8 Holton Ln · Burlington, NJ 08046

$364,900

4 bd · 2.5 ba · 1,871 sqft · SingleFamily public records · 24 Days on market

Built 1963 6,500 sqft lot Est $380k · 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 +14.3/30.0
• ARV discount +9.3/15.0
• 1% rule +4.7/10.0
• DSCR +4.3/10.0
• 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

Welcome to 8 Holton Lane in the desirable Hawthorne Park section of Willingboro—a spacious 4-bedroom, 2.5-bath Colonial offering comfort, functionality, and great potential to make it your own. Step inside to a bright and inviting main level featuring a formal living room and dining room, perfect for entertaining. The kitchen opens to a cozy breakfast nook, creating a seamless space for casual meals and gatherings. Just off the breakfast nook, you’ll find access to a charming 3-season room at the rear of the home—complete with a mini-split system, making it an ideal spot to relax and enjoy the outdoors with extended seasonal comfort. The main floor also includes a convenie

Key facts

• 6,500 sq ft lot
• Built 1963
• Listed 24 days

Property features AI

Exterior

• Parking: Asphalt driveway; Driveway parking
• Utilities: Public water; Public sewer; Natural gas available (heating and hot water); Phone available; Cable internet available
• Home design: Detached property; Frame construction
• Construction: Frame construction; Architectural shingle roof; Slab foundation; Built year source: Assessor
• Exterior features: Not in a federal flood zone; Lot dimensions approximately 65 x 100; Other structures above and below grade; Pets allowed with number limits

Interior

• Kitchen: Eat-in kitchen; Breakfast area
• Bedrooms: Four bedrooms on the upper level; Rooms include Living Room, Dining Room, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Sun/Florida Room, Kitchen, Breakfast Room, Utility Room
• Flooring: Carpet
• Bathrooms: Two full bathrooms (total on upper levels: 2); One half bathroom on main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Tub/shower; Walk-in shower; Breakfast area; Ceiling fans; Combination kitchen and dining; Dining area; Traditional floor plan; Eat-in kitchen; Master bath
• Laundry & utility: Laundry on main floor; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $66 ($798/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 $354k (3.0% below list).
• Recommended offer: $354k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: schools C-, 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.
• Market conditions: 155 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 43% 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 $3k of loan paydown is wiped out by about $11k 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 ($359k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $353,850 (3.0% below list)

Questions for the listing agent

1. Built in 1963 — 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: 0.97% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $379,813
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Harrington Cir	0.16mi	3/2.0 (-1)	1,843 (-2%)	2mo	$375,000	$203	81
1 Hawley Pl	0.16mi	4/2.0	1,999 (+7%)	0mo	$466,000	$233	79
15 Hampton Ln	0.25mi	3/2.0 (-1)	1,843 (-2%)	1mo	$350,000	$190	78
47 Holstone Ln	0.38mi	3/2.0 (-1)	1,843 (-2%)	1mo	$350,000	$190	72
10 Hancock Ln	0.51mi	3/2.5 (-1)	1,799 (-4%)	1mo	$415,000	$231	64
64 Gamewell Ln	0.49mi	4/2.0	1,999 (+7%)	2mo	$446,000	$223	62
78 Gainscott Ln	0.41mi	4/2.0	1,705 (-9%)	2mo	$379,999	$223	62
44 Myrtlewood Ln	0.62mi	4/2.5	2,082 (+11%)	2mo	$395,000	$190	51
69 Edgely Ln	0.75mi	5/— (+1)	1,959 (+5%)	2mo	$305,000	$156	50
31 Henderson Ln	0.67mi	3/2.0 (-1)	1,696 (-9%)	1mo	$280,000	$165	45
14 Mayapple Ln	0.69mi	4/2.0	1,624 (-13%)	0mo	$332,999	$205	44
35 Eagen Ln	0.68mi	4/2.0	2,113 (+13%)	2mo	$285,000	$135	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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-54,715
• Equity at exit: $54,408

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-41,458
• Equity at exit: $31,550

Cash invested: $102,172 (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: 8.6×

Monthly cashflow live

• Estimated rent: $3,538 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$663 /mo · $7,960/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$743
• Net cashflow: $66

Break-even live

Break-even rent $3,454

Max offer price $364,900

Occupancy floor 93%

Sensitivity live

Price	-10% $273	-5% $170	+0% $66	+5% $-37	+10% $-140
Rent	-10% $-213	-5% $-73	+0% $66	+5% $206	+10% $346
Rate	-1.0pp $250	-0.5pp $159	base $66	+0.5pp $-28	+1.0pp $-124

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Holbrook Ln Willingboro, NJ	5.0	2.0	2100	$3,750	$1.79	16d	1	0.24mi
16 Elridge Ln Willingboro, NJ	3.0	2.0	1350	$2,650	$1.96	2d	1	0.42mi
89 Hampshire Ln Willingboro, NJ	4.0	2.0	1562	$3,400	$2.18	11d	1	0.48mi
5 Burgess Ln Willingboro, NJ	5.0	2.0	1864	$4,500	$2.41	2d	1	0.72mi
34 Hopkins Ln Willingboro, NJ	3.0	2.0	1696	$3,200	$1.89	2d	1	0.75mi
41 Messenger Ln Willingboro, NJ	5.0	2.0	1497	$3,500	$2.34	6d	1	0.82mi
10 Melville Ln Willingboro, NJ	4.0	2.5	1797	$3,000	$1.67	16d	1	0.84mi
29 Hinsdale Ln Willingboro, NJ	4.0	2.0	1570	$3,750	$2.39	2d	1	0.89mi
17 Bonnie Ln Willingboro, NJ	4.0	2.5	1797	$2,890	$1.61	25d	1	1.07mi
1 Mystic Way Willingboro, NJ	4.0	2.5	1952	$3,000	$1.54	6d	1	1.09mi
4 Elliot Ln Westampton, NJ	3.0	2.5	1500	$2,900	$1.93	2d	1	1.11mi
48 Marboro Ln Willingboro, NJ	4.0	2.0	1497	$3,995	$2.67	4d	1	1.12mi
62 Sharpless Blvd Westampton, NJ	3.0	1.5	1490	$2,275	$1.53	2d	1	1.14mi
46 Beaverdale Ln Willingboro, NJ	5.0	2.0	1650	$3,450	$2.09	16d	1	1.16mi
48 Sandstone Ln Willingboro, NJ	4.0	2.0	1372	$2,700	$1.97	2d	1	1.45mi
61 Pennant Ln Willingboro, NJ	3.0	2.0	1384	$2,800	$2.02	2d	1	1.46mi

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-08
   listed $364,900 Active
3. 2026-04-03
   historical $364,900

ⓘ 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: $7,960 · $663/mo
• Projected year-2 tax: $8,523 · $710/mo
• Expected delta: +$563/yr (+$47/mo · 7.1%)

ⓘ 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: $42,462
• − Mortgage interest: −$20,440
• − Property taxes: −$7,960
• − Insurance: −$1,824
• − Repairs & maintenance: −$3,397
• − Management: −$3,397
• − Depreciation: −$10,615
• Taxable loss: −$5,172
• Est. tax savings @ 24.0%: +$1,241
• After-tax cash flow: $2,039/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

+0.0% since first listed

3 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-08 Listed $364,900 BRIGHT MLS
• 2026-04-03 Coming Soon $364,900 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2025): $7,960 · +2.0% YoY. Source: county tax records.