1008 Arborley Ct · Burlington, NJ 08060

$175,000

2 bd · 2.0 ba · 1,252 sqft · Condo · 20 Days on market

Built 1973 Good condition $290/mo HOA · 12% of rent

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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 +25.0/30.0
• 1% rule +8.6/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking! Westhampton Courts premieres this lovely 2 Bed 2 Bath ground floor unit condo in a highly desirable community, just awaiting your personal touch! Offering easy, accessible one level living in a prime commuter location, close to shopping, dining, great schools, and major roads for a seamless commute. The interior offers a spacious living room, dining room, eat-in-kitchen, along with 2 generous bedrooms and 2 full baths. Enjoy maintenance-free living in a vibrant community with amenities such as the outdoor pool, just in time for summer. This is an excellent opportunity for the first time buyer, or a great rental unit to add to your portfolio. With your TLC, this could be the hidden gem you've been searching for! Don't miss out! Come and see TODAY!!

Key facts

• $290 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: HOA fee $290 monthly; Community in-ground pool

Exterior

• Parking: Paved parking lot with 1 space
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas for heating and hot water
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry level: 1
• Construction: Wood siding; Flat roof; Above-grade and below-grade structures
• Exterior features: Patio(s); No basement

Interior

• Kitchen: Gas oven/range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Traditional floor plan; Dining area; Eat-in kitchen; Tub/shower
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.6% 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: schools C-, 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.
• Market conditions: Rents rising (+1.4%/yr); 134 active listings in the ZIP; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-7,433
• Equity at exit: $26,093

10-year hold

• IRR: 3.4%
• Equity multiple: 1.23×
• Total profit: $11,039
• Equity at exit: $15,131

Cash invested: $49,000 (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: 134
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,384 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$290
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $384

Break-even live

Break-even rent $1,898

Max offer price $175,000

Occupancy floor 79%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 Oakcrest Ln Westampton, NJ	2.0	1.5	1358	$2,500	$1.84	1d	1	0.21mi
62 Sharpless Blvd Westampton, NJ	3.0	1.5	1490	$2,275	$1.53	1d	1	0.65mi
106 Whaler Way Burlington, NJ	1.0–3.0	1.0	932	$2,267	$2.43	1d	1	0.79mi
4 Elliot Ln Westampton, NJ	3.0	2.5	1500	$2,900	$1.93	1d	1	0.97mi
16 Elridge Ln Willingboro, NJ	3.0	2.0	1350	$2,650	$1.96	1d	1	1.02mi
34 Hopkins Ln Willingboro, NJ	3.0	2.0	1696	$3,200	$1.89	1d	1	1.28mi

HOA detail condo

• Monthly dues: $290 · $3,480/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $175,000 Active 20 DOM
2. 2026-06-17
   days on market $175,000 Active 19 DOM
3. 2026-06-16
   days on market $175,000 Active 18 DOM
4. 2026-06-15
   days on market $175,000 Active 17 DOM
5. 2026-06-13
   days on market $175,000 Active 15 DOM
6. 2026-06-13
   days on market $175,000 Active 14 DOM
7. 2026-06-09
   days on market $175,000 Active 11 DOM
8. 2026-06-08
   status $175,000 Active 10 DOM
9. 2026-05-20
   status Pending
10. 2026-05-18
    historical Active Under Contract

    Show marketing remark (782 chars)

    Opportunity is knocking! Westhampton Courts premieres this lovely 2 Bed 2 Bath ground floor unit condo in a highly desirable community, just awaiting your personal touch! Offering easy, accessible one level living in a prime commuter location, close to shopping, dining, great schools, and major roads for a seamless commute. The interior offers a spacious living room, dining room, eat-in-kitchen, along with 2 generous bedrooms and 2 full baths. Enjoy maintenance-free living in a vibrant community with amenities such as the outdoor pool, just in time for summer. This is an excellent opportunity for the first time buyer, or a great rental unit to add to your portfolio. With your TLC, this could be the hidden gem you've been searching for! Don't miss out! Come and see TODAY!!

11. 2026-05-18
    historical Under Contract - Attorney Review 782-char remark

    Show marketing remark (782 chars)

    Opportunity is knocking! Westhampton Courts premieres this lovely 2 Bed 2 Bath ground floor unit condo in a highly desirable community, just awaiting your personal touch! Offering easy, accessible one level living in a prime commuter location, close to shopping, dining, great schools, and major roads for a seamless commute. The interior offers a spacious living room, dining room, eat-in-kitchen, along with 2 generous bedrooms and 2 full baths. Enjoy maintenance-free living in a vibrant community with amenities such as the outdoor pool, just in time for summer. This is an excellent opportunity for the first time buyer, or a great rental unit to add to your portfolio. With your TLC, this could be the hidden gem you've been searching for! Don't miss out! Come and see TODAY!!

12. 2026-05-08
    listed $175,000 Active 782-char remark

    Show marketing remark (782 chars)

    Opportunity is knocking! Westhampton Courts premieres this lovely 2 Bed 2 Bath ground floor unit condo in a highly desirable community, just awaiting your personal touch! Offering easy, accessible one level living in a prime commuter location, close to shopping, dining, great schools, and major roads for a seamless commute. The interior offers a spacious living room, dining room, eat-in-kitchen, along with 2 generous bedrooms and 2 full baths. Enjoy maintenance-free living in a vibrant community with amenities such as the outdoor pool, just in time for summer. This is an excellent opportunity for the first time buyer, or a great rental unit to add to your portfolio. With your TLC, this could be the hidden gem you've been searching for! Don't miss out! Come and see TODAY!!

13. 2026-05-08
    listed $175,000 Active

    Show marketing remark (782 chars)

    Opportunity is knocking! Westhampton Courts premieres this lovely 2 Bed 2 Bath ground floor unit condo in a highly desirable community, just awaiting your personal touch! Offering easy, accessible one level living in a prime commuter location, close to shopping, dining, great schools, and major roads for a seamless commute. The interior offers a spacious living room, dining room, eat-in-kitchen, along with 2 generous bedrooms and 2 full baths. Enjoy maintenance-free living in a vibrant community with amenities such as the outdoor pool, just in time for summer. This is an excellent opportunity for the first time buyer, or a great rental unit to add to your portfolio. With your TLC, this could be the hidden gem you've been searching for! Don't miss out! Come and see TODAY!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $28,605
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,288
• − Management: −$2,288
• − HOA: −$3,480
• − Depreciation: −$5,091
• Taxable income: $2,154
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $4,088/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.

Condition & rehab AI · 7 photos

Good 75/100 Cosmetic rehab

This well-maintained townhouse in Westhampton Courts is in good condition with minimal repairs needed. Painting the exterior siding and trimming the bushes can significantly increase its value.

Value-add opportunities

• Both Paint exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value.
• Both Trim bushes — Trimming the bushes can improve the landscaping and make the home more attractive to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value. ↑
• Both Trim bushes — Trimming the bushes can improve the landscaping and make the home more attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

5 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-05-18 Contingent — BRIGHT MLS
• 2026-05-18 Contingent — CJMLS
• 2026-05-08 Listed $175,000 BRIGHT MLS
• 2026-05-08 Listed $175,000 CJMLS