134 Lamplighter Ct · Greentree, NJ 08053

$279,900

3 bd · 2.5 ba · 1,856 sqft · Townhouse public records · 10 Days on market

Built 1992 2,684 sqft lot Est $427k · 34% under $100/mo HOA · 3% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• 1% rule +5.3/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely Gorgeous! Backs to woods. The Prof. landscapped w/ shaved rock walls, brick dbl patio, all secluded backing to woods. Outdoor liting, sprinkler sys. New w/ w, freshly painted, wood riser staircase, ceramic tile, pergo floors in greatroom/dining room, & 2 beds. New garage door (Garage is all sheetrocked) w/ opener & new HW Heater. Custom suround on corner gas FP, ceiling fans & rec lites t/o. What a bonus. .. the Loft was made a 4th bedroom with 2 full walkin closets. Master is currently being used as a 2nd family room. The "Master" has a vaulted ceiling with skylights, a walk in closet & a glorious master bath w/ palatium window over soaking tub & private shower. The eat in kitchen has a Pantry, new dw. Also has a gas range (usually elect in this dev) custom wood shelving, bead board & new light fixture adds the to beauty of this kitchen. This home is a knock out & a pleasure to show! Close to all major highways, shopping & restaraunts.

Key facts

• Covered front porch
• Backs to woods
• Paver patio

Tags

• BACKS TO WOODS
• PRIVATE 3RD FLOOR LOFT
• CORNER FIREPLACE
• PAVER PATIO
• EXTERIOR STORAGE CLOSET
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Not in a federal flood zone
• HOA & community: HOA fee of $100 per month

Exterior

• Parking: Attached garage (1 space); Driveway parking; On-street parking; Total of 1 garage/parking space
• Utilities: Public water; Public sewer; Electric cooling; Natural gas for heating and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Below-average condition; Building name: CHIUSANO
• Construction: Frame construction; Slab foundation; Year built source: Assessor
• Exterior features: Backs to trees; Above-grade and below-grade structures

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the upper level (Bedrooms 1, 2, 3)
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heating and hot water
• Interior features: Ceiling fans; Open floor plan; Skylights; Spiral staircase; Great room
• Laundry & utility: Laundry located on upper floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (10.9% below list).
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $249k (10.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 3.5% in Greentree — 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 77/100 on livability (#121 in NJ, #3,201 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities D-, commute F, cost of living F.
• Lenape Regional High School District (suburban): math 34% / reading 60% proficiency, ranked #136 of 472 in NJ (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cherokee High School (math 32% / reading 59%, grade D-, #138 of 399 statewide, top 36%, 2,179 students, 10% FRL).
• Market conditions: Rents rising (+3.0%/yr); 191 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,301 (10.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $426,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Wagonwheel Ct	0.14mi	3/2.5	1,869 (+1%)	2mo	$455,000	$243	91
110 Wagonwheel Ct	0.14mi	3/2.5	1,869 (+1%)	5mo	$410,000	$219	88
102 Lamplighter Ct	0.03mi	3/2.5	1,832 (-1%)	14mo	$400,000	$218	85
403 Hazelwood Ln	0.09mi	2/2.5 (-1)	1,788 (-4%)	6mo	$399,900	$224	79
313 Hazelwood Ln	0.08mi	2/2.5 (-1)	1,788 (-4%)	8mo	$411,500	$230	79
310 Hazelwood Ln	0.11mi	3/2.5	1,869 (+1%)	19mo	$419,000	$224	78
120 Wagonwheel Ct	0.19mi	3/2.5	1,584 (-15%)	2mo	$440,000	$278	65
113 Lamplighter Ct	0.10mi	4/2.5 (+1)	2,082 (+12%)	12mo	$465,000	$223	60
33 Jacamar Dr	0.75mi	3/2.5	1,788 (-4%)	3mo	$465,000	$260	57
53 Fulmar Dr	0.63mi	3/2.5	1,747 (-6%)	11mo	$405,000	$232	52
44 Brambling Ln	0.73mi	3/2.5	1,888 (+2%)	18mo	$390,000	$207	49
20 Peregrine Dr	0.68mi	3/2.5	1,620 (-13%)	9mo	$388,500	$240	39

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-55,915
• Equity at exit: $41,734

10-year hold

• IRR: -13.2%
• Equity multiple: 0.22×
• Total profit: $-60,968
• Equity at exit: $24,201

Cash invested: $78,372 (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 08053

• Rents YoY: 3.0%
• Active inventory: 191
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,876 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$761 /mo · $9,127/yr
• Insurance: −$117
• HOA: −$100
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-173

Break-even live

Break-even rent $3,095

Max offer price $249,301

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-94	+0% $-173	+5% $-252	+10% $-332
Rent	-10% $-400	-5% $-287	+0% $-173	+5% $-60	+10% $54
Rate	-1.0pp $-32	-0.5pp $-102	base $-173	+0.5pp $-246	+1.0pp $-320

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Christopher Rd Voorhees, NJ	3.0	2.5	1747	$2,900	$1.66	2d	1	0.64mi
900 Sagemore Dr Unit 3409 Evesham, NJ	2.0	2.0	1400	$2,750	$1.96	5d	1	0.72mi
2215 Hailey Dr Unit 226 Evesham, NJ	2.0	2.0	1350	$2,900	$2.15	16d	1	1.09mi
2215 Hailey Dr Unit 3113 Evesham, NJ	2.0	2.0	1350	$2,900	$2.15	2d	1	1.09mi
6161 Main St Unit PIAZZA Voorhees Township, NJ	3.0	3.0	2210	$3,000	$1.36	2d	1	1.35mi
1022 Main St Voorhees, NJ	2.0	2.0	1310	$2,500	$1.91	17d	1	1.44mi
1022 Main St Voorhees, NJ	2.0	2.0	1310	$2,300	$1.76	3d	1	1.44mi
125 E Main St Marlton, NJ	1.0–2.0	1.0–2.0	1051	$5,153	$4.90	11d	1	1.45mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: gas

Listing history 8 events

1. 2026-06-21
   days on market $279,900 Coming Soon 10 DOM
2. 2026-06-18
   days on market $279,900 Coming Soon 7 DOM
3. 2026-06-17
   days on market $279,900 Coming Soon 6 DOM
4. 2026-06-16
   days on market $279,900 Coming Soon 5 DOM
5. 2026-06-15
   days on market $279,900 Coming Soon 4 DOM
6. 2026-06-13
   days on market $279,900 Coming Soon 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $279,900 Coming Soon 1 DOM

ⓘ 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: $9,127 · $761/mo
• Projected year-2 tax: $9,127 · $761/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,508
• − Mortgage interest: −$15,679
• − Property taxes: −$9,127
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,761
• − Management: −$2,761
• − HOA: −$1,200
• − Depreciation: −$8,143
• Taxable loss: −$6,561
• Est. tax savings @ 24.0%: +$1,575
• After-tax cash flow: $-504/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: Lenape Regional High School District
• NCES district ID: 3408490
• Math proficiency: 34% ▼ -2.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $98,739
• Composite: 44.86/100
• National rank: #2724
• State rank: #136 of 472 in NJ

Livability — Greentree

• Score: 77/100
• State rank: #121
• US rank: #3201

Category grades

Amenities D- Commute F Cost of living F Crime A Employment A+ Housing A+ Health & safety B- 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): 48,179
• Household income: $118,670
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1512.0

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 White (78%)
• Race & ethnicity: White 78% Asian 8% Hispanic / Latino 6% Two or more races 6% Black 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 7% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 2%

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: ▼ -363.01%
• Current HPI: 311.8655
• Rent YoY: ▲ 3.04%
• 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

+109.8% since first listed

7 events — show timeline

• 2026-06-11 Coming Soon $279,900 BRIGHT MLS
• 2006-03-07 Sold (Public Records) $308,000 Public Records
• 2006-02-28 Sold (MLS) $308,000 BRIGHT MLS
• 2005-12-13 Listing Removed — BRIGHT MLS
• 2005-11-14 Listed $308,000 BRIGHT MLS
• 1998-11-24 Sold (Public Records) $142,000 Public Records
• 1991-07-17 Sold (Public Records) $133,422 Public Records

Property tax history

+2.5%/yr

Latest (2025): $9,127 · +8.0% YoY. Source: county tax records.