16 Lancaster Ct · Burlington, NJ 08060

$474,000

4 bd · 2.5 ba · 1,858 sqft · SingleFamily public records · 7 Days on market

Built 1978 10,050 sqft lot Est $464k · at est.

---

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 +13.9/30.0
• ARV discount +6.6/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 16 Lancaster Court in the desirable Tarnsfield section of Westampton! This beautifully renovated home is located in a quiet cul de sac on a large flat lot and has been completely redone from top to bottom, offering modern style and turnkey convenience. Step inside to find stunning luxury vinyl plank flooring flowing throughout, complemented by fresh, neutral paint that creates a bright and inviting atmosphere. The fully updated kitchen features premium appliances, sleek finishes, and soft-close cabinets, making it as functional as it is stylish. The bathrooms have been thoughtfully upgraded with luxurious touches, delivering a spa-like feel. With its high-end finishes and meticul

Key facts

• Soft-close cabinets
• Cul de sac
• Premium appliances

Tags

• CUL DE SAC
• LARGE FLAT LOT
• FULLY UPDATED KITCHEN
• PREMIUM APPLIANCES
• SOFT-CLOSE CABINETS
• UPGRADED BATHROOMS

Property features AI

Finance

• HOA & community: Ground rent paid annually

Exterior

• Parking: Attached garage with one parking space and additional storage area
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached residence; Fee simple ownership
• Construction: Frame construction; Slab foundation; Year built from assessor
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures noted; Lot approximately 75 x 134

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Electric hot water
• Interior features: One fireplace; Two access exits

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $474k.

Deal economics

• At list price, monthly cash flow is $53 ($634/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 $420k (11.4% below list).
• Recommended offer: $420k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.9% in Burlington — 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 78/100 on livability (#89 in NJ, #2,359 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: amenities F.
• Westampton Township Public School District (suburban): math 17% / reading 44% proficiency, ranked #288 of 472 in NJ (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Holly Hills Elementary School (math 17% / reading 42%, grade F, #731 of 1,303 statewide, top 59%, 394 students, 19% FRL); Westampton Township Middle School (math 17% / reading 45%, grade F, #299 of 431 statewide, top 70%, 529 students, 22% FRL); Rancocas Valley Regional High School (math 29% / reading 49%, grade F, #197 of 399 statewide, top 51%, 1,981 students, 25% FRL).
• Market conditions: Rents rising (+1.4%/yr); 137 active listings in the ZIP; 12 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).
• At $4,201/mo this rent would consume 46% of the median local household income ($109k/yr) (locally 562% 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 $14k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% 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 $420,122 (11.4% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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?
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 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: 0.89% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $464,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Lancaster Ct	0.00mi	4/2.5	1,858 (0%)	0mo	$485,000	$261	100
21 Whitlow Dr	0.12mi	4/2.0	1,700 (-8%)	1mo	$475,000	$279	77
916 Russo Dr	0.08mi	3/1.5 (-1)	1,666 (-10%)	1mo	$310,000	$186	69
14 Lancaster Ct	0.01mi	3/2.5 (-1)	2,128 (+14%)	2mo	$450,000	$211	69
65 Dover Rd	0.31mi	3/1.5 (-1)	1,860 (+0%)	11mo	$445,555	$240	67
4 Brighton Ct	0.40mi	4/1.5	1,748 (-6%)	2mo	$400,000	$229	66
901 Russo Dr	0.07mi	3/1.5 (-1)	1,666 (-10%)	6mo	$350,000	$210	66
15 Lancaster Dr	0.16mi	3/2.5 (-1)	2,044 (+10%)	8mo	$510,000	$250	65
1010 Holly Ln	0.37mi	4/1.5	1,938 (+4%)	11mo	$435,000	$224	62
444 Pennington Dr	0.34mi	4/2.0	1,668 (-10%)	11mo	$440,000	$264	56
71 Dover Rd	0.33mi	3/1.5 (-1)	1,584 (-15%)	7mo	$420,000	$265	45
98 Sherwood Ln	0.73mi	3/1.5 (-1)	1,683 (-9%)	8mo	$450,000	$267	34

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-79,964
• Equity at exit: $70,675

10-year hold

• IRR: -12.5%
• Equity multiple: 0.31×
• Total profit: $-91,206
• Equity at exit: $40,983

Cash invested: $132,720 (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 08060

• Home prices YoY: -34.5%
• Rents YoY: 1.4%
• Active inventory: 137
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $4,201 high
• Mortgage (P&I): −$2,486
• Tax from tax record: −$583 /mo · $6,995/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $53

Break-even live

Break-even rent $4,134

Max offer price $474,000

Occupancy floor 94%

Sensitivity live

Price	-10% $321	-5% $187	+0% $53	+5% $-81	+10% $-216
Rent	-10% $-279	-5% $-113	+0% $53	+5% $219	+10% $385
Rate	-1.0pp $292	-0.5pp $173	base $53	+0.5pp $-70	+1.0pp $-195

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: $118,500
• Closing costs: $14,220
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Russo Dr Westampton, NJ	5.0	3.0	1666	$5,000	$3.00	0d	1	0.07mi
502 Bloomfield Dr Westampton, NJ	4.0	3.0	1666	$4,950	$2.97	0d	1	0.09mi
501 Bloomfield Dr Westampton, NJ	4.0	2.0	1975	$4,950	$2.51	0d	1	0.11mi
610 Ogden Dr Westampton, NJ	4.0	2.0	2370	$4,200	$1.77	24d	1	0.23mi
1 Kirby Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1349	$3,125	$2.32	0d	13	0.42mi
302 Barrington Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1226	$2,959	$2.41	0d	11	0.46mi
10 Stanton Rd Mount Holly, NJ	3.0	2.5	2208	$3,300	$1.49	0d	1	0.54mi
64 Regency Dr Mt Holly, NJ	1.0–3.0	1.0–2.0	1066	$2,800	$2.63	0d	1	0.62mi
144 Washington St Unit C Mt Holly, NJ	3.0	1.0	1450	$2,370	$1.63	16d	1	1.08mi
209 Front St Mount Holly, NJ	4.0	2.5	1500	$4,950	$3.30	0d	1	1.22mi
37 Church St Mount Holly, NJ	3.0	1.5	1900	$2,370	$1.25	12d	1	1.35mi
209 Mill St Mount Holly, NJ	3.0	1.5	1274	$2,400	$1.88	3d	1	1.42mi

Listing history 2 events

1. 2026-05-07
   status Pending
2. 2026-04-30
   listed $474,000 Active

ⓘ 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: $6,995 · $583/mo
• Projected year-2 tax: $9,399 · $783/mo
• Expected delta: +$2,404/yr (+$200/mo · 34.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $50,415
• − Mortgage interest: −$26,551
• − Property taxes: −$6,995
• − Insurance: −$2,370
• − Repairs & maintenance: −$4,033
• − Management: −$4,033
• − Depreciation: −$13,789
• Taxable loss: −$7,358
• Est. tax savings @ 24.0%: +$1,766
• After-tax cash flow: $2,399/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: Westampton Township Public School District
• NCES district ID: 3417730
• Math proficiency: 17% ▼ -21.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $97,154
• Composite: 31.02/100
• National rank: #6090
• State rank: #288 of 472 in NJ

Livability — Burlington

• Score: 78/100
• State rank: #89
• US rank: #2359

Category grades

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

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): 25,835
• Household income: $109,292
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 562.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 49% Black 25% Two or more races 15% Hispanic / Latino 13% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 1%
• Foreign-born: 11% · Canada, Dominican Republic, China
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -156.50%
• Current HPI: 296.564
• Rent YoY: ▲ 1.42%
• 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

2 events — show timeline

• 2026-05-07 Pending — BRIGHT MLS
• 2026-04-30 Listed $474,000 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2025): $6,995 · +9.6% YoY. Source: county tax records.