4 Mariner Ln · Beverly, NJ 08046

$340,000

3 bd · 2.0 ba · 1,684 sqft · SingleFamily public records · 120 Days on market

Built 1961 6,500 sqft lot Est $345k · at est.

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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 +13.8/30.0
• ARV discount +8.2/15.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Your New Chapter Starts Here This Willingboro ranch welcomes you with the kind of easy, open flow that makes everyday life just work better. Sunlight streams through the living and dining areas—the kind of space where holiday dinners naturally expand from the table into lively conversations that spill into the living room. The kitchen is where you'll actually want to spend time. Fresh cabinetry, granite counters, and stainless appliances make meal prep feel less like a chore, while the breakfast room gives you a casual spot for Saturday morning pancakes before the kids head out to play. Speaking of which—that backyard. The patio connects right to the kitchen, making summer grill

Key facts

• Fresh cabinetry
• Breakfast room
• Stainless appliances

Tags

• OPEN FLOW
• FRESH CABINETRY
• GRANITE COUNTERS
• STAINLESS APPLIANCES
• BREAKFAST ROOM
• PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $29 ($343/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 $307k (9.6% below list).
• Recommended offer: $307k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.0% in Beverly — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#130 in NJ, #3,487 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A; Watch: schools C-, amenities F.
• 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: 155 active listings in the ZIP; 15 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 38% 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 120 days — a 9% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $340k implies a 710% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% 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 $307,419 (9.6% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $345,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Mariner Ln	0.00mi	3/2.0	1,684 (0%)	1mo	$350,000	$208	99
10 Melrose Ln	0.15mi	4/2.0 (+1)	1,725 (+2%)	3mo	$325,000	$188	81
67 Medford Ln	0.37mi	3/2.0	1,624 (-4%)	1mo	$380,000	$234	76
86 Medford Ln	0.44mi	4/2.0 (+1)	1,737 (+3%)	0mo	$271,000	$156	69
45 Mosshill Ln	0.53mi	4/2.0 (+1)	1,684 (0%)	3mo	$420,000	$249	68
14 Mayapple Ln	0.63mi	4/2.0 (+1)	1,624 (-4%)	0mo	$332,999	$205	60
23 Pennant Ln	0.37mi	4/2.5 (+1)	1,883 (+12%)	1mo	$410,000	$218	56
46 Parish Ln	0.65mi	4/3.0 (+1)	1,624 (-4%)	2mo	$370,000	$228	53
60 Pinafore Ln	0.59mi	4/2.5 (+1)	1,797 (+7%)	2mo	$362,000	$201	53
44 Pastoral Ln	0.58mi	4/— (+1)	1,824 (+8%)	2mo	$311,000	$171	53
47 Primrose Ln	0.56mi	4/2.5 (+1)	1,870 (+11%)	3mo	$380,000	$203	46
21 Glenview Ln	0.73mi	4/2.0 (+1)	1,913 (+14%)	1mo	$255,000	$133	37

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-53,197
• Equity at exit: $50,695

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-43,666
• Equity at exit: $29,397

Cash invested: $95,200 (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: 155
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,074 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$475 /mo · $5,704/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $29

Break-even live

Break-even rent $3,038

Max offer price $340,000

Occupancy floor 94%

Sensitivity live

Price	-10% $221	-5% $125	+0% $29	+5% $-68	+10% $-164
Rent	-10% $-214	-5% $-93	+0% $29	+5% $150	+10% $271
Rate	-1.0pp $200	-0.5pp $115	base $29	+0.5pp $-60	+1.0pp $-149

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Marboro Ln Willingboro, NJ	4.0	2.0	1497	$3,995	$2.67	4d	1	0.33mi
1 Mystic Way Willingboro, NJ	4.0	2.5	1952	$2,950	$1.51	0d	1	0.43mi
61 Pennant Ln Willingboro, NJ	3.0	2.0	1384	$2,800	$2.02	2d	1	0.46mi
51 Peacock Ln Willingboro, NJ	4.0	2.0	1372	$2,550	$1.86	0d	1	0.54mi
10 Melville Ln Willingboro, NJ	4.0	2.5	1797	$3,000	$1.67	16d	1	0.60mi
74 Plumtree Ln Willingboro, NJ	4.0	2.0	1624	$3,000	$1.85	0d	1	0.89mi
17 Bonnie Ln Willingboro, NJ	4.0	2.5	1797	$2,890	$1.61	25d	1	0.90mi
128 Rockland Dr Willingboro, NJ	3.0	1.5	1430	$2,500	$1.75	0d	1	0.99mi
16 Radnor Ct Willingboro, NJ	2.0	1.5	1270	$2,100	$1.65	14d	1	1.03mi
2 Radnor Ct Willingboro, NJ	3.0	1.5	1462	$2,750	$1.88	0d	1	1.03mi
23 Raleigh Pl Willingboro, NJ	3.0	2.0	1430	$2,600	$1.82	45d	1	1.13mi
40 Rittenhouse Dr Willingboro, NJ	3.0	1.5	1430	$2,600	$1.82	0d	1	1.16mi
48 Sandstone Ln Willingboro, NJ	4.0	2.0	1372	$2,700	$1.97	0d	1	1.23mi
16 Elridge Ln Willingboro, NJ	3.0	2.0	1350	$2,650	$1.96	0d	1	1.24mi
4236 Route 130 Willingboro, NJ	1.0–3.0	1.0–2.5	1278	$2,710	$2.12	0d	1	1.42mi

Listing history 6 events

1. 2026-04-09
   status Pending
2. 2026-04-08
   historical Active Under Contract
3. 2026-02-27
   price $340,000
4. 2025-12-21
   price $360,000
5. 2025-12-09
   listed $375,000 Active
6. 1984-12-01
   soldstatus $42,000

ⓘ 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: $5,704 · $475/mo
• Projected year-2 tax: $7,085 · $590/mo
• Expected delta: +$1,381/yr (+$115/mo · 24.2%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $36,890
• − Mortgage interest: −$19,045
• − Property taxes: −$5,704
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,951
• − Management: −$2,951
• − Depreciation: −$9,891
• Taxable loss: −$5,353
• Est. tax savings @ 24.0%: +$1,285
• After-tax cash flow: $1,628/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 — Beverly

• Score: 76/100
• State rank: #130
• US rank: #3487

Category grades

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

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): 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

+709.5% since first listed

6 events — show timeline

• 2026-04-09 Pending — BRIGHT MLS
• 2026-04-08 Contingent — BRIGHT MLS
• 2026-02-27 Price Changed $340,000 BRIGHT MLS
• 2025-12-21 Price Changed $360,000 BRIGHT MLS
• 2025-12-09 Listed $375,000 BRIGHT MLS
• 1984-12-01 Sold (Public Records) $42,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $5,704 · +2.0% YoY. Source: county tax records.