36 Bispham St · Vincentown, NJ 08060

$257,500

4 bd · 2.0 ba · 1,684 sqft · Townhouse public records · 37 Days on market

Built 1900 2,496 sqft lot Est $296k · 13% 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 +25.0/30.0
• ARV discount +13.4/15.0
• DSCR +8.2/10.0
• 1% rule +6.7/10.0
• 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

bACK ON THE MARKET! Great starter home. This is an corner twin with wrap around front covered porch, brick exterior, fully fenced in rear yard, newer windows, carpets, upgraded kitchen, flooring, utilityroom w/ washer and dryer hookup, downstairs power room, full unfinished basement with loads of storage space, four bedrooms upstairs on the 2nd and 3rd levels, all neutral carpet and paint. Perfect for 1st time homebuyers, make reasonable offers.

Key facts

• Built 1900
• Listed 37 days

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Utilities: 100 Amp electric service; Public water; Public sewer; Natural gas
• Home design: Semi-detached; Frame construction
• Construction: Shingle roof; Brick/mortar foundation; Built (year estimated)
• Exterior features: Corner lot; Porch(es); Sidewalks; Street lights; Chain link fencing; Pets allowed with no restrictions

Interior

• Kitchen: Built-in range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Hot water baseboard heating; Natural gas heating and hot water
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $258k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $258k).
• Recommended offer: $250k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Zoned schools: Gertrude C. Folwell Elementary School (math 8% / reading 32%, grade F, #995 of 1,303 statewide, top 78%, 332 students, 60% FRL); F. W. Holbein Middle School (math 11% / reading 35%, grade F, #376 of 431 statewide, top 88%, 449 students, 64% 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; 13 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).
• This rent runs 33% 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 $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

• It's been on market 37 days — a 3% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 25y 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 $258k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 51% 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 $249,775 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1900 — 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: 1.17% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $296,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Bispham St	0.03mi	4/2.0	1,624 (-4%)	9mo	$250,000	$154	85
25 Budd St	0.05mi	4/2.0	1,550 (-8%)	6mo	$310,000	$200	79
246 Rutland Ave	0.49mi	4/1.5	1,696 (+1%)	1mo	$210,000	$124	73
14 Brainerd St	0.29mi	4/1.5	1,760 (+4%)	8mo	$300,000	$170	70
46 White St	0.10mi	3/2.0 (-1)	1,820 (+8%)	10mo	$300,000	$165	69
67 Pine St	0.30mi	4/1.5	1,544 (-8%)	4mo	$310,000	$201	67
120 King St	0.30mi	4/1.5	1,568 (-7%)	8mo	$201,000	$128	66
123 Pearl St	0.45mi	4/1.5	1,672 (-1%)	13mo	$295,000	$176	65
113 Union St	0.53mi	4/1.5	1,652 (-2%)	9mo	$290,000	$176	62
119 Mount Holly Ave	0.60mi	4/1.5	1,599 (-5%)	4mo	$280,000	$175	58
104 Rancocas Rd	0.27mi	3/1.5 (-1)	1,488 (-12%)	6mo	$310,000	$208	56
312 W Washington St S	0.54mi	3/1.0 (-1)	1,456 (-14%)	11mo	$270,000	$185	34

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-14,783
• Equity at exit: $38,394

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $9,477
• Equity at exit: $22,264

Cash invested: $72,100 (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: 7.1×

Monthly cashflow live

• Estimated rent: $3,005 high
• Mortgage (P&I): −$1,350
• Tax from tax record: −$355 /mo · $4,256/yr
• Insurance: −$107
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $495

Break-even live

Break-even rent $2,378

Max offer price $257,500

Occupancy floor 79%

Sensitivity live

Price	-10% $641	-5% $568	+0% $495	+5% $422	+10% $349
Rent	-10% $258	-5% $377	+0% $495	+5% $614	+10% $733
Rate	-1.0pp $625	-0.5pp $561	base $495	+0.5pp $428	+1.0pp $361

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: $64,375
• Closing costs: $7,725
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Church St Mount Holly, NJ	3.0	1.5	1900	$2,370	$1.25	12d	1	0.22mi
144 Washington St Unit C Mt Holly, NJ	3.0	1.0	1450	$2,370	$1.63	16d	1	0.26mi
209 Mill St Mount Holly, NJ	3.0	1.5	1274	$2,400	$1.88	3d	1	0.48mi
10 Stanton Rd Mount Holly, NJ	3.0	2.5	2208	$3,300	$1.49	0d	1	0.76mi
302 Barrington Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1226	$2,959	$2.41	0d	11	0.82mi
64 Regency Dr Mt Holly, NJ	1.0–3.0	1.0–2.0	1066	$2,800	$2.63	0d	1	0.89mi
1 Kirby Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1349	$3,125	$2.32	0d	13	0.94mi
209 Front St Mount Holly, NJ	4.0	2.5	1500	$4,950	$3.30	0d	1	1.04mi
5 Mulberry Ct Lumberton, NJ	3.0	1.5	1244	$2,200	$1.77	0d	1	1.13mi
502 Bloomfield Dr Westampton, NJ	4.0	3.0	1666	$4,950	$2.97	0d	1	1.27mi
501 Bloomfield Dr Westampton, NJ	4.0	2.0	1975	$4,950	$2.51	0d	1	1.28mi
901 Russo Dr Westampton, NJ	5.0	3.0	1666	$5,000	$3.00	0d	1	1.31mi
92 Ginger Dr Lumberton, NJ	3.0	2.5	1540	$2,650	$1.72	22d	1	1.39mi

Listing history 50 events

1. 2026-06-21
   days on market $257,500 Active 37 DOM
2. 2026-06-18
   days on market $257,500 Active 34 DOM
3. 2026-06-17
   days on market $257,500 Active 33 DOM
4. 2026-06-16
   days on market $257,500 Active 32 DOM
5. 2026-06-15
   days on market $257,500 Active 31 DOM
6. 2026-06-13
   days on market $257,500 Active 29 DOM
7. 2026-06-13
   days on market $257,500 Active 28 DOM
8. 2026-06-09
   days on market $257,500 Active 25 DOM
9. 2026-06-08
   days on market $257,500 Active 24 DOM
10. 2026-06-07
    days on market $257,500 Active 23 DOM
11. 2026-06-04
    days on market $257,500 Active 20 DOM
12. 2026-06-03
    days on market $257,500 Active 19 DOM
13. 2026-06-02
    days on market $257,500 Active 18 DOM
14. 2026-06-01
    days on market $257,500 Active 17 DOM
15. 2026-05-31
    days on market $257,500 Active 16 DOM
16. 2026-05-15
    listed $260,000 Active
17. 2022-12-17
    historical
18. 2016-09-09
    soldstatus $125,000
19. 2016-08-25
    soldstatus $131,500 449-char remark

    Show marketing remark (450 chars)

    bACK ON THE MARKET! Great starter home. This is an corner twin with wrap around front covered porch, brick exterior, fully fenced in rear yard, newer windows, carpets, upgraded kitchen, flooring, utilityroom w/washer and dryer hookup, downstairs power room, full unfinished basement with loads of storage space, four bedrooms upstairs on the 2nd and 3rd levels, all neutral carpet and paint. Perfect for 1st time homebuyers, make reasonable offers.

20. 2016-08-25
    soldstatus $131,500 Sold 450-char remark

    Show marketing remark (450 chars)

    bACK ON THE MARKET! Great starter home. This is an corner twin with wrap around front covered porch, brick exterior, fully fenced in rear yard, newer windows, carpets, upgraded kitchen, flooring, utilityroom w/washer and dryer hookup, downstairs power room, full unfinished basement with loads of storage space, four bedrooms upstairs on the 2nd and 3rd levels, all neutral carpet and paint. Perfect for 1st time homebuyers, make reasonable offers.

21. 2016-07-13
    status Under Contract 450-char remark

    Show marketing remark (449 chars)

    bACK ON THE MARKET! Great starter home. This is an corner twin with wrap around front covered porch, brick exterior, fully fenced in rear yard, newer windows, carpets, upgraded kitchen, flooring, utilityroom w/ washer and dryer hookup, downstairs power room, full unfinished basement with loads of storage space, four bedrooms upstairs on the 2nd and 3rd levels, all neutral carpet and paint. Perfect for 1st time homebuyers, make reasonable offers.

22. 2016-07-13
    historical 449-char remark

    Show marketing remark (449 chars)

    bACK ON THE MARKET! Great starter home. This is an corner twin with wrap around front covered porch, brick exterior, fully fenced in rear yard, newer windows, carpets, upgraded kitchen, flooring, utilityroom w/ washer and dryer hookup, downstairs power room, full unfinished basement with loads of storage space, four bedrooms upstairs on the 2nd and 3rd levels, all neutral carpet and paint. Perfect for 1st time homebuyers, make reasonable offers.

23. 2016-07-08
    listed $135,000 Active 450-char remark

    Show marketing remark (449 chars)

    bACK ON THE MARKET! Great starter home. This is an corner twin with wrap around front covered porch, brick exterior, fully fenced in rear yard, newer windows, carpets, upgraded kitchen, flooring, utilityroom w/ washer and dryer hookup, downstairs power room, full unfinished basement with loads of storage space, four bedrooms upstairs on the 2nd and 3rd levels, all neutral carpet and paint. Perfect for 1st time homebuyers, make reasonable offers.

24. 2016-07-08
    listed $135,000 449-char remark

    Show marketing remark (449 chars)

    bACK ON THE MARKET! Great starter home. This is an corner twin with wrap around front covered porch, brick exterior, fully fenced in rear yard, newer windows, carpets, upgraded kitchen, flooring, utilityroom w/ washer and dryer hookup, downstairs power room, full unfinished basement with loads of storage space, four bedrooms upstairs on the 2nd and 3rd levels, all neutral carpet and paint. Perfect for 1st time homebuyers, make reasonable offers.

25. 2016-06-15
    soldstatus $125,000 Sold
26. 2016-05-02
    status Under Contract
27. 2016-04-30
    soldstatus $125,000 Sold
28. 2016-04-04
    status Under Contract
29. 2016-02-11
    listed $135,000 Active
30. 2016-02-01
    historical
31. 2016-02-01
    listed $135,000
32. 2015-01-28
    historical
33. 2014-11-01
    listed $164,500
34. 2011-02-16
    soldstatus $70,000
35. 2011-02-16
    soldstatus $70,000
36. 2011-01-17
    historical
37. 2010-09-15
    listed $73,000
38. 2010-09-15
    listed $73,000
39. 2008-09-30
    historical
40. 2007-10-14
    listed $127,000
41. 2007-07-14
    listed $157,000
42. 2007-07-14
    historical
43. 2007-03-25
    historical
44. 2006-09-25
    listed $165,900
45. 2004-08-03
    soldstatus $95,700
46. 2004-06-03
    soldstatus $95,700
47. 2004-05-11
    historical
48. 2004-04-30
    listed $95,700
49. 2002-01-17
    soldstatus $40,000
50. 2002-01-05
    historical

ⓘ 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: $4,256 · $355/mo
• Projected year-2 tax: $5,334 · $444/mo
• Expected delta: +$1,078/yr (+$90/mo · 25.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $36,060
• − Mortgage interest: −$14,424
• − Property taxes: −$4,256
• − Insurance: −$2,085
• − Repairs & maintenance: −$2,885
• − Management: −$2,885
• − Depreciation: −$7,491
• Taxable income: $2,035
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $5,454/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

+550.0% since first listed

36 events — show timeline

• 2026-05-15 Listed $260,000 BRIGHT MLS
• 2022-12-17 Rental Removed — BRIGHTMLS
• 2016-09-09 Sold (Public Records) $125,000 Public Records
• 2016-08-25 Sold (MLS) $131,500 TREND
• 2016-08-25 Sold (MLS) $131,500 BRIGHT MLS
• 2016-07-13 Pending — TREND
• 2016-07-13 Listing Removed — BRIGHT MLS
• 2016-07-08 Listed $135,000 TREND
• 2016-07-08 Listed $135,000 BRIGHT MLS
• 2016-06-15 Sold (MLS) $125,000 TREND
• 2016-05-02 Pending — TREND
• 2016-04-30 Sold (MLS) $125,000 TREND
• 2016-04-04 Pending — TREND
• 2016-02-11 Listed $135,000 TREND
• 2016-02-01 Listed $135,000 BRIGHT MLS
• 2016-02-01 Listing Removed — BRIGHT MLS
• 2015-01-28 Listing Removed — BRIGHT MLS
• 2014-11-01 Listed $164,500 BRIGHT MLS
• 2011-02-16 Sold (MLS) $70,000 BRIGHT MLS
• 2011-02-16 Sold (MLS) $70,000 TREND
• 2011-01-17 Listing Removed — BRIGHT MLS
• 2010-09-15 Listed $73,000 BRIGHT MLS
• 2010-09-15 Listed $73,000 TREND
• 2008-09-30 Listing Removed — BRIGHT MLS
• 2007-10-14 Listed $127,000 BRIGHT MLS
• 2007-07-14 Listing Removed — BRIGHT MLS
• 2007-07-14 Listed $157,000 BRIGHT MLS
• 2007-03-25 Listing Removed — BRIGHT MLS
• 2006-09-25 Listed $165,900 BRIGHT MLS
• 2004-08-03 Sold (Public Records) $95,700 Public Records
• 2004-06-03 Sold (MLS) $95,700 BRIGHT MLS
• 2004-05-11 Listing Removed — BRIGHT MLS
• 2004-04-30 Listed $95,700 BRIGHT MLS
• 2002-01-17 Sold (MLS) $40,000 BRIGHT MLS
• 2002-01-05 Listing Removed — BRIGHT MLS
• 2001-12-05 Listed $40,000 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2025): $4,256 · +6.6% YoY. Source: county tax records.