38 Mayapple Ln · Burlington, NJ 08046

$299,000

4 bd · 2.0 ba · 1,701 sqft · SingleFamily public records · 14 Days on market

Built 1961 6,500 sqft lot Est $349k · 14% 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 +22.8/30.0
• ARV discount +13.9/15.0
• DSCR +7.3/10.0
• 1% rule +6.7/10.0
• 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

Cape Cod Home 4-Bedrooms 2-Bath Price Below Market For Quick Sale Not Reponsiable For Township C. O.

Key facts

• 6,500 sq ft lot
• Built 1961
• Listed 14 days

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer (also lists public septic); Natural gas for heating, cooling, and hot water
• Home design: Detached property; Fee simple ownership
• Construction: Frame construction; Slab foundation; Above-grade and below-grade structures
• Exterior features: Lot approximately 65 x 100; No tidal water

Interior

• Bedrooms: Two bedrooms on the main level; Two bedrooms on the first upper level
• Bathrooms: One full bathroom on the main level; One full bathroom on the first upper level (two full bathrooms total)
• Heating & cooling: 90% efficient forced air heating (natural gas); Cooling system using natural gas
• Interior features: Accessible doors at least 32" wide

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 8.4% vs local median 4.6% 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: 151 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $2k of loan paydown is wiped out by about $9k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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 $95k; list at $299k implies a 215% gain — meaningful room to come down on a strong offer.

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 $299,000

Questions for the listing agent

1. Built in 1961 — 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: 1.17% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $348,705
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Mayapple Ln	0.09mi	4/2.0	1,624 (-4%)	0mo	$332,999	$205	88
78 Gainscott Ln	0.28mi	4/2.0	1,705 (+0%)	2mo	$379,999	$223	85
86 Medford Ln	0.44mi	4/2.0	1,737 (+2%)	0mo	$271,000	$156	76
10 Melrose Ln	0.63mi	4/2.0	1,725 (+1%)	3mo	$325,000	$188	66
67 Medford Ln	0.49mi	3/2.0 (-1)	1,624 (-4%)	1mo	$380,000	$234	64
15 Harrison Dr	0.33mi	3/2.0 (-1)	1,843 (+8%)	3mo	$236,900	$129	64
47 Holstone Ln	0.39mi	3/2.0 (-1)	1,843 (+8%)	1mo	$350,000	$190	62
4 Mariner Ln	0.71mi	3/2.0 (-1)	1,684 (-1%)	1mo	$350,000	$208	60
60 Pinafore Ln	0.68mi	4/2.5	1,797 (+6%)	2mo	$362,000	$201	56
55 Babcock Ln	0.69mi	4/2.5	1,797 (+6%)	3mo	$440,000	$245	54
21 Glenview Ln	0.52mi	4/2.0	1,913 (+12%)	1mo	$255,000	$133	54
38 Hamilton Ln	0.68mi	5/2.0 (+1)	1,562 (-8%)	2mo	$335,000	$214	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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-15,073
• Equity at exit: $44,582

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $30,296
• Equity at exit: $25,852

Cash invested: $83,720 (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: 151
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,496 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$547 /mo · $6,568/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $522

Break-even live

Break-even rent $2,835

Max offer price $299,000

Occupancy floor 80%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Messenger Ln Willingboro, NJ	5.0	2.0	1497	$3,500	$2.34	5d	1	0.27mi
10 Melville Ln Willingboro, NJ	4.0	2.5	1797	$3,000	$1.67	14d	1	0.29mi
12 Holbrook Ln Willingboro, NJ	5.0	2.0	2100	$3,750	$1.79	14d	1	0.39mi
1 Mystic Way Willingboro, NJ	4.0	2.5	1952	$3,000	$1.54	5d	1	0.52mi
48 Marboro Ln Willingboro, NJ	4.0	2.0	1497	$3,995	$2.67	3d	1	0.56mi
16 Elridge Ln Willingboro, NJ	3.0	2.0	1350	$2,650	$1.96	1d	1	0.62mi
17 Bonnie Ln Willingboro, NJ	4.0	2.5	1797	$2,890	$1.61	24d	1	0.70mi
5 Burgess Ln Willingboro, NJ	5.0	2.0	1864	$4,500	$2.41	1d	1	0.71mi
89 Hampshire Ln Willingboro, NJ	4.0	2.0	1562	$3,400	$2.18	10d	1	0.84mi
46 Beaverdale Ln Willingboro, NJ	5.0	2.0	1650	$3,450	$2.09	14d	1	0.86mi
61 Pennant Ln Willingboro, NJ	3.0	2.0	1384	$2,800	$2.02	1d	1	0.89mi
34 Hopkins Ln Willingboro, NJ	3.0	2.0	1696	$3,200	$1.89	1d	1	0.97mi
51 Peacock Ln Willingboro, NJ	4.0	2.0	1372	$2,550	$1.86	1d	1	1.04mi
29 Hinsdale Ln Willingboro, NJ	4.0	2.0	1570	$3,750	$2.39	1d	1	1.11mi
48 Sandstone Ln Willingboro, NJ	4.0	2.0	1372	$2,700	$1.97	1d	1	1.14mi
124 Pennypacker Dr Willingboro, NJ	5.0	2.0	1624	$4,450	$2.74	1d	1	1.16mi
74 Plumtree Ln Willingboro, NJ	4.0	2.0	1624	$3,000	$1.85	1d	1	1.20mi
4 Elliot Ln Westampton, NJ	3.0	2.5	1500	$2,900	$1.93	1d	1	1.44mi
128 Rockland Dr Willingboro, NJ	3.0	1.5	1430	$2,500	$1.75	1d	1	1.44mi
23 Raleigh Pl Willingboro, NJ	3.0	2.0	1430	$2,600	$1.82	43d	1	1.47mi

Listing history 7 events

1. 2026-05-23
   historical
2. 2026-05-09
   listed $299,000 Active
3. 2023-09-13
   soldstatus $95,000
4. 2004-12-09
   soldstatus $122,500
5. 2004-11-30
   soldstatus $122,500 120-char remark

   Show marketing remark (120 chars)

   Cape Cod Home 4-Bedrooms 2-Bath Price Below Market For Quick Sale Not Reponsiable For Township C. O.

6. 2004-09-12
   historical 120-char remark

   Show marketing remark (120 chars)

   Cape Cod Home 4-Bedrooms 2-Bath Price Below Market For Quick Sale Not Reponsiable For Township C. O.

7. 2004-05-21
   listed $122,500 120-char remark

   Show marketing remark (120 chars)

   Cape Cod Home 4-Bedrooms 2-Bath Price Below Market For Quick Sale Not Reponsiable For Township C. O.

ⓘ 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: $6,568 · $547/mo
• Projected year-2 tax: $7,006 · $584/mo
• Expected delta: +$439/yr (+$37/mo · 6.7%)

ⓘ 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 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: $41,946
• − Mortgage interest: −$16,749
• − Property taxes: −$6,568
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,356
• − Management: −$3,356
• − Depreciation: −$8,698
• Taxable income: $1,725
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $5,845/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

+144.1% since first listed

7 events — show timeline

• 2026-05-23 Listing Removed — BRIGHT MLS
• 2026-05-09 Listed $299,000 BRIGHT MLS
• 2023-09-13 Sold (Public Records) $95,000 Public Records
• 2004-12-09 Sold (Public Records) $122,500 Public Records
• 2004-11-30 Sold (MLS) $122,500 BRIGHT MLS
• 2004-09-12 Listing Removed — BRIGHT MLS
• 2004-05-21 Listed $122,500 BRIGHT MLS

Property tax history

+1.6%/yr

Latest (2025): $6,568 · +2.0% YoY. Source: county tax records.