49 Belmont Ln · Burlington, NJ 08046

$349,998

4 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 24 Days on market

Built 1959 6,500 sqft lot Est $375k · 7% under

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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 +20.8/30.0
• ARV discount +10.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated single-family home in Willingboro, offering the perfect blend of modern updates, flexible living space, and everyday comfort. Located at 49 Willingboro, this spacious home features 4 generously sized bedrooms and 2 full bathrooms across approximately 1,490 square feet of living space.The thoughtfully designed layout includes 2 bedrooms and 1 full bath on the main level, ideal for convenient one-floor living, guests, or a home office setup. Upstairs, you?ll find 2 additional bedrooms and another full bath, providing privacy and versatility.Enjoy cooking and entertaining in this newly renovated home with bright, inviting spaces throughout. The large sunroom offers the perfect spot to relax year-round while overlooking the expansive outdoor area with plenty of room for gatherings, gardening, play, or pets.Additional highlights include an attached indoor garage, a spacious driveway accommodating 3+ cars, and abundant outdoor space rarely found at this price point. Don?t miss the opportunity to make this beautifully updated home yours!

Key facts

• Renovated home
• Large sunroom
• Main level

Tags

• RENOVATED HOME
• FLEXIBLE LIVING SPACE
• MAIN LEVEL
• LARGE SUNROOM
• EXPANSIVE OUTDOOR AREA
• ATTACHED INDOOR GARAGE

Property features AI

Exterior

• Parking: Attached side-entry garage with inside access and automatic garage door opener; Total of 4 garage and driveway parking spaces (garage + 3 driveway spaces)
• Utilities: Public water; No septic system (connected to sewer); Natural gas service
• Home design: Detached single-family home; Frame construction; Slab foundation
• Construction: Frame construction; Slab foundation
• Exterior features: Lot dimensions approximately 65 x 100; No tidal water

Interior

• Bedrooms: 2 bedrooms on the main level; 2 bedrooms on the upper level
• Bathrooms: 2 full bathrooms (1 on main level, 1 on upper level)
• Heating & cooling: Baseboard hot water heating; Natural gas heating and hot water
• Interior features: 9 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $345k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• 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.
• Zoned schools: Hawthorne Park Elementary School (math 8% / reading 27%, grade F, #1,065 of 1,303 statewide, top 83%, 392 students, 10% FRL); Willingboro Memorial Middle School (math 5% / reading 34%, grade F, #398 of 431 statewide, top 93%, 600 students, 8% FRL); Willingboro High School (math 2% / reading 37%, grade F, #354 of 399 statewide, top 89%, 842 students, 0% FRL) — zoned schools average 6% FRL vs 48% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 155 active listings in the ZIP; 21 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 $3,718/mo this rent would consume 45% of the median local household income ($98k/yr) (locally 342% 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 $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 24 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $175k; list at $350k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $344,748 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $375,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Hamilton Ln	0.24mi	5/2.0 (+1)	1,562 (-4%)	2mo	$335,000	$214	76
33 Belmont Ln	0.07mi	4/2.5	1,797 (+11%)	2mo	$335,000	$186	75
20 Huntington Ln	0.42mi	4/2.0	1,562 (-4%)	0mo	$335,000	$214	74
55 Babcock Ln	0.10mi	4/2.5	1,797 (+11%)	3mo	$440,000	$245	73
31 Henderson Ln	0.51mi	3/2.0 (-1)	1,696 (+4%)	2mo	$280,000	$165	63
10 Hancock Ln	0.31mi	3/2.5 (-1)	1,799 (+11%)	1mo	$415,000	$231	60
21 Stafford Ln	0.74mi	4/2.0	1,572 (-3%)	2mo	$369,000	$235	58
111 Hazelwood Cir	0.75mi	3/2.0 (-1)	1,570 (-3%)	2mo	$370,000	$236	52
47 Holstone Ln	0.47mi	3/2.0 (-1)	1,843 (+14%)	1mo	$350,000	$190	50
42 Bucknell Ln	0.45mi	3/2.0 (-1)	1,384 (-15%)	2mo	$365,000	$264	48
534 Charleston Rd	0.63mi	3/2.0 (-1)	1,444 (-11%)	2mo	$407,000	$282	45
15 Harrison Dr	0.58mi	3/2.0 (-1)	1,843 (+14%)	3mo	$236,900	$129	43

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-26,139
• Equity at exit: $52,186

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $16,832
• Equity at exit: $30,261

Cash invested: $97,999 (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: 7.8×

Monthly cashflow live

• Estimated rent: $3,718 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$477 /mo · $5,722/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$781
• Net cashflow: $479

Break-even live

Break-even rent $3,112

Max offer price $349,998

Occupancy floor 82%

Sensitivity live

Price	-10% $677	-5% $578	+0% $479	+5% $380	+10% $281
Rent	-10% $185	-5% $332	+0% $479	+5% $626	+10% $772
Rate	-1.0pp $655	-0.5pp $568	base $479	+0.5pp $388	+1.0pp $296

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Burgess Ln Willingboro, NJ	5.0	2.0	1864	$4,500	$2.41	0d	1	0.07mi
34 Hopkins Ln Willingboro, NJ	3.0	2.0	1696	$3,200	$1.89	0d	1	0.35mi
29 Hinsdale Ln Willingboro, NJ	4.0	2.0	1570	$3,750	$2.39	0d	1	0.43mi
89 Hampshire Ln Willingboro, NJ	4.0	2.0	1562	$3,400	$2.18	11d	1	0.48mi
46 Beaverdale Ln Willingboro, NJ	5.0	2.0	1650	$3,450	$2.09	16d	1	0.51mi
17 Bonnie Ln Willingboro, NJ	4.0	2.5	1797	$2,890	$1.61	25d	1	0.54mi
12 Holbrook Ln Willingboro, NJ	5.0	2.0	2100	$3,750	$1.79	16d	1	0.63mi
10 Melville Ln Willingboro, NJ	4.0	2.5	1797	$3,000	$1.67	16d	1	0.72mi
48 Sandstone Ln Willingboro, NJ	4.0	2.0	1372	$2,700	$1.97	0d	1	0.75mi
17 Snowdon Ln Willingboro, NJ	3.0	2.0	1200	$2,700	$2.25	0d	1	0.80mi
6 Sherwood Ln Willingboro, NJ	4.0	2.0	1372	$3,200	$2.33	0d	1	0.86mi
1 Mystic Way Willingboro, NJ	4.0	2.5	1952	$2,950	$1.51	0d	1	0.89mi
124 Pennypacker Dr Willingboro, NJ	5.0	2.0	1624	$4,450	$2.74	0d	1	1.01mi
41 Messenger Ln Willingboro, NJ	5.0	2.0	1497	$3,500	$2.34	6d	1	1.02mi
16 Elridge Ln Willingboro, NJ	3.0	2.0	1350	$2,650	$1.96	0d	1	1.13mi
61 Pennant Ln Willingboro, NJ	3.0	2.0	1384	$2,800	$2.02	2d	1	1.16mi
74 Plumtree Ln Willingboro, NJ	4.0	2.0	1624	$3,000	$1.85	0d	1	1.20mi
48 Marboro Ln Willingboro, NJ	4.0	2.0	1497	$3,995	$2.67	4d	1	1.27mi
51 Peacock Ln Willingboro, NJ	4.0	2.0	1372	$2,550	$1.86	0d	1	1.30mi
23 Raleigh Pl Willingboro, NJ	3.0	2.0	1430	$2,600	$1.82	45d	1	1.41mi
4236 Route 130 Willingboro, NJ	1.0–3.0	1.0–2.5	1278	$2,710	$2.12	0d	1	1.44mi

Listing history 25 events

1. 2026-06-21
   days on market $349,998 Active 24 DOM
2. 2026-06-18
   days on market $349,998 Active 21 DOM
3. 2026-06-17
   days on market $349,998 Active 20 DOM
4. 2026-06-16
   days on market $349,998 Active 19 DOM
5. 2026-06-15
   days on market $349,998 Active 18 DOM
6. 2026-06-13
   days on market $349,998 Active 16 DOM
7. 2026-06-13
   days on market $349,998 Active 15 DOM
8. 2026-06-09
   days on market $349,998 Active 12 DOM
9. 2026-06-08
   days on market $349,998 Active 11 DOM
10. 2026-06-07
    days on market $349,998 Active 10 DOM
11. 2026-06-04
    days on market $349,998 Active 7 DOM
12. 2026-06-03
    days on market $349,998 Active 6 DOM
13. 2026-06-02
    days on market $349,998 Active 5 DOM
14. 2026-06-01
    days on market $349,998 Active 4 DOM
15. 2026-05-31
    days on market $349,998 Active 3 DOM
16. 2026-05-27
    listed $349,998 Active
17. 2026-05-20
    listed $349,998 Active 1084-char remark

    Show marketing remark (1084 chars)

    Welcome to this beautifully renovated single-family home in Willingboro, offering the perfect blend of modern updates, flexible living space, and everyday comfort. Located at 49 Willingboro, this spacious home features 4 generously sized bedrooms and 2 full bathrooms across approximately 1,490 square feet of living space.The thoughtfully designed layout includes 2 bedrooms and 1 full bath on the main level, ideal for convenient one-floor living, guests, or a home office setup. Upstairs, you?ll find 2 additional bedrooms and another full bath, providing privacy and versatility.Enjoy cooking and entertaining in this newly renovated home with bright, inviting spaces throughout. The large sunroom offers the perfect spot to relax year-round while overlooking the expansive outdoor area with plenty of room for gatherings, gardening, play, or pets.Additional highlights include an attached indoor garage, a spacious driveway accommodating 3+ cars, and abundant outdoor space rarely found at this price point. Don?t miss the opportunity to make this beautifully updated home yours!

18. 2021-12-01
    soldstatus $175,000
19. 2021-10-29
    soldstatus $175,000 Closed 822-char remark

    Show marketing remark (822 chars)

    This 4 bedroom 2 full bath home is located in Buckingham section of Willingboro. Walk in to a nice size family room with eat in kitchen that has large sliding glass windows allowing natural light and fresh air. Enclosed sunroom that leads to the one car garage and backyard. Upstairs has 2 large size bedrooms and one full bath. New windows all throughout the home were installed 2015. Replace Gutters in 2015. Oil tank converted to gas in 2009. New vinyl flooring in living room and downstairs bedrooms finished in 2015. This cape cod style home is a fixer upper, perfect for someone who wants to renovate to make their own or as an investment opportunity. This house is being sold AS IS. ALL inspections strictly for informational purposes only. Buyer will be responsible for any lender and township CO requirements.

20. 2021-08-19
    status Pending 822-char remark

    Show marketing remark (822 chars)

    This 4 bedroom 2 full bath home is located in Buckingham section of Willingboro. Walk in to a nice size family room with eat in kitchen that has large sliding glass windows allowing natural light and fresh air. Enclosed sunroom that leads to the one car garage and backyard. Upstairs has 2 large size bedrooms and one full bath. New windows all throughout the home were installed 2015. Replace Gutters in 2015. Oil tank converted to gas in 2009. New vinyl flooring in living room and downstairs bedrooms finished in 2015. This cape cod style home is a fixer upper, perfect for someone who wants to renovate to make their own or as an investment opportunity. This house is being sold AS IS. ALL inspections strictly for informational purposes only. Buyer will be responsible for any lender and township CO requirements.

21. 2021-08-05
    listed $165,000 Active 822-char remark

    Show marketing remark (822 chars)

    This 4 bedroom 2 full bath home is located in Buckingham section of Willingboro. Walk in to a nice size family room with eat in kitchen that has large sliding glass windows allowing natural light and fresh air. Enclosed sunroom that leads to the one car garage and backyard. Upstairs has 2 large size bedrooms and one full bath. New windows all throughout the home were installed 2015. Replace Gutters in 2015. Oil tank converted to gas in 2009. New vinyl flooring in living room and downstairs bedrooms finished in 2015. This cape cod style home is a fixer upper, perfect for someone who wants to renovate to make their own or as an investment opportunity. This house is being sold AS IS. ALL inspections strictly for informational purposes only. Buyer will be responsible for any lender and township CO requirements.

22. 2002-04-01
    soldstatus $79,500
23. 1983-11-01
    soldstatus $46,000
24. 1980-10-01
    soldstatus $37,135
25. 1978-10-01
    soldstatus $31,000

ⓘ 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: $5,722 · $477/mo
• Projected year-2 tax: $7,219 · $602/mo
• Expected delta: +$1,496/yr (+$125/mo · 26.2%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $44,611
• − Mortgage interest: −$19,605
• − Property taxes: −$5,722
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,569
• − Management: −$3,569
• − Depreciation: −$10,182
• Taxable income: $214
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $5,694/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 — 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): 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

+1029.0% since first listed

10 events — show timeline

• 2026-05-27 Listed $349,998 BRIGHT MLS
• 2026-05-20 Listed $349,998 GSMLS
• 2021-12-01 Sold (Public Records) $175,000 Public Records
• 2021-10-29 Sold (MLS) $175,000 BRIGHT MLS
• 2021-08-19 Pending — BRIGHT MLS
• 2021-08-05 Listed $165,000 BRIGHT MLS
• 2002-04-01 Sold (Public Records) $79,500 Public Records
• 1983-11-01 Sold (Public Records) $46,000 Public Records
• 1980-10-01 Sold (Public Records) $37,135 Public Records
• 1978-10-01 Sold (Public Records) $31,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $5,722 · +2.0% YoY. Source: county tax records.