36 Ember Ln · Willingboro, NJ 08046

$349,900

4 bd · 2.0 ba · 1,770 sqft · SingleFamily public records · 52 Days on market

Built 1967 6,996 sqft lot Est $377k · 7% under

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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 +10.7/15.0
• 1% rule +4.7/10.0
• DSCR +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to one of the nicest 4 bedroom 2 full bath homes for sale in the very desirable Garfield East neighborhood. The moment you arrive you can see the professionally landscape yard and grounds. This well maintained ranch style home features a newer heater and central A/C system, new roof, modern eat in kitchen and a huge family room leading out from a newer sliding glass door to a beautiful huge deck with private professionally landscaped yard. The Solar Panels are owned and the Sellers monthly electric bills are minimal! Seller to provide Buyer with full details. All Offers must be on standard MLS Proposal to Purchas form with Mtge. Pre-Approval attached in one email No Buyer signed Con

Key facts

• Newer heater
• Huge family room
• New roof

Tags

• PROFESSIONALLY LANDSCAPED YARD
• NEWER HEATER
• CENTRAL A/C SYSTEM
• NEW ROOF
• MODERN EAT IN KITCHEN
• HUGE FAMILY ROOM

Property features AI

Finance

• Other: Ownership: Fee simple; Year built source: assessor; Above-grade finished area recorded as 1,770 (assessor)

Exterior

• Parking: Attached 1-car garage with garage door opener; Driveway; On-street parking; Public parking access
• Utilities: Public sewer; Public water (with filter); Natural gas for heating, cooling fuel, and hot water
• Home design: Detached home; Above-grade finished living space as recorded by assessor
• Construction: Frame construction with aluminum siding; Slab foundation; Above- and below-grade structures
• Exterior features: Lot dimensions approximately 70 x 100; No tidal water

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas); Circuit breakers electrical
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $86 ($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 $339k (3.3% below list).
• Recommended offer: $339k (3.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 41% 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 $2k of loan paydown is wiped out by about $10k 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 52 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $104k; list at $350k implies a 237% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $338,514 (3.3% below list)

Questions for the listing agent

1. It's been on market 52 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.97% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $377,010
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Edge Ln	0.28mi	4/2.0	1,770 (0%)	1mo	$305,000	$172	86
26 Elderberry Ln	0.21mi	3/2.0 (-1)	1,730 (-2%)	1mo	$335,000	$194	81
111 Edge Ln	0.22mi	4/2.0	1,573 (-11%)	1mo	$335,000	$213	70
208 2nd St	0.58mi	4/2.0	1,795 (+1%)	1mo	$560,000	$312	70
43 Elsin Ln	0.61mi	4/2.0	1,770 (0%)	3mo	$415,000	$234	69
21 Glover Ln	0.56mi	4/2.0	1,791 (+1%)	5mo	$360,000	$201	68
11 Valley Farm Rd	0.51mi	4/3.0	1,800 (+2%)	4mo	$575,000	$319	66
7 Meadowbrook Dr	0.44mi	4/2.5	1,939 (+10%)	3mo	$490,000	$253	60
69 Edgely Ln	0.34mi	5/— (+1)	1,959 (+11%)	2mo	$305,000	$156	59
86 E River Dr	0.48mi	4/2.0	1,573 (-11%)	3mo	$265,000	$168	57
11 Guild Ct	0.54mi	4/2.0	1,542 (-13%)	5mo	$355,865	$231	49
3 New Coach Ln	0.72mi	3/2.0 (-1)	1,888 (+7%)	4mo	$370,000	$196	48

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-51,087
• Equity at exit: $52,171

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-36,827
• Equity at exit: $30,253

Cash invested: $97,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $3,385 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$608 /mo · $7,295/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$711
• Net cashflow: $86

Break-even live

Break-even rent $3,277

Max offer price $349,900

Occupancy floor 92%

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Elliot Ln Westampton, NJ	3.0	2.5	1500	$2,900	$1.93	1d	1	0.26mi
16 Elridge Ln Willingboro, NJ	3.0	2.0	1350	$2,650	$1.96	1d	1	0.58mi
62 Sharpless Blvd Westampton, NJ	3.0	1.5	1490	$2,275	$1.53	1d	1	0.60mi
12 Holbrook Ln Willingboro, NJ	5.0	2.0	2100	$3,750	$1.79	15d	1	1.06mi
41 Messenger Ln Willingboro, NJ	5.0	2.0	1497	$3,500	$2.34	5d	1	1.20mi
89 Hampshire Ln Willingboro, NJ	4.0	2.0	1562	$3,400	$2.18	10d	1	1.37mi
48 Marboro Ln Willingboro, NJ	4.0	2.0	1497	$3,995	$2.67	3d	1	1.37mi
10 Melville Ln Willingboro, NJ	4.0	2.5	1797	$3,000	$1.67	15d	1	1.46mi

Listing history 13 events

1. 2026-06-09
   days on market $349,900 Active 52 DOM
2. 2026-06-08
   days on market $349,900 Active 51 DOM
3. 2026-06-07
   days on market $349,900 Active 50 DOM
4. 2026-06-04
   days on market $349,900 Active 47 DOM
5. 2026-06-03
   days on market $349,900 Active 46 DOM
6. 2026-06-02
   days on market $349,900 Active 45 DOM
7. 2026-06-01
   days on market $349,900 Active 44 DOM
8. 2026-05-31
   days on market $349,900 Active 43 DOM
9. 2026-04-18
   listed $399,900 Active
10. 1990-09-12
    soldstatus $103,900
11. 1986-07-25
    soldstatus $67,900
12. 1985-07-01
    soldstatus $60,500
13. 1980-04-01
    soldstatus $52,677

ⓘ 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: $7,295 · $608/mo
• Projected year-2 tax: $8,004 · $667/mo
• Expected delta: +$709/yr (+$59/mo · 9.7%)

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $40,622
• − Mortgage interest: −$19,600
• − Property taxes: −$7,295
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,250
• − Management: −$3,250
• − Depreciation: −$10,179
• Taxable loss: −$4,701
• Est. tax savings @ 24.0%: +$1,128
• After-tax cash flow: $2,156/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 — Willingboro

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): 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

+659.2% since first listed

5 events — show timeline

• 2026-04-18 Listed $399,900 BRIGHT MLS
• 1990-09-12 Sold (Public Records) $103,900 Public Records
• 1986-07-25 Sold (Public Records) $67,900 Public Records
• 1985-07-01 Sold (Public Records) $60,500 Public Records
• 1980-04-01 Sold (Public Records) $52,677 Public Records

Property tax history

+2.3%/yr

Latest (2025): $7,295 · +2.0% YoY. Source: county tax records.