12 Church St · Vincentown, NJ 08060

$305,000

6 bd · None ba · 2,152 sqft · SingleFamily public records · 48 Days on market

Built 1885 2,613 sqft lot Est $471k · 35% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• 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

Attention investors!!! Looking for a turn key multi-unit investment property in the Historic District of Mount Holly? Look no further! This rare find features 2 units, both well maintained and located in a highly rentable area. Book your appointment today before it's too late!

Key facts

• Separate utilities
• Tenant occupied
• Cash flow

Tags

• TENANT OCCUPIED
• CASH FLOW
• STRONG RENTS
• SEPARATE UTILITIES
• WELL MAINTAINED
• LOW MAINTENANCE LOT

Property features AI

Finance

• Other: Above-grade finished area reported as 2,152 (per assessor); Unfinished basement
• Financial info: Two-unit property (2 total units)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: End of row / townhouse; Fee simple ownership
• Construction: Frame construction; Concrete perimeter foundation
• Exterior features: Lot dimensions approximately 25 x 100; No tidal water

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: 1 single-room unit (studio/efficiency); 1 three-bedroom unit
• Flooring: Carpet
• Heating & cooling: Electric baseboard heat; Natural gas heating fuel; Natural gas hot water
• Interior features: Carpet flooring in some areas; Open floor plan; Combined kitchen/dining area; Combined dining/living area

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $305k).
• Recommended offer: $296k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• Market conditions: Rents rising (+1.4%/yr); 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).
• This rent runs 37% of the median local income ($109k/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 $2k of loan paydown is wiped out by about $9k 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 48 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 27y 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 $125k; list at $305k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $295,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $471,288
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Broad St	0.46mi	5/2.0 (-1)	2,056 (-4%)	4mo	$450,000	$219	62
336 Washington St	0.74mi	5/1.5 (-1)	2,062 (-4%)	12mo	$240,000	$116	43

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: -7.3%
• Equity multiple: 0.74×
• Total profit: $-22,593
• Equity at exit: $45,476

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $900
• Equity at exit: $26,371

Cash invested: $85,400 (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: 134
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,380 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$374 /mo · $4,492/yr
• Insurance: −$127
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $503

Break-even live

Break-even rent $2,743

Max offer price $305,000

Occupancy floor 80%

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Russo Dr Westampton, NJ	5.0	3.0	1666	$5,000	$3.00	1d	1	1.33mi

Listing history 31 events

1. 2026-05-23
   status Pending
2. 2026-04-15
   status Active
3. 2026-04-09
   historical
4. 2026-03-30
   listed $305,000 Active
5. 2018-06-26
   soldstatus $125,000
6. 2018-06-15
   soldstatus $125,000 Closed 277-char remark

   Show marketing remark (277 chars)

   Attention investors!!! Looking for a turn key multi-unit investment property in the Historic District of Mount Holly? Look no further! This rare find features 2 units, both well maintained and located in a highly rentable area. Book your appointment today before it's too late!

7. 2018-06-15
   soldstatus $125,000 Sold 277-char remark

   Show marketing remark (277 chars)

   Attention investors!!! Looking for a turn key multi-unit investment property in the Historic District of Mount Holly? Look no further! This rare find features 2 units, both well maintained and located in a highly rentable area. Book your appointment today before it's too late!

8. 2018-05-29
   status Pending 277-char remark

   Show marketing remark (277 chars)

   Attention investors!!! Looking for a turn key multi-unit investment property in the Historic District of Mount Holly? Look no further! This rare find features 2 units, both well maintained and located in a highly rentable area. Book your appointment today before it's too late!

9. 2018-05-29
   status Under Contract 277-char remark

   Show marketing remark (277 chars)

   Attention investors!!! Looking for a turn key multi-unit investment property in the Historic District of Mount Holly? Look no further! This rare find features 2 units, both well maintained and located in a highly rentable area. Book your appointment today before it's too late!

10. 2018-05-23
    historical 277-char remark

    Show marketing remark (277 chars)

    Attention investors!!! Looking for a turn key multi-unit investment property in the Historic District of Mount Holly? Look no further! This rare find features 2 units, both well maintained and located in a highly rentable area. Book your appointment today before it's too late!

11. 2018-05-15
    listed $134,900 Active 277-char remark

    Show marketing remark (277 chars)

    Attention investors!!! Looking for a turn key multi-unit investment property in the Historic District of Mount Holly? Look no further! This rare find features 2 units, both well maintained and located in a highly rentable area. Book your appointment today before it's too late!

12. 2018-05-15
    listed $134,900 Active 277-char remark

    Show marketing remark (277 chars)

    Attention investors!!! Looking for a turn key multi-unit investment property in the Historic District of Mount Holly? Look no further! This rare find features 2 units, both well maintained and located in a highly rentable area. Book your appointment today before it's too late!

13. 2018-03-06
    historical
14. 2017-11-01
    listed $125,000 Active
15. 2017-04-21
    listed $127,000 Active
16. 2017-03-15
    historical
17. 2016-03-15
    listed $127,999
18. 2006-05-15
    soldstatus $147,500
19. 2006-04-28
    soldstatus $147,500
20. 2006-03-06
    historical
21. 2006-02-14
    listed $147,500
22. 2003-06-11
    soldstatus $115,000
23. 2003-05-23
    soldstatus $120,000
24. 2003-04-30
    historical
25. 2003-02-03
    listed $120,000
26. 2001-06-13
    soldstatus $72,000
27. 2000-02-02
    soldstatus $60,000
28. 2000-01-08
    soldstatus $60,000
29. 1999-12-21
    historical
30. 1999-03-01
    listed $60,000
31. 1985-09-01
    soldstatus $36,200

ⓘ 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: $4,492 · $374/mo
• Projected year-2 tax: $6,043 · $504/mo
• Expected delta: +$1,551/yr (+$129/mo · 34.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 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: $40,561
• − Mortgage interest: −$17,085
• − Property taxes: −$4,492
• − Insurance: −$2,322
• − Repairs & maintenance: −$3,245
• − Management: −$3,245
• − Depreciation: −$8,873
• Taxable income: $1,299
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $5,723/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

+742.5% since first listed

31 events — show timeline

• 2026-05-23 Pending — BRIGHT MLS
• 2026-04-15 Relisted — BRIGHT MLS
• 2026-04-09 Listing Removed — BRIGHT MLS
• 2026-03-30 Listed $305,000 BRIGHT MLS
• 2018-06-26 Sold (Public Records) $125,000 Public Records
• 2018-06-15 Sold (MLS) $125,000 TREND
• 2018-06-15 Sold (MLS) $125,000 BRIGHT MLS
• 2018-05-29 Pending — BRIGHT MLS
• 2018-05-29 Pending — TREND
• 2018-05-23 Listing Removed — BRIGHT MLS
• 2018-05-15 Listed $134,900 TREND
• 2018-05-15 Listed $134,900 BRIGHT MLS
• 2018-03-06 Listing Removed — BRIGHT MLS
• 2017-11-01 Listed $125,000 BRIGHT MLS
• 2017-04-21 Listed $127,000 BRIGHT MLS
• 2017-03-15 Listing Removed — BRIGHT MLS
• 2016-03-15 Listed $127,999 BRIGHT MLS
• 2006-05-15 Sold (Public Records) $147,500 Public Records
• 2006-04-28 Sold (MLS) $147,500 BRIGHT MLS
• 2006-03-06 Listing Removed — BRIGHT MLS
• 2006-02-14 Listed $147,500 BRIGHT MLS
• 2003-06-11 Sold (Public Records) $115,000 Public Records
• 2003-05-23 Sold (MLS) $120,000 BRIGHT MLS
• 2003-04-30 Listing Removed — BRIGHT MLS
• 2003-02-03 Listed $120,000 BRIGHT MLS
• 2001-06-13 Sold (Public Records) $72,000 Public Records
• 2000-02-02 Sold (Public Records) $60,000 Public Records
• 2000-01-08 Sold (MLS) $60,000 BRIGHT MLS
• 1999-12-21 Listing Removed — BRIGHT MLS
• 1999-03-01 Listed $60,000 BRIGHT MLS
• 1985-09-01 Sold (Public Records) $36,200 Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,492 · +6.6% YoY. Source: county tax records.