109 Eaves Mill Rd · Medford Lakes, NJ 08055

$145,000

1 bd · 1.0 ba · 868 sqft · Townhouse · 8 Days on market

Built 1970 Est $179k · 19% under $279/mo HOA · 16% 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 +17.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +5.5/10.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors and renovators! Second floor, 1-bedroom, 1-bath townhome in Medford Mills is ready for your vision. The unit is in need of updating and TLC, but offers great potential as a rental or personal residence. Convenient location close to shops, transit, and amenities. Being sold as is.

Key facts

• $279 HOA
• Built 1970
• Listed 8 days

Property features AI

Finance

• Financial info: Ownership is fee simple

Exterior

• Parking: On-street parking; Parking lot available
• Utilities: Public water; Private sewer
• Home design: Interior townhouse/rowhouse; Entry level is 1
• Construction: Brick construction; Slab foundation; Above-grade and below-grade structures noted; Built year as recorded by assessor
• Exterior features: No basement; Tidal water not present

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Living area measured by assessor

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $145k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 7.2% vs local median 2.0% in Medford Lakes — 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 66/100 on livability (#348 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Medford Township School District (suburban): math 48% / reading 64% proficiency, ranked #65 of 472 in NJ (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Milton H. Allen Elementary School (math 42% / reading 62%, grade C-, #209 of 1,303 statewide, top 19%, 377 students, 4% FRL) — zoned schools at 4% FRL track the district average.
• Market conditions: 178 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $4k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $145,000

Questions for the listing agent

1. Built in 1970 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.22% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $178,808
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Eaves Mill Rd	0.05mi	1/1.0	868 (0%)	1mo	$178,000	$205	97
45 Turtle Creek Dr	0.07mi	1/1.0	868 (0%)	0mo	$206,500	$238	96
100 Eaves Mill Rd	0.06mi	1/1.0	868 (0%)	2mo	$205,000	$236	96
164 Eaves Mill Rd	0.03mi	1/1.0	840 (-3%)	2mo	$210,000	$250	92
68 Eaves Mill Rd	0.11mi	1/1.0	868 (0%)	6mo	$200,000	$230	90
111 Eaves Mill Rd	0.03mi	1/1.0	868 (0%)	19mo	$171,000	$197	83
62 Eaves Mill Rd	0.12mi	1/1.0	868 (0%)	16mo	$175,000	$202	82
136 Eaves Mill Rd	0.04mi	1/1.0	900 (+4%)	13mo	$185,000	$206	82
52 Forge Rd	0.19mi	1/1.0	868 (0%)	15mo	$165,000	$190	78
32 Eaves Mill Rd	0.20mi	1/1.0	840 (-3%)	10mo	$210,000	$250	77
68 Forge Rd	0.22mi	1/1.0	868 (0%)	22mo	$174,750	$201	71

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-16,134
• Equity at exit: $21,620

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,020
• Equity at exit: $12,537

Cash invested: $40,600 (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 08055

• Active inventory: 178
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$279
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $112

Break-even live

Break-even rent $1,622

Max offer price $145,000

Occupancy floor 89%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 N Main St Unit 3RD FLOOR Medford, NJ	1.0	1.0	785	$1,800	$2.29	1d	1	0.59mi
100 Haynes Run Medford, NJ	1.0	1.0	917	$1,898	$2.07	1d	3	1.09mi
311 Stephen's Rise Medford, NJ	2.0	1.0	900	$1,520	$1.69	1d	1	1.37mi

HOA detail

• Monthly dues: $279 · $3,348/yr

Listing history 7 events

1. 2026-06-18
   days on market $145,000 Active 8 DOM
2. 2026-06-17
   days on market $145,000 Active 7 DOM
3. 2026-06-16
   days on market $145,000 Active 6 DOM
4. 2026-06-15
   days on market $145,000 Active 5 DOM
5. 2026-06-13
   days on market $145,000 Active 3 DOM
6. 2026-06-13
   remarks 302-char remark
7. 2026-06-13
   listed $145,000 Active 2 DOM

ⓘ 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 7/10 Severe 7 d/yr ≥104°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: $21,168
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − HOA: −$3,348
• − Depreciation: −$4,218
• Taxable loss: −$808
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $1,544/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: Medford Township School District
• NCES district ID: 3409870
• Math proficiency: 48% ▼ -16.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $109,312
• Composite: 53.37/100
• National rank: #1476
• State rank: #65 of 472 in NJ

Livability — Medford Lakes

• Score: 66/100
• State rank: #348
• US rank: #11400

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 28,855

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Asian 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 8% Scotch-Irish 2% Slovak 2%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Other Asian/Pacific 1% Spanish 1% 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: ▼ -349.99%
• Current HPI: 319.4226
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-10 Listed $145,000 BRIGHT MLS