19 Francis St · Wrightstown, NJ 08562

$345,000

4 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 8 Days on market

Built 1945 5,001 sqft lot $306/sqft · 14% above area Est $302k · 14% over

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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 +19.2/30.0
• Appreciation +8.7/10.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0

Listing remarks MLS

Clean and well-maintained Cape Cod featuring 4 bedrooms and 1 full bath. The main level offers a bright living room, eat-in kitchen, dining room or bonus room, two comfortable bedrooms, and a full hall bath. Upstairs, you’ll find two additional bedrooms, providing flexible space for family, guests, or a home office. The full basement is partially finished, offering extra living or storage space. Exterior features include an oversized one-car garage, a long driveway for ample parking, and a vinyl-fenced backyard—perfect for privacy and outdoor enjoyment. Situated on a desirable corner property. Additional highlights include central air and a newer roof.

Key facts

• 5,001 sq ft lot
• Garage
• Built 1945

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).

Location & tenants

• Location reads 58/100 on livability (#503 in NJ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools D+, employment D+.
• New Hanover Township (town): math 35% / reading 50% proficiency, ranked #456 of 612 in NJ (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $25k appreciation (7.3% local appreciation)).
• Burlington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $97k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 11y ago; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $275k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $345,000

Questions for the listing agent

1. Built in 1945 — 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. 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?
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: 1.03% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (median comp): $301,935
• List price: $345,000
• Delta: 14.26%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Francis St	0.07mi	3/1.0 (-1)	1,104 (-2%)	14mo	$139,900	$127	77
45 W Main St	0.47mi	3/1.0 (-1)	1,104 (-2%)	2mo	$319,000	$289	68
225 Platt Ave	0.16mi	3/1.5 (-1)	1,196 (+6%)	23mo	$285,000	$238	56
218 Platt Ave	0.11mi	3/2.0 (-1)	1,248 (+11%)	17mo	$345,000	$276	54
245 Platt Ave	0.29mi	3/1.5 (-1)	1,040 (-8%)	20mo	$185,000	$178	50
16 Mcguire St	0.03mi	3/1.0 (-1)	960 (-15%)	23mo	$325,000	$339	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.57×
• Total profit: $151,557
• Equity at exit: $246,698

10-year hold

• IRR: 20.5%
• Equity multiple: 5.37×
• Total profit: $422,288
• Equity at exit: $475,687

Cash invested: $96,600 (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 08562

• Home prices YoY: 2.5%
• Active inventory: 33
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,555 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$481 /mo · $5,775/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $374

Break-even live

Break-even rent $3,081

Max offer price $345,000

Occupancy floor 84%

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3700a Circle Dr McGuire AFB, NJ	2.0–4.0	1.0–2.5	1989	$3,555	$1.79	1d	1	1.45mi

Listing history 34 events

1. 2026-05-05
   status Pending 672-char remark

   Show marketing remark (672 chars)

   Clean and well-maintained Cape Cod featuring 4 bedrooms and 1 full bath. The main level offers a bright living room, eat-in kitchen, dining room or bonus room, two comfortable bedrooms, and a full hall bath. Upstairs, you’ll find two additional bedrooms, providing flexible space for family, guests, or a home office. The full basement is partially finished, offering extra living or storage space. Exterior features include an oversized one-car garage, a long driveway for ample parking, and a vinyl-fenced backyard—perfect for privacy and outdoor enjoyment. Situated on a desirable corner property. Additional highlights include central air and a newer roof.

2. 2026-05-05
   price $345,000 672-char remark

   Show marketing remark (672 chars)

   Clean and well-maintained Cape Cod featuring 4 bedrooms and 1 full bath. The main level offers a bright living room, eat-in kitchen, dining room or bonus room, two comfortable bedrooms, and a full hall bath. Upstairs, you’ll find two additional bedrooms, providing flexible space for family, guests, or a home office. The full basement is partially finished, offering extra living or storage space. Exterior features include an oversized one-car garage, a long driveway for ample parking, and a vinyl-fenced backyard—perfect for privacy and outdoor enjoyment. Situated on a desirable corner property. Additional highlights include central air and a newer roof.

3. 2026-04-27
   status Active 672-char remark

   Show marketing remark (672 chars)

   Clean and well-maintained Cape Cod featuring 4 bedrooms and 1 full bath. The main level offers a bright living room, eat-in kitchen, dining room or bonus room, two comfortable bedrooms, and a full hall bath. Upstairs, you’ll find two additional bedrooms, providing flexible space for family, guests, or a home office. The full basement is partially finished, offering extra living or storage space. Exterior features include an oversized one-car garage, a long driveway for ample parking, and a vinyl-fenced backyard—perfect for privacy and outdoor enjoyment. Situated on a desirable corner property. Additional highlights include central air and a newer roof.

4. 2026-04-15
   historical 672-char remark

   Show marketing remark (672 chars)

   Clean and well-maintained Cape Cod featuring 4 bedrooms and 1 full bath. The main level offers a bright living room, eat-in kitchen, dining room or bonus room, two comfortable bedrooms, and a full hall bath. Upstairs, you’ll find two additional bedrooms, providing flexible space for family, guests, or a home office. The full basement is partially finished, offering extra living or storage space. Exterior features include an oversized one-car garage, a long driveway for ample parking, and a vinyl-fenced backyard—perfect for privacy and outdoor enjoyment. Situated on a desirable corner property. Additional highlights include central air and a newer roof.

5. 2026-04-14
   historical $319,900 672-char remark

   Show marketing remark (672 chars)

   Clean and well-maintained Cape Cod featuring 4 bedrooms and 1 full bath. The main level offers a bright living room, eat-in kitchen, dining room or bonus room, two comfortable bedrooms, and a full hall bath. Upstairs, you’ll find two additional bedrooms, providing flexible space for family, guests, or a home office. The full basement is partially finished, offering extra living or storage space. Exterior features include an oversized one-car garage, a long driveway for ample parking, and a vinyl-fenced backyard—perfect for privacy and outdoor enjoyment. Situated on a desirable corner property. Additional highlights include central air and a newer roof.

6. 2024-05-09
   soldstatus $275,000
7. 2024-05-01
   soldstatus $275,000 Closed 704-char remark

   Show marketing remark (704 chars)

   Welcome to this meticulously maintained property conveniently located next to Joint Base McGuire-Dix-Lakehurst! This well-appointed home offers modern upgrades and updates throughout. Step inside to discover a recently installed HVAC system (2019) and AC unit (2020), ensuring comfort year-round. The newly renovated first floor boasts fresh flooring, and a freshly updated kitchen with new appliances. Enjoy outdoor living at its finest with a brand new patio in the spacious backyard. Plus, the recently insulated and framed basement offers endless possibilities, featuring a laundry area with new washer, dryer, and sink. Don't miss out on this turnkey property offering both comfort and convenience!

8. 2024-04-10
   status Pending 704-char remark

   Show marketing remark (704 chars)

   Welcome to this meticulously maintained property conveniently located next to Joint Base McGuire-Dix-Lakehurst! This well-appointed home offers modern upgrades and updates throughout. Step inside to discover a recently installed HVAC system (2019) and AC unit (2020), ensuring comfort year-round. The newly renovated first floor boasts fresh flooring, and a freshly updated kitchen with new appliances. Enjoy outdoor living at its finest with a brand new patio in the spacious backyard. Plus, the recently insulated and framed basement offers endless possibilities, featuring a laundry area with new washer, dryer, and sink. Don't miss out on this turnkey property offering both comfort and convenience!

9. 2024-04-06
   historical Active Under Contract 704-char remark

   Show marketing remark (704 chars)

   Welcome to this meticulously maintained property conveniently located next to Joint Base McGuire-Dix-Lakehurst! This well-appointed home offers modern upgrades and updates throughout. Step inside to discover a recently installed HVAC system (2019) and AC unit (2020), ensuring comfort year-round. The newly renovated first floor boasts fresh flooring, and a freshly updated kitchen with new appliances. Enjoy outdoor living at its finest with a brand new patio in the spacious backyard. Plus, the recently insulated and framed basement offers endless possibilities, featuring a laundry area with new washer, dryer, and sink. Don't miss out on this turnkey property offering both comfort and convenience!

10. 2024-04-03
    listed $260,000 Active 704-char remark

    Show marketing remark (704 chars)

    Welcome to this meticulously maintained property conveniently located next to Joint Base McGuire-Dix-Lakehurst! This well-appointed home offers modern upgrades and updates throughout. Step inside to discover a recently installed HVAC system (2019) and AC unit (2020), ensuring comfort year-round. The newly renovated first floor boasts fresh flooring, and a freshly updated kitchen with new appliances. Enjoy outdoor living at its finest with a brand new patio in the spacious backyard. Plus, the recently insulated and framed basement offers endless possibilities, featuring a laundry area with new washer, dryer, and sink. Don't miss out on this turnkey property offering both comfort and convenience!

11. 2024-03-14
    historical $260,000 704-char remark

    Show marketing remark (704 chars)

    Welcome to this meticulously maintained property conveniently located next to Joint Base McGuire-Dix-Lakehurst! This well-appointed home offers modern upgrades and updates throughout. Step inside to discover a recently installed HVAC system (2019) and AC unit (2020), ensuring comfort year-round. The newly renovated first floor boasts fresh flooring, and a freshly updated kitchen with new appliances. Enjoy outdoor living at its finest with a brand new patio in the spacious backyard. Plus, the recently insulated and framed basement offers endless possibilities, featuring a laundry area with new washer, dryer, and sink. Don't miss out on this turnkey property offering both comfort and convenience!

12. 2019-11-15
    soldstatus $169,000
13. 2019-10-31
    soldstatus $169,000 Closed
14. 2019-09-12
    status Pending
15. 2019-09-03
    historical Active Under Contract
16. 2019-08-20
    listed $165,000 Active
17. 2017-10-19
    soldstatus $131,000
18. 2017-09-20
    soldstatus $131,000
19. 2017-09-20
    soldstatus $131,000 Sold
20. 2017-08-01
    status Under Contract
21. 2017-07-21
    historical Contingent - Other
22. 2017-06-19
    listed $125,000 Active
23. 2017-06-16
    listed $125,000
24. 2017-06-14
    historical
25. 2017-06-13
    historical
26. 2016-12-13
    listed $149,000 Active
27. 2016-12-13
    listed $149,000
28. 2015-09-22
    soldstatus $104,500
29. 2015-08-31
    soldstatus $104,500
30. 2015-08-31
    soldstatus $104,500 Sold
31. 2015-08-27
    status Under Contract
32. 2015-07-24
    historical
33. 2015-02-13
    listed $99,900
34. 2015-02-13
    listed $99,900 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: $5,775 · $481/mo
• Projected year-2 tax: $7,183 · $599/mo
• Expected delta: +$1,408/yr (+$117/mo · 24.4%)

ⓘ 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 ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,660
• − Mortgage interest: −$19,325
• − Property taxes: −$5,775
• − Insurance: −$1,725
• − Repairs & maintenance: −$3,413
• − Management: −$3,413
• − Depreciation: −$10,036
• Taxable loss: −$1,027
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $4,737/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: New Hanover Township
• NCES district ID: 3411250
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $60,713
• Composite: 39.88/100
• National rank: #7939
• State rank: #456 of 612 in NJ

Livability — Wrightstown

• Score: 58/100
• State rank: #503
• US rank: #21127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wrightstown, NJ
• Population (ZIP): 4,301

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 (67%)
• Race & ethnicity: White 67% Two or more races 22% Hispanic / Latino 15% Black 6%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% Russian/Polish/Slavic 2% Tagalog/Filipino 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: ▲ 7.34%
• Current HPI: 306.1085
• 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

+245.3% since first listed

34 events — show timeline

• 2026-05-05 Pending — BRIGHT MLS
• 2026-05-05 Price Changed $345,000 BRIGHT MLS
• 2026-04-27 Relisted — BRIGHT MLS
• 2026-04-15 Listing Removed — BRIGHT MLS
• 2026-04-14 Coming Soon $319,900 BRIGHT MLS
• 2024-05-09 Sold (Public Records) $275,000 Public Records
• 2024-05-01 Sold (MLS) $275,000 BRIGHT MLS
• 2024-04-10 Pending — BRIGHT MLS
• 2024-04-06 Contingent — BRIGHT MLS
• 2024-04-03 Listed $260,000 BRIGHT MLS
• 2024-03-14 Coming Soon $260,000 BRIGHT MLS
• 2019-11-15 Sold (Public Records) $169,000 Public Records
• 2019-10-31 Sold (MLS) $169,000 BRIGHT MLS
• 2019-09-12 Pending — BRIGHT MLS
• 2019-09-03 Contingent — BRIGHT MLS
• 2019-08-20 Listed $165,000 BRIGHT MLS
• 2017-10-19 Sold (Public Records) $131,000 Public Records
• 2017-09-20 Sold (MLS) $131,000 TREND
• 2017-09-20 Sold (MLS) $131,000 BRIGHT MLS
• 2017-08-01 Pending — TREND
• 2017-07-21 Contingent — TREND
• 2017-06-19 Listed $125,000 TREND
• 2017-06-16 Listed $125,000 BRIGHT MLS
• 2017-06-14 Delisted — MOMLS
• 2017-06-13 Listing Removed — BRIGHT MLS
• 2016-12-13 Listed $149,000 MOMLS
• 2016-12-13 Listed $149,000 BRIGHT MLS
• 2015-09-22 Sold (Public Records) $104,500 Public Records
• 2015-08-31 Sold (MLS) $104,500 TREND
• 2015-08-31 Sold (MLS) $104,500 BRIGHT MLS
• 2015-08-27 Pending — TREND
• 2015-07-24 Listing Removed — BRIGHT MLS
• 2015-02-13 Listed $99,900 TREND
• 2015-02-13 Listed $99,900 BRIGHT MLS

Property tax history

+7.1%/yr

Latest (2025): $5,775 · +3.3% YoY. Source: county tax records.