922 Pembrown Rd · Pemberton, NJ 08015

$155,000

2 bd · 1.0 ba · 706 sqft · SingleFamily public records · 115 Days on market

Built 1952 5,998 sqft lot $220/sqft · at area comps Est $161k · at est.

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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 +25.7/30.0
• ARV discount +9.1/15.0
• DSCR +8.6/10.0
• 1% rule +6.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL !!! 922 Pemberton Browns Mills Road is a 2 bedroom turnkey investment property located on the desirable front street of Sunbury Village, Pemberton Township. This is a easy to manage twin style home, yet still has all the essential amenities needed, such as long private driveway, large backyards storage shed, and very convenient to manage. The property is currently rented at $1,350/month with a long-term tenant who is now month-to-month, providing flexibility for rent increases or repositioning. With taxes under $2,000/year and insurance around $1,000/year, this property provides solid cash flow with the market rents going for $1,700–$1,800/month. Because the property is currently occupied. Showings are available by appointment only after an offer is submitted with proof of funds. The home is being sold in its current as-is condition, & presents an ideal opportunity for investors seeking a turnkey addition to their portfolio, under market value. Located near McGuire, Fort Dix, Lakehurst, this area benefits from consistent rental demand. The property may be purchased individually or as part of a bundle with the neighboring property, 920 Pemberton Browns Mills Road. Similar properties are also available if your seeking a bigger portfolio. This will not last long, inquire within!

Key facts

• Private driveway
• Large backyard
• 3 parking spots

Tags

• TURNKEY INVESTMENT PROPERTY
• PRIVATE DRIVEWAY
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.9% in Pemberton — 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 72/100 on livability (#217 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: cost of living C-, schools D-, amenities F.
• Pemberton Township School District (rural): math 12% / reading 38% proficiency, ranked #382 of 472 in NJ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 116 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 115 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.29%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (median comp): $160,732
• List price: $155,000
• Delta: -3.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Lemmon Ave	0.09mi	2/1.0	690 (-2%)	1mo	$177,000	$257	91
914 Pemberton Browns Mills Rd	0.04mi	2/1.0	690 (-2%)	6mo	$187,500	$272	89
912 Pemberton Browns Mills Rd	0.05mi	2/1.0	690 (-2%)	6mo	$187,500	$272	89
112 Kinsley	0.21mi	2/1.0	710 (+1%)	6mo	$175,000	$246	84
132 Lemmon Ave	0.15mi	2/1.0	705 (-0%)	10mo	$173,000	$245	84
142 Kinsley Rd	0.06mi	2/1.0	690 (-2%)	13mo	$134,000	$194	82
199 Kinsley Rd	0.26mi	2/1.0	705 (-0%)	9mo	$164,900	$234	80
128 Lemmon Ave	0.17mi	2/1.0	690 (-2%)	13mo	$165,000	$239	77
217 Kinsley Rd	0.34mi	2/1.0	690 (-2%)	10mo	$175,000	$254	72
220 Norcross Ln	0.35mi	2/1.0	690 (-2%)	21mo	$140,000	$203	62
123 Jane St	0.56mi	2/1.0	672 (-5%)	17mo	$235,000	$350	52
21 Jarvis St	0.75mi	2/2.0	759 (+8%)	17mo	$150,000	$198	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,407
• Equity at exit: $23,111

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $29,292
• Equity at exit: $13,402

Cash invested: $43,400 (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 08015

• Home prices YoY: -23.1%
• Active inventory: 116
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $372

Break-even live

Break-even rent $1,292

Max offer price $155,000

Occupancy floor 74%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Lemmon Ave Pemberton, NJ	2.0	1.0	705	$1,700	$2.41	1d	1	0.20mi
219 Kinsley Rd Pemberton, NJ	2.0	1.0	690	$2,000	$2.90	1d	1	0.35mi
224 Swarthmore Ct Pemberton, NJ	1.0–2.0	1.0	750	$1,300	$1.73	1d	2	1.08mi
198 W Hampton St Pemberton, NJ	2.0	1.0	750	$1,838	$2.45	1d	2	1.22mi

Listing history 7 events

1. 2026-06-02
   status $155,000 Pending 115 DOM
2. 2026-06-01
   days on market $155,000 Active 115 DOM
3. 2026-05-31
   days on market $155,000 Active 114 DOM
4. 2026-02-16
   status Active 1327-char remark

   Show marketing remark (1327 chars)

   INVESTOR SPECIAL !!! 922 Pemberton Browns Mills Road is a 2 bedroom turnkey investment property located on the desirable front street of Sunbury Village, Pemberton Township. This is a easy to manage twin style home, yet still has all the essential amenities needed, such as long private driveway, large backyards storage shed, and very convenient to manage. The property is currently rented at $1,350/month with a long-term tenant who is now month-to-month, providing flexibility for rent increases or repositioning. With taxes under $2,000/year and insurance around $1,000/year, this property provides solid cash flow with the market rents going for $1,700–$1,800/month. Because the property is currently occupied. Showings are available by appointment only after an offer is submitted with proof of funds. The home is being sold in its current as-is condition, & presents an ideal opportunity for investors seeking a turnkey addition to their portfolio, under market value. Located near McGuire, Fort Dix, Lakehurst, this area benefits from consistent rental demand. The property may be purchased individually or as part of a bundle with the neighboring property, 920 Pemberton Browns Mills Road. Similar properties are also available if your seeking a bigger portfolio. This will not last long, inquire within!

5. 2026-01-25
   historical 1327-char remark

   Show marketing remark (1327 chars)

   INVESTOR SPECIAL !!! 922 Pemberton Browns Mills Road is a 2 bedroom turnkey investment property located on the desirable front street of Sunbury Village, Pemberton Township. This is a easy to manage twin style home, yet still has all the essential amenities needed, such as long private driveway, large backyards storage shed, and very convenient to manage. The property is currently rented at $1,350/month with a long-term tenant who is now month-to-month, providing flexibility for rent increases or repositioning. With taxes under $2,000/year and insurance around $1,000/year, this property provides solid cash flow with the market rents going for $1,700–$1,800/month. Because the property is currently occupied. Showings are available by appointment only after an offer is submitted with proof of funds. The home is being sold in its current as-is condition, & presents an ideal opportunity for investors seeking a turnkey addition to their portfolio, under market value. Located near McGuire, Fort Dix, Lakehurst, this area benefits from consistent rental demand. The property may be purchased individually or as part of a bundle with the neighboring property, 920 Pemberton Browns Mills Road. Similar properties are also available if your seeking a bigger portfolio. This will not last long, inquire within!

6. 2026-01-16
   listed $155,000 Active 1327-char remark

   Show marketing remark (1327 chars)

   INVESTOR SPECIAL !!! 922 Pemberton Browns Mills Road is a 2 bedroom turnkey investment property located on the desirable front street of Sunbury Village, Pemberton Township. This is a easy to manage twin style home, yet still has all the essential amenities needed, such as long private driveway, large backyards storage shed, and very convenient to manage. The property is currently rented at $1,350/month with a long-term tenant who is now month-to-month, providing flexibility for rent increases or repositioning. With taxes under $2,000/year and insurance around $1,000/year, this property provides solid cash flow with the market rents going for $1,700–$1,800/month. Because the property is currently occupied. Showings are available by appointment only after an offer is submitted with proof of funds. The home is being sold in its current as-is condition, & presents an ideal opportunity for investors seeking a turnkey addition to their portfolio, under market value. Located near McGuire, Fort Dix, Lakehurst, this area benefits from consistent rental demand. The property may be purchased individually or as part of a bundle with the neighboring property, 920 Pemberton Browns Mills Road. Similar properties are also available if your seeking a bigger portfolio. This will not last long, inquire within!

7. 2019-08-06
   soldstatus $910,000

ⓘ 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: $1,718 · $143/mo
• Projected year-2 tax: $2,789 · $232/mo
• Expected delta: +$1,071/yr (+$89/mo · 62.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $21,158
• − Mortgage interest: −$8,682
• − Property taxes: −$1,718
• − Insurance: −$775
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$4,509
• Taxable income: $2,088
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $3,967/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: Pemberton Township School District
• NCES district ID: 3412810
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $60,951
• Composite: 23.0/100
• National rank: #7979
• State rank: #382 of 472 in NJ

Livability — Pemberton

• Score: 72/100
• State rank: #217
• US rank: #6053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,143

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 14% Black 13% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 3% Slovak 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica, South Korea
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 3% 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: ▼ -98.84%
• Current HPI: 329.1731
• 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

-83.0% since first listed

4 events — show timeline

• 2026-02-16 Relisted — BRIGHT MLS
• 2026-01-25 Listing Removed — BRIGHT MLS
• 2026-01-16 Listed $155,000 BRIGHT MLS
• 2019-08-06 Sold (Public Records) $910,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,718 · +6.1% YoY. Source: county tax records.