89 Echohill Ln · Burlington, NJ 08046

$200,000

3 bd · 2.0 ba · 1,770 sqft · SingleFamily public records · 10 Days on market

Built 1967 6,996 sqft lot Est $363k · 45% under

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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 +29.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor Special! Opportunity awaits in the desirable Garfield East section of Willingboro. This 3-bedroom, 2-bath ranch-style home offers plenty of potential for investors, renovators, or buyers looking to create their vision. Featuring a functional single-level layout and a spacious footprint, this property is ready for updates and improvements to unlock its full value. Property is being sold strictly as-is. Buyer is responsible for obtaining the Certificate of Occupancy (CO) and completing any township requirements. Bring your imagination and your toolbox—this is a chance to transform a diamond in the rough into something special. Don't miss this value-add opportunity with endless

Key facts

• Single-level layout
• Spacious footprint
• 6,996 sq ft lot

Tags

• SINGLE-LEVEL LAYOUT
• SPACIOUS FOOTPRINT
• VALUE-ADD OPPORTUNITY

Property features AI

Finance

• Other: Ownership: Fee simple; Year built reported by assessor

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached single-family; Above-grade finished area reported by assessor
• Construction: Frame construction; Slab foundation; Above-grade and below-grade structures indicated
• Exterior features: Lot dimensions approximately 70 x 100

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Living area reported by assessor; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 10.7% vs local median 4.8% 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: Willingboro High School (math 2% / reading 37%, grade F, #354 of 399 statewide, top 89%, 842 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 155 active listings in the ZIP; 13 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).
• This rent runs 38% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: major flood risk; 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 $200,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.55% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.62%
• DSCR: 1.70
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $362,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Hampton Ln	0.33mi	3/2.0	1,843 (+4%)	1mo	$350,000	$190	77
71 Harrington Cir	0.34mi	3/2.0	1,843 (+4%)	2mo	$375,000	$203	76
78 Gainscott Ln	0.30mi	4/2.0 (+1)	1,705 (-4%)	2mo	$379,999	$223	74
15 Harrison Dr	0.40mi	3/2.0	1,843 (+4%)	3mo	$236,900	$129	72
47 Holstone Ln	0.49mi	3/2.0	1,843 (+4%)	1mo	$350,000	$190	70
10 Hancock Ln	0.71mi	3/2.5	1,799 (+2%)	1mo	$415,000	$231	61
86 E River Dr	0.29mi	4/2.0 (+1)	1,573 (-11%)	3mo	$265,000	$168	61
1 Hawley Pl	0.36mi	4/2.0 (+1)	1,999 (+13%)	0mo	$466,000	$233	56
64 Gamewell Ln	0.36mi	4/2.0 (+1)	1,999 (+13%)	2mo	$446,000	$223	56
14 Mayapple Ln	0.63mi	4/2.0 (+1)	1,624 (-8%)	0mo	$332,999	$205	52
20 Huntington Ln	0.59mi	4/2.0 (+1)	1,562 (-12%)	0mo	$335,000	$214	48
21 Glenview Ln	0.70mi	4/2.0 (+1)	1,913 (+8%)	1mo	$255,000	$133	48

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $14,274
• Equity at exit: $29,821

10-year hold

• IRR: 16.0%
• Equity multiple: 2.31×
• Total profit: $73,240
• Equity at exit: $17,292

Cash invested: $56,000 (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 08046

• Active inventory: 155
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,096 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$584 /mo · $7,013/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $729

Break-even live

Break-even rent $2,173

Max offer price $200,000

Occupancy floor 71%

Sensitivity live

Price	-10% $842	-5% $786	+0% $729	+5% $672	+10% $616
Rent	-10% $484	-5% $607	+0% $729	+5% $851	+10% $974
Rate	-1.0pp $830	-0.5pp $780	base $729	+0.5pp $677	+1.0pp $624

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Elridge Ln Willingboro, NJ	3.0	2.0	1350	$2,650	$1.96	0d	1	0.21mi
89 Hampshire Ln Willingboro, NJ	4.0	2.0	1562	$3,400	$2.18	11d	1	0.69mi
89 Oakcrest Ln Westampton, NJ	2.0	1.5	1358	$2,500	$1.84	0d	1	0.78mi
10 Melville Ln Willingboro, NJ	4.0	2.5	1797	$3,000	$1.67	16d	1	0.81mi
12 Eleanor LN EASTAMPTN TWP, NJ	3.0	2.0	1500	$3,000	$2.00	0d	1	0.92mi
34 Hopkins Ln Willingboro, NJ	3.0	2.0	1696	$3,200	$1.89	0d	1	0.94mi
48 Marboro Ln Willingboro, NJ	4.0	2.0	1497	$3,995	$2.67	4d	1	0.98mi
4 Elliot Ln Westampton, NJ	3.0	2.5	1500	$2,900	$1.93	0d	1	0.98mi
1 Mystic Way Willingboro, NJ	4.0	2.5	1952	$2,950	$1.51	0d	1	1.05mi
62 Sharpless Blvd Westampton, NJ	3.0	1.5	1490	$2,275	$1.53	0d	1	1.09mi
29 Hinsdale Ln Willingboro, NJ	4.0	2.0	1570	$3,750	$2.39	0d	1	1.09mi
17 Bonnie Ln Willingboro, NJ	4.0	2.5	1797	$2,890	$1.61	25d	1	1.13mi
61 Pennant Ln Willingboro, NJ	3.0	2.0	1384	$2,800	$2.02	2d	1	1.42mi

Listing history 8 events

1. 2026-06-21
   days on market $200,000 Coming Soon 10 DOM
2. 2026-06-18
   days on market $200,000 Coming Soon 7 DOM
3. 2026-06-17
   days on market $200,000 Coming Soon 6 DOM
4. 2026-06-16
   days on market $200,000 Coming Soon 5 DOM
5. 2026-06-15
   days on market $200,000 Coming Soon 4 DOM
6. 2026-06-13
   days on market $200,000 Coming Soon 2 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   listed $200,000 Coming Soon 1 DOM

ⓘ 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: $7,013 · $584/mo
• Projected year-2 tax: $7,013 · $584/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 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: $37,148
• − Mortgage interest: −$11,203
• − Property taxes: −$7,013
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,972
• − Management: −$2,972
• − Depreciation: −$5,818
• Taxable income: $6,170
• Est. tax owed @ 24.0%: −$1,481
• After-tax cash flow: $7,267/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

1 event — show timeline

• 2026-06-11 Coming Soon $200,000 BRIGHT MLS

Property tax history

+2.4%/yr

Latest (2025): $7,013 · +2.0% YoY. Source: county tax records.