4 Brighton Ct	0.28mi	4/1.5	1,748 (+3%)	2mo	$400,000	$229	79
16 Lancaster Ct	0.12mi	4/2.5	1,858 (+9%)	0mo	$485,000	$261	76
71 Dover Rd	0.23mi	3/1.5 (-1)	1,584 (-7%)	7mo	$420,000	$265	65
70 Tarnsfield Dr	0.32mi	4/—	1,508 (-11%)	2mo	$485,000	$322	64
19 Quail Hollow Dr	0.29mi	3/1.5 (-1)	1,572 (-8%)	3mo	$435,000	$277	64
606 Price Dr	0.30mi	4/2.0	1,468 (-14%)	3mo	$385,000	$262	60
7 Seeley Dr	0.44mi	4/2.0	1,516 (-11%)	9mo	$450,000	$297	54
98 Sherwood Ln	0.71mi	3/1.5 (-1)	1,683 (-1%)	8mo	$450,000	$267	51
207 Canary Ln	0.70mi	3/1.5 (-1)	1,802 (+6%)	1mo	$369,900	$205	49

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: $-76,209
• Equity at exit: $70,824

10-year hold

• IRR: -11.2%
• Equity multiple: 0.37×
• Total profit: $-83,180
• Equity at exit: $41,069

Cash invested: $133,000 (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 08060

• Home prices YoY: -34.5%
• Rents YoY: 1.4%
• Active inventory: 137
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $4,260 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$561 /mo · $6,731/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$895
• Net cashflow: $116

Break-even live

Break-even rent $4,114

Max offer price $475,000

Occupancy floor 92%

Sensitivity live

Price	-10% $385	-5% $250	+0% $116	+5% $-18	+10% $-153
Rent	-10% $-221	-5% $-52	+0% $116	+5% $284	+10% $453
Rate	-1.0pp $355	-0.5pp $237	base $116	+0.5pp $-7	+1.0pp $-132

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Russo Dr Westampton, NJ	5.0	3.0	1666	$5,000	$3.00	0d	1	0.07mi
501 Bloomfield Dr Westampton, NJ	4.0	2.0	1975	$4,950	$2.51	0d	1	0.10mi
502 Bloomfield Dr Westampton, NJ	4.0	3.0	1666	$4,950	$2.97	0d	1	0.10mi
1 Kirby Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1349	$3,125	$2.32	0d	13	0.47mi
302 Barrington Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1226	$2,959	$2.41	0d	11	0.55mi
10 Stanton Rd Mount Holly, NJ	3.0	2.5	2208	$3,300	$1.49	0d	1	0.62mi
64 Regency Dr Mt Holly, NJ	1.0–3.0	1.0–2.0	1066	$2,800	$2.63	0d	1	0.64mi
144 Washington St Unit C Mt Holly, NJ	3.0	1.0	1450	$2,370	$1.63	17d	1	1.19mi
209 Front St Mount Holly, NJ	4.0	2.5	1500	$4,950	$3.30	0d	1	1.22mi
37 Church St Mount Holly, NJ	3.0	1.5	1900	$2,370	$1.25	12d	1	1.44mi
209 Mill St Mount Holly, NJ	3.0	1.5	1274	$2,400	$1.88	3d	1	1.48mi

Listing history 7 events

1. 2026-05-22
   status Pending
2. 2026-04-20
   historical Active Under Contract
3. 2026-04-07
   price $475,000
4. 2026-03-24
   listed $489,900 Active
5. 2007-01-12
   historical
6. 2006-08-26
   listed $314,900
7. 2002-06-10
   soldstatus $178,000

ⓘ 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: $6,731 · $561/mo
• Projected year-2 tax: $9,279 · $773/mo
• Expected delta: +$2,548/yr (+$212/mo · 37.9%)

ⓘ 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 55% 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: $51,125
• − Mortgage interest: −$26,607
• − Property taxes: −$6,731
• − Insurance: −$2,375
• − Repairs & maintenance: −$4,090
• − Management: −$4,090
• − Depreciation: −$13,818
• Taxable loss: −$6,586
• Est. tax savings @ 24.0%: +$1,581
• After-tax cash flow: $2,972/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: Westampton Township Public School District
• NCES district ID: 3417730
• Math proficiency: 17% ▼ -21.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $97,154
• Composite: 31.02/100
• National rank: #6090
• State rank: #288 of 472 in NJ

Livability — Burlington

• Score: 78/100
• State rank: #89
• US rank: #2359

Category grades

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

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): 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

+166.9% since first listed

7 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2026-04-20 Contingent — BRIGHT MLS
• 2026-04-07 Price Changed $475,000 BRIGHT MLS
• 2026-03-24 Listed $489,900 BRIGHT MLS
• 2007-01-12 Listing Removed — BRIGHT MLS
• 2006-08-26 Listed $314,900 BRIGHT MLS
• 2002-06-10 Sold (Public Records) $178,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $6,731 · +9.6% YoY. Source: county tax records.