27--7 Florence Tollgate Pl · Florence, NJ 08518

$100,000

1 bd · 1.0 ba · 774 sqft · Condo public records · 155 Days on market

Built 1974 $719/mo HOA · 39% 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 +16.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LAST CHANCE TO OWN THIS MOVE IN READY PROPERTY with new heating lines ensuring no future costs for you! The $719 monthly HOA fee provides truly worry-free living, as it includes heat and water, all general area maintenance and a pool that can be used during the Summer, allowing you to enjoy simplified expenses and peace of mind. Welcome to this beautifully updated and vacant 1-bedroom, 1-bathroom 2nd-floor condo one of the brightest units in the entire community, filled with natural light throughout. The moment you enter, you’ll appreciate the modern, updated flooring that flows through each room, creating a warm and inviting feel. The clean, well-maintained kitchen features stunning quartz countertops, blending style and functionality. Freshly painted and completely move-in ready, this home delivers comfort, convenience, and exceptional value. This condo is not only close to major, well-known warehouses but it also offers prime commuter accessibility. Situated just minutes from the NJ Turnpike, PA Turnpike, Route 130, and Route 295 and mere steps from the River Line train station this home provides unbeatable access for daily travel. Whether you're looking to build equity as a homeowner or secure a strong rental investment, this bright and stylish condo is a fantastic opportunity. Don’t miss your chance to make it yours!

Key facts

• Move-in ready
• Quartz countertops
• Updated flooring

Tags

• UPDATED FLOORING
• QUARTZ COUNTERTOPS
• MOVE-IN READY
• PRIME COMMUTER ACCESSIBILITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $65 ($780/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.6% in Florence — 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 71/100 on livability (#255 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime A-; Watch: schools D, amenities F, health & safety F.
• Florence Township School District (suburban): math 19% / reading 45% proficiency, ranked #301 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k 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 155 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $100k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: major wind risk, 27% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.84% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 4.5

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-11,606
• Equity at exit: $14,910

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-2,913
• Equity at exit: $8,646

Cash invested: $28,000 (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 08518

• Home prices YoY: -22.6%
• Active inventory: 40
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$524
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$42
• HOA: −$719
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $65

Break-even live

Break-even rent $1,762

Max offer price $100,000

Occupancy floor 91%

Sensitivity live

Price	-10% $122	-5% $93	+0% $65	+5% $37	+10% $8
Rent	-10% $-81	-5% $-8	+0% $65	+5% $138	+10% $211
Rate	-1.0pp $115	-0.5pp $90	base $65	+0.5pp $39	+1.0pp $13

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Florence Tollgate Pl #4 Florence, NJ	2.0	1.0	960	$1,850	$1.93	15d	1	0.02mi
20 Florence Tollgate Pl #1 Florence, NJ	1.0	1.0	774	$1,800	$2.33	15d	1	0.04mi
5 Florence Tollgate Unit 7 Florence, NJ	2.0	1.5	960	$1,950	$2.03	6d	1	0.09mi
225 W 2nd St Florence, NJ	1.0	1.0	733	$674	$0.92	44d	1	0.69mi
1370 Hornberger Ave Unit A Roebling, NJ	1.0	1.0	600	$1,250	$2.08	44d	1	1.36mi
43 Main St Unit 2B Roebling, NJ	1.0	1.0	704	$1,650	$2.34	44d	1	1.45mi

HOA detail condo

• Monthly dues: $719 · $8,628/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-31
   statusdays on market $100,000 Active 155 DOM
2. 2026-05-04
   status Pending 1357-char remark

   Show marketing remark (1357 chars)

   LAST CHANCE TO OWN THIS MOVE IN READY PROPERTY with new heating lines ensuring no future costs for you! The $719 monthly HOA fee provides truly worry-free living, as it includes heat and water, all general area maintenance and a pool that can be used during the Summer, allowing you to enjoy simplified expenses and peace of mind. Welcome to this beautifully updated and vacant 1-bedroom, 1-bathroom 2nd-floor condo one of the brightest units in the entire community, filled with natural light throughout. The moment you enter, you’ll appreciate the modern, updated flooring that flows through each room, creating a warm and inviting feel. The clean, well-maintained kitchen features stunning quartz countertops, blending style and functionality. Freshly painted and completely move-in ready, this home delivers comfort, convenience, and exceptional value. This condo is not only close to major, well-known warehouses but it also offers prime commuter accessibility. Situated just minutes from the NJ Turnpike, PA Turnpike, Route 130, and Route 295 and mere steps from the River Line train station this home provides unbeatable access for daily travel. Whether you're looking to build equity as a homeowner or secure a strong rental investment, this bright and stylish condo is a fantastic opportunity. Don’t miss your chance to make it yours!

3. 2026-03-14
   price $100,000 1357-char remark

   Show marketing remark (1357 chars)

   LAST CHANCE TO OWN THIS MOVE IN READY PROPERTY with new heating lines ensuring no future costs for you! The $719 monthly HOA fee provides truly worry-free living, as it includes heat and water, all general area maintenance and a pool that can be used during the Summer, allowing you to enjoy simplified expenses and peace of mind. Welcome to this beautifully updated and vacant 1-bedroom, 1-bathroom 2nd-floor condo one of the brightest units in the entire community, filled with natural light throughout. The moment you enter, you’ll appreciate the modern, updated flooring that flows through each room, creating a warm and inviting feel. The clean, well-maintained kitchen features stunning quartz countertops, blending style and functionality. Freshly painted and completely move-in ready, this home delivers comfort, convenience, and exceptional value. This condo is not only close to major, well-known warehouses but it also offers prime commuter accessibility. Situated just minutes from the NJ Turnpike, PA Turnpike, Route 130, and Route 295 and mere steps from the River Line train station this home provides unbeatable access for daily travel. Whether you're looking to build equity as a homeowner or secure a strong rental investment, this bright and stylish condo is a fantastic opportunity. Don’t miss your chance to make it yours!

4. 2026-02-06
   price $105,000 1357-char remark

   Show marketing remark (1357 chars)

   LAST CHANCE TO OWN THIS MOVE IN READY PROPERTY with new heating lines ensuring no future costs for you! The $719 monthly HOA fee provides truly worry-free living, as it includes heat and water, all general area maintenance and a pool that can be used during the Summer, allowing you to enjoy simplified expenses and peace of mind. Welcome to this beautifully updated and vacant 1-bedroom, 1-bathroom 2nd-floor condo one of the brightest units in the entire community, filled with natural light throughout. The moment you enter, you’ll appreciate the modern, updated flooring that flows through each room, creating a warm and inviting feel. The clean, well-maintained kitchen features stunning quartz countertops, blending style and functionality. Freshly painted and completely move-in ready, this home delivers comfort, convenience, and exceptional value. This condo is not only close to major, well-known warehouses but it also offers prime commuter accessibility. Situated just minutes from the NJ Turnpike, PA Turnpike, Route 130, and Route 295 and mere steps from the River Line train station this home provides unbeatable access for daily travel. Whether you're looking to build equity as a homeowner or secure a strong rental investment, this bright and stylish condo is a fantastic opportunity. Don’t miss your chance to make it yours!

5. 2026-01-07
   price $109,900 1357-char remark

   Show marketing remark (1357 chars)

   LAST CHANCE TO OWN THIS MOVE IN READY PROPERTY with new heating lines ensuring no future costs for you! The $719 monthly HOA fee provides truly worry-free living, as it includes heat and water, all general area maintenance and a pool that can be used during the Summer, allowing you to enjoy simplified expenses and peace of mind. Welcome to this beautifully updated and vacant 1-bedroom, 1-bathroom 2nd-floor condo one of the brightest units in the entire community, filled with natural light throughout. The moment you enter, you’ll appreciate the modern, updated flooring that flows through each room, creating a warm and inviting feel. The clean, well-maintained kitchen features stunning quartz countertops, blending style and functionality. Freshly painted and completely move-in ready, this home delivers comfort, convenience, and exceptional value. This condo is not only close to major, well-known warehouses but it also offers prime commuter accessibility. Situated just minutes from the NJ Turnpike, PA Turnpike, Route 130, and Route 295 and mere steps from the River Line train station this home provides unbeatable access for daily travel. Whether you're looking to build equity as a homeowner or secure a strong rental investment, this bright and stylish condo is a fantastic opportunity. Don’t miss your chance to make it yours!

6. 2025-12-01
   listed $115,000 Active 1357-char remark

   Show marketing remark (1357 chars)

   LAST CHANCE TO OWN THIS MOVE IN READY PROPERTY with new heating lines ensuring no future costs for you! The $719 monthly HOA fee provides truly worry-free living, as it includes heat and water, all general area maintenance and a pool that can be used during the Summer, allowing you to enjoy simplified expenses and peace of mind. Welcome to this beautifully updated and vacant 1-bedroom, 1-bathroom 2nd-floor condo one of the brightest units in the entire community, filled with natural light throughout. The moment you enter, you’ll appreciate the modern, updated flooring that flows through each room, creating a warm and inviting feel. The clean, well-maintained kitchen features stunning quartz countertops, blending style and functionality. Freshly painted and completely move-in ready, this home delivers comfort, convenience, and exceptional value. This condo is not only close to major, well-known warehouses but it also offers prime commuter accessibility. Situated just minutes from the NJ Turnpike, PA Turnpike, Route 130, and Route 295 and mere steps from the River Line train station this home provides unbeatable access for daily travel. Whether you're looking to build equity as a homeowner or secure a strong rental investment, this bright and stylish condo is a fantastic opportunity. Don’t miss your chance to make it yours!

7. 2009-06-30
   historical
8. 2008-10-11
   listed $63,636
9. 2008-09-30
   historical
10. 2008-07-14
    listed $64,000
11. 2006-12-01
    historical
12. 2006-06-07
    listed $85,000
13. 2005-06-27
    soldstatus $51,000
14. 1986-12-03
    soldstatus $35,000

ⓘ 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: $1,281 · $107/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$605/yr (+$50/mo · 47.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,129
• − Mortgage interest: −$5,602
• − Property taxes: −$1,281
• − Insurance: −$500
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − HOA: −$8,628
• − Depreciation: −$2,909
• Taxable loss: −$331
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $859/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: Florence Township School District
• NCES district ID: 3405220
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $77,044
• Composite: 30.34/100
• National rank: #6266
• State rank: #301 of 472 in NJ

Livability — Florence

• Score: 71/100
• State rank: #255
• US rank: #7317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, NJ
• City population: 5,830
• Population (ZIP): 5,830

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Two or more races 9% Asian 8% Black 7%
• Hispanic origin (detail): Puerto Rican 7% Cuban 4%
• Common ancestry: Romanian 10% Italian 5% Slovene 3%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 4% Other Asian/Pacific 4%

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: ▼ -93.00%
• Current HPI: 319.1503
• 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

+185.7% since first listed

13 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-03-14 Price Changed $100,000 BRIGHT MLS
• 2026-02-06 Price Changed $105,000 BRIGHT MLS
• 2026-01-07 Price Changed $109,900 BRIGHT MLS
• 2025-12-01 Listed $115,000 BRIGHT MLS
• 2009-06-30 Listing Removed — BRIGHT MLS
• 2008-10-11 Listed $63,636 BRIGHT MLS
• 2008-09-30 Listing Removed — BRIGHT MLS
• 2008-07-14 Listed $64,000 BRIGHT MLS
• 2006-12-01 Listing Removed — BRIGHT MLS
• 2006-06-07 Listed $85,000 BRIGHT MLS
• 2005-06-27 Sold (Public Records) $51,000 Public Records
• 1986-12-03 Sold (Public Records) $35,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,281 · +10.7% YoY. Source: county tax records.