201 Rancocas Ave · Philadelphia, PA 08075

$369,900

5 bd · None ba · 1,956 sqft · MultiFamily · 14 Days on market

Built 1940 7,998 sqft lot Est $413k · 10% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +12.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

MIXED-USE INVESTMENT OPPORTUNITY - 2 APARTMENYS + RETAIL SPACE. Prime mixed-use investment opportunity on a high-exposure corner lot, ideal for expanding your rental portfolio or launching a small business in a well-trafficked location. This income-producing property features three distinct units: a popular Brazilian restaurant and a 1-bedroom apartment on the main level, plus a 2-bedroom unit upstairs—delivering multiple streams of revenue. All units are occupied by long-term tenants who would prefer to stay (currently leased at $1,300/month each), offering immediate, consistent cash flow. The commercial space offers excellent flexibility, well-suited for food service, retail, office

Key facts

• 7,998 sq ft lot
• 2 parking spots
• Built 1940

Property features AI

Finance

• Other: Fee simple ownership; Living area and year built sourced from assessor
• Financial info: Three total units with 3 currently leased; Gross scheduled income $46,800; Total actual rent $3,900 per month; Net operating income $36,800; Operating expenses approximately $10,000 (includes insurance); Vacancy allowance listed as 100%

Exterior

• Parking: Asphalt driveway with 2 driveway spaces; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric service for cooling; Natural gas for heating and hot water
• Home design: Detached building
• Construction: Frame construction; Concrete perimeter foundation
• Exterior features: Corner lot; Above-grade and below-grade structures noted

Interior

• Bedrooms: One studio/efficiency unit; One one-bedroom unit; Two two-bedroom units
• Heating & cooling: 90% forced air heating (natural gas); Window air conditioning units (electric); Natural gas hot water
• Interior features: Unfinished basement with shelving and outside entrance; Three total dwelling units (multifamily)

What this means for you Summary

Snapshot

• This is a 5-bed/?-bath multifamily listed at $370k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $370k).
• Cap rate 11.4% vs local median 3.5% in Philadelphia — 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 (#348 in PA, #3,054 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-, schools D+, crime F.
• Riverside Township School District (suburban): math 5% / reading 23% proficiency, ranked #455 of 472 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• At $5,220/mo this rent would consume 66% of the median local household income ($94k/yr) (locally 1103% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $104k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y 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 $135k; list at $370k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $369,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.41% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.16%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $412,716
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Rancocas Ave	0.00mi	5/—	1,956 (0%)	0mo	$369,900	$189	100
121 Bridgeboro St	0.59mi	5/—	1,848 (-6%)	9mo	$390,000	$211	55

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: 9.8%
• Equity multiple: 1.39×
• Total profit: $39,974
• Equity at exit: $55,153

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $163,683
• Equity at exit: $31,982

Cash invested: $103,572 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $5,220 medium
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,548/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,096
• Net cashflow: $1,568

Break-even live

Break-even rent $3,236

Max offer price $369,900

Occupancy floor 65%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,625
▸ 2× units	2	1	$3,594
Total (3 units)			$5,220

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Webster St Riverside, NJ	4.0	1.0	1280	$2,700	$2.11	19d	1	0.61mi
420 Ash St Delanco, NJ	4.0	1.5	1267	$2,600	$2.05	1d	1	1.09mi
419 Union Ave Delanco, NJ	4.0	2.0	1444	$2,750	$1.90	1d	1	1.19mi

Listing history 15 events

1. 2026-06-02
   status $369,900 Pending 14 DOM
2. 2026-04-24
   historical Active Under Contract
3. 2026-04-24
   historical
4. 2026-04-11
   listed $369,900 Active
5. 2026-04-11
   listed $369,900 Active
6. 2026-03-18
   historical
7. 2026-03-18
   historical $369,900
8. 2024-05-10
   historical
9. 2024-03-30
   price $300,000
10. 2024-03-28
    listed $275,000 Active
11. 2019-08-30
    soldstatus $135,000 Closed
12. 2019-07-01
    status Pending
13. 2019-05-11
    status Active
14. 2019-03-05
    status Pending
15. 2019-01-14
    listed $159,000 Active

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

Taxation est. · year 1

• Rental income: $62,640
• − Mortgage interest: −$20,720
• − Property taxes: −$5,548
• − Insurance: −$1,850
• − Repairs & maintenance: −$5,011
• − Management: −$5,011
• − Depreciation: −$10,761
• Taxable income: $13,739
• Est. tax owed @ 24.0%: −$3,297
• After-tax cash flow: $15,513/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: Riverside Township School District
• NCES district ID: 3414010
• Math proficiency: 5% ▼ -12.00%
• Reading proficiency: 23% ▼ -5.00%
• Median HH income: $56,244
• Composite: 13.46/100
• National rank: #9522
• State rank: #455 of 472 in NJ

Livability — Philadelphia

• Score: 77/100
• State rank: #348
• US rank: #3054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Burlington County
• City population: 1,559,001
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 30,615
• Household income: $94,407
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 1103.0

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 (70%)
• Race & ethnicity: White 70% Black 10% Hispanic / Latino 9% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 8% Estonian 3% Russian 2%
• Foreign-born: 13% · Canada, China
• Languages at home: 82% English-only · Other Indo-European 8% Spanish 6% 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: ▼ -396.76%
• Current HPI: 281.8091
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+132.6% since first listed

14 events — show timeline

• 2026-04-24 Contingent — BRIGHT MLS
• 2026-04-24 Listing Removed — BRIGHT MLS
• 2026-04-11 Listed $369,900 BRIGHT MLS
• 2026-04-11 Listed $369,900 BRIGHT MLS
• 2026-03-18 Coming Soon — BRIGHT MLS
• 2026-03-18 Coming Soon $369,900 BRIGHT MLS
• 2024-05-10 Listing Removed — BRIGHT MLS
• 2024-03-30 Price Changed $300,000 BRIGHT MLS
• 2024-03-28 Listed $275,000 BRIGHT MLS
• 2019-08-30 Sold (MLS) $135,000 BRIGHT MLS
• 2019-07-01 Pending — BRIGHT MLS
• 2019-05-11 Relisted — BRIGHT MLS
• 2019-03-05 Pending — BRIGHT MLS
• 2019-01-14 Listed $159,000 BRIGHT MLS