76 Main St · Vincentown, NJ 08088

$275,000

None bd · None ba · 1,900 sqft · MultiFamily · 11 Days on market

Built 1900 Fair condition 7,797 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• 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

Discover a unique mixed-use building located right on Main St. This property features a well-appointed office space on the ground floor and a spacious lodge hall on the upper level. Property Highlights: The layout is currently configured with office space downstairs, ideal for various business types, while the expansive lodge hall is perfect for community gatherings, events, or potential conversion into additional residential units. There are endless possibilities for owner-occupied opportunities or conversion potential, making this an attractive investment. The oversized lot provides ample space for expansion or outdoor amenities, enhancing future possibilities. This is a rare opportunity

Key facts

• Office space
• Outdoor amenities
• Expansion potential

Tags

• MIXED-USE BUILDING
• OFFICE SPACE
• EXPANSION POTENTIAL
• OUTDOOR AMENITIES
• PRIME LOCATION
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Property contains 2 total units; Other structures noted above and below grade
• Financial info: Fee simple ownership; Property condition listed as good; Lease not considered

Exterior

• Parking: Public parking available; On-street parking, parking lot, and other parking options
• Utilities: Public water; Public sewer; Electric available; Cable TV available; Multiple phone lines
• Home design: Detached structure; Estimated year built; Above-grade finished area approximately 1,900; Ground rent paid annually; Downtown location with 60 ft road frontage
• Construction: Mixed exterior materials including aluminum siding, vinyl siding, brick and brick front; Masonry elements and mixed plumbing types (copper and mixed); Metal roof; Foundation includes stone and other
• Exterior features: Backs to open common area; Interior lot; Rear yard; Side yards

Interior

• Bedrooms: Total rooms: 4; Configured as a multi-unit property with 2 single-room units
• Heating & cooling: 90% forced air heating (oil fuel); Window cooling units (electric); 100 Amp electrical service; Standby/changeover hot water system
• Interior features: Estimated living area; Basement present (combination)

What this means for you Summary

Snapshot

• This is a multifamily listed at $275k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $275k).
• Cap rate 18.3% 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 B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 156 active listings in the ZIP; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $275,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.15% ✓
• Cap rate: 18.34%
• Cash-on-cash: 43.02%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 2.71×
• Total profit: $131,347
• Equity at exit: $41,003

10-year hold

• IRR: 46.2%
• Equity multiple: 5.43×
• Total profit: $341,133
• Equity at exit: $23,777

Cash invested: $77,000 (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 08088

• Active inventory: 156
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $5,900 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,239
• Net cashflow: $2,761

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$5,900
Total (2 units)			$5,900

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $275,000 Active 11 DOM
2. 2026-06-17
   days on market $275,000 Active 10 DOM
3. 2026-06-16
   days on market $275,000 Active 9 DOM
4. 2026-06-15
   days on market $275,000 Active 8 DOM
5. 2026-06-13
   days on market $275,000 Active 6 DOM
6. 2026-06-13
   days on market $275,000 Active 5 DOM
7. 2026-06-09
   days on market $275,000 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $275,000 Active 1 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 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $70,800
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$5,664
• − Management: −$5,664
• − Depreciation: −$8,000
• Taxable income: $30,568
• Est. tax owed @ 24.0%: −$7,336
• After-tax cash flow: $25,790/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs, particularly to the roof, and some maintenance to the exterior and landscaping. Addressing these issues would significantly increase its value for resale or rental.

Repairs flagged

• Major roof — The independent aerial image shows visible wear and tear on the roof.

Value-add opportunities

• Both repair and replace roof — A new roof would significantly improve the property's appearance and functionality, enhancing both resale and rental value.
• Both paint exterior and landscaping — Fresh paint and landscaping would improve the property's curb appeal, making it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent aerial image shows visible wear and tear on the roof.	Major	$15,000–50,000
Total estimated repair cost · 1 items		$15,000–50,000

Value-add ROI direction

• Both repair and replace roof — A new roof would significantly improve the property's appearance and functionality, enhancing both resale and rental value. ↑
• Both paint exterior and landscaping — Fresh paint and landscaping would improve the property's curb appeal, making it more attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Vincentown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Vincentown, NJ
• Population (ZIP): 24,153

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Asian 2% Black 1%
• Common ancestry: Romanian 8% Slovak 2% Iranian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 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: ▼ -214.45%
• Current HPI: 302.9094
• 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

• 2026-06-07 Listed $275,000 BRIGHT MLS